HomeMy WebLinkAbout5E - Jeffers Pond 3rd Addn. Final PUD
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
MARCH 5, 2007
5E
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING THE FINAL PUD
PLAN FOR JEFFERS POND 3RD ADDITION
Introduction
Wensmann Realty has filed an application for approval of a final PUD plan for
Jeffers Pond 3rd Addition. The third phase of the Jeffers Pond development, to
be known as "The Village at Jeffers Pond," includes 4.57 acres located west of
CSAH 21, south of Fountain Hills Drive and east of Enclave Court. The
original plan called for development of 47 townhouse units; the revised final
plan is proposing development of 32 row townhouses, reducing the total units
by 15. The final plan also includes a platted lot for Fire Station II.
History
On January 18, 2005, the City Council adopted Ordinance #105-03 amending
the Zoning Ordinance to designate the entire 336 acres as a Planned Unit
Development. The ordinance listed the elements of the PUD as follows:
a. The PUD is a mixed-use development consisting of retail space and
offices, single family homes, residential condominiums, townhomes, senior
apartments, an elementary school site, a fire station site, transit station
site, and parks and trails.
b. The total number of units on the site will not exceed 693.
c. Density within the Shore land Tiers must be consistent with plans dated
January 18, 2005.
d. There will be a 50' wide buffer, measured from the Ordinary High Water
Elevation, around Jeffers Pond. This buffer will remain undisturbed with
the exception of 10' wide trail.
e. The elements of the plan will be as shown on the plans dated January 18,
2005, except for modifications approved as part of the final PUD plan.
The ordinance also required the following conditions be incorporated into the
final plans:
a. Maintain a 50' wide buffer around the OHW of Jeffers Pond. With the
exception of a 10' trail, this buffer should remain undisturbed.
b. No grading or other disturbance may take place within the identified bluff.
All structures must meet the minimum bluff setback requirements.
c. The developer must provide space to accommodate an 8,000 square foot
fire station and at least 20 parking spaces. The specific location for this
site will be determined as part of the final plan phase.
www.cityofpriorlake.com
L:\07 FILES\07 PUD'S\Jeffers Pond 3rd (rlY~bo~~~tJg~4~if.4~!!8o~Dpcfx 952.447.4245
d. The plan must include an active recreation park consisting of at least 4.6
acres of usable, relatively flat upland.
e. The developer must provide funds for a future traffic signal. These funds
will be escrowed as part of the development contract.
f. The overall theme must be refined and incorporated into the final plans.
Jeffers Pond 3rd Addition is the third phase of the overall development. The
entire Jeffers Pond development is a 336 acre mixed use development. The
first phase of the development, constructed in 2005, included lots for 96 single
family homes, 67 townhomes, the school site and the park. Jeffers Pond 2na
Addition included 5.16 acres to be subdivided into lots for 23 single family
detached dwellings. The third phase includes lots for 32 townhouses and Fire
Station II.
In October, 2006, the City Council approved a revised final plan for this area
that included the development of 32 row townhouses, reducing the total units
by 15. The final plan also included a platted lot for the future fire station. This
final plat was never recorded, and expired in January, 2007.
Wensmann Realty has resubmitted an application for approval of the third
phase. The new proposal includes 32 townhouse units and the fire station
site. The units have been changed in this new proposal from a split level, row
house design to 30, one-story units and 12, two-story units. The revised plan
also increases the impervious surface within the area.
The Planning Commission considered the final PUD plan at a public hearing
on February 12, 2007. The Planning Commission recommended approval of
the final PUD plan.
Current Circumstances
Wensmann Realty, Inc., is proposing a modification to the approved final plan
for the third phase of this development. The original plan called for 47 back-to-
back townhouse units in 3- to 8-unit buildings in this area, called the Station.
Market prices were expected to range from $175,000 to $210,000. The
revised plan calls for 30 one-level townhouse units and 12 two-story units, and
a lot for Fire Station II. The proposed townhomes are in 4 and 6-unit buildings.
The homes are slab on grade with attached garages. The average price range
is expected to be $200,000 to $250,000. Sample building elevations are
attached to this report. A homeowner's association will be established and will
be responsible for maintenance of the private street, lawn care, snow removal,
and exterior building repairs and maintenance.
The revised plan still reduces the number of units within the Station by 15, and
reduces the total amount of impervious surface. The impervious surface in the
2007 plan is greater than that in the 2006 plan; however, it does not exceed
the overall impervious surface. The plan also includes a 1.29 acre parcel
which will be deeded to the City as the site for Fire Station II.
Streets: One new public street, Station Place, will be dedicated to provide
access to the fire station site. This street was originally intended as a private
street, but has been changed to a public street since the City will need to
L:\07 FILES\07 PUD'S\Jeffers Pond 3rd (revisionNeffers 3 pud cc report.DOC
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 07 -xx
A RESOLUTION TO APPROVE A PLANNED UNIT DEVELOPMENT FINAL PLAN TO BE KNOWN
AS JEFFERS POND 3RD ADDITION
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
Motion By:
Second By:
Wensmann Realty, Inc., has submitted an application for a Planned Unit Development
Final Plan to be known as Jeffers Pond 3rd Addition; and
The Prior Lake Planning Commission considered the proposed Final PUD Plan on
February 12, 2007; and
The Planning Commission found the Final PUD Plan to be in substantial compliance
with the approved preliminary plan and recommended approval of the Final PUD Plan;
and
The Prior Lake City Council considered the proposed Final PUD Plan on March 5,
2007; and
The City Council finds the Final PUD Plan in substantial compliance with the approved
Preliminary PUD Plan; and
The City Council finds the PUD Final Plan is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The Recitals set forth above are incorporated herein.
2. The Planned Unit Development Final Plan is hereby approved subject to the following conditions
a) The Final Plat and Development Contract must be approved by the City Council.
PASSED AND ADOPTED THIS 5TH DAY OF MARCH, 2007.
YES
NO
Hauaen Hauaen
Hedbera Hedbera
Erickson Erickson
leMair leMair
Millar Millar
Frank Boyles, City Manager
ren >P'!ijmr~.'City6fPriorlake.com
Phone 952.447.4230 / Fax 952.447.4245
JEFFERS POND 3RD
LOCATION MAP
N
+
Revised IPUt)
"The Village at Jeffers Pond"
Jeffers Pond 3rd Addition
January 12, 2007
Developer:
Mr. Herb Wensmann
Wensmann Realty, Inc
1895 Plaza Drive #200
Eagan, MN 55122
651-406-4400
Engineering :
Pioneer Engineering
Mr. Nick Polta, Mr. John Larson
2422 Enterprise Drive
Mendota Heights, MN 55120
651-681-1914
BACKGROUND:
Wensmann Realty, Inc received preliminary plat/ preliminary PUD approval
for the former Jeffers Estate in January 2005 after almost 6 years of
planning. Several goals of the 2020 vision plan were designated on this
property and are becoming a reality. These public features included a
future elementary school, fire station, nature park and expanded trail
system. In addition to the large nature park, a neighborhood recreational
facility has also been dedicated to serve the immediate neighborhoods.
In October 2002, the DNR approved the reclassification of the Jeffers
Pond from Natural Environmental (NE), to Recreational Development (RD).
This approval was contingent upon a publicly owned natural vegetation
buffer, use of motorized watercraft and private docks prohibited, designing
the development to preserve the steep slopes and trees, and that storm
water retention ponds and infiltration basins be utilized to lessen the impact
of storm water on the water quality of Jeffer's Pond.
The City of Prior Lake City Council reviewed a request in November 2002 to
re-zone the northern 160 acres from C-BO Business Office Park and R-
L/MD Low to Medium Density residential to R-HD High Density residential
uses. The draft proposal called for 950 housing units. Replacing the lost
commercial base in other parts of the city were issues discussed with the
proposed re-zoning of the development.
In January 2004, Wensmann Realty, Inc. began investigating the possibility
of re-designating the high visibility corner of CSAH 21, and CSAH 42 to a
commercial use as it was in 2002. The 160 acres in the northern portion of
the development area was assigned to Wensmann Realty for development
rights and a re-design of the property began.
With the large land area and number of units involved, the EA W threshold
was again met which required significant engineering and environmental
reviews to be performed. The EA W was completed in the Fall of 2004, with
the EA W approved and accepted in December 2004.
Preliminary plat / preliminary PUD public hearings were completed, with
approvals in January 2005.
Grading plans submitted were approved and grading permits were issued in
April 2005.
In June 2005, the Phase 1 final plat and Final Phase 1 PUD plans were
approved. Public utilities and streets were installed during the construction
season, with additional infrastructure improvements scheduled for 2006.
The School District purchased the property for the new elementary school
site and began construction in June 2005.
In August 2006, the Prior Lake City Counci I approved the second phase of
the development, Jeffers Pond 2nd Addition, for 23 detached townhomes
located on Outlot Q of the Jeffers Pond 1st Addition. This approval was the
first in a series of additional phasing approvals.
In October 2006, final Phase three PUD and and final plat approval was
granted for the Jeffers Pond Third Addition. However, due to market
changes we have revised the building design and are re-submitting with the
proposed revisions.
PROPOSAL
Jeffers Pond Third Addition
The proposal is a minor change in product type previously proposed.
The new plan does not change the density previously approved, but
does slightly increase the impervious surface of this proposed Phase
3.
The previous product was a split level, row townhome design. The
revised plan calls for 30 one-level and 12 main floor master, two-story
homes for a total of 32 townhomes. This product change will fill a
void in the empty nester / single owner market for one-level
townhomes at an affordable price. Prices will range from $200,000 to
$250,000 which fills a need not currently available for sale.
The townhomes wi II have a homeowners association that wi II be
responsible for lawn care, snow removal and exterior building repairs
and mai ntenance.
The change will have no impact to the proposed location of the new
Fire Station.
Best management storm water practices will be observed and
recommendations by the Prior Lake Spring Lake Watershed district to
additional reduce impervious surface have been implemented in the
plan.
Homes are either one or two story designs. The two-story design
helps minimize the size of the building by creating a variety of
changes in height of the roofline. Building elevations are enclosed.
Building and Site Design PUD Requirements
The PUD ordinance call for building and site designs that enhance the
aesthetics of the site and that are harmonious with the surrounding
land uses.
1 . The design shall consider the whole of the project and shall
create a unified environment within the boundaries of the project
by insuring architectural compatibility of all structures. efficient
vehicular and pedestrian circulation. aesthetically pleasing
landscape and site features. and efficient use and design of
utilities.
Each component of the project was previously designed to create a
unique niche within the site but also to transition harmoniously to the
surrounding area. Architectural design, landscape, ponds and natural
buffers will still be utilized as transitions to the different
components. . As a PUD, the site is designed with a comprehensive
road and utility system that provides a safe and efficient use of land
and services for the entire community.
2. The design of a PUD shall optimize compatibility between the
project and surrounding land uses. both exiting and proposed and
shall minimize the potential adverse impacts of the PUD on
surrounding land uses and the potential adverse effects of the
surrounding land uses on the PUD.
The change from the previously approved fi nal plat wi II not change the
number of units approved, and the change will not adversely affect
the surrounding homes. It will continue to be a gradual transition of
uses from the Fire Station, to a Medium density row townhome design,
to the single family homes in the previous Jeffers Pond 1st Addition
plat.
The reduction in units form the original PUD for in this phase will be
transferred to the mixed-use commercial component if needed. Net
transfer for this phase from the original PUD approval is 15 units.
3. If a project for which PUD treatment has been requested involves
construction over a period of time in more than two phases, the
applicant shall demonstrate that each phase is capable of
addressing and meeting each of the criteria independent of the
other phases.
The revised PUD is part of the staging plan previously approved with
the overall PUD. This phase of the PUD will be completed in one
construction season. Each additional phase con be developed
independently without impact to existing conditions or surrounding
areas. Each undeveloped phase will be contiguous to public facilities
and infrastructure. The dedication of the public lands and the
development of the varied housing types will meet the criteria
approved for this project.
4. Approval of a PUD may permit the placement of more than one
building on a lot.
This does not apply to this area. The units will be platted on individual
lots, with three common element lots. (private streets and open space)
5. A PUD in a Residential Use District shall conform to the
requirements of that Use District unless modified by the following
or other provision of the ordinance.
Jeffers Landing is a site that has several development restrictions
and requires flexibility of the city ordinances to provide the benefits
as previously presented. The project was previously approved in
accordance to the intent of the PUD ordinance. Requested
modifications were previously addressed as part of the PUD. No
additional modifications are being requested under this revision.
Closing:
In closing, we are again asking for your consideration and support of this
slight change in the previously approved PUD modification and final plat.
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JEFFERS POND 3RD ADDITION
GRADING, UTILITY AND STREET CONSTRUCTION PLANS
PRIOR LAKE, MINNESOTA
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COVER SHEET
I. COVER SHEET
2. DEMOLmON & REMOVAL PLAN
3. SANITARY SEWER AND W ATERMAIN
4. STORM SEWER
5. STREET CONSTRUCTION
6. STREET SIGN & UGHTING PLAN
7. DETAIL PLATES - CITY OF PRIOR LAKE
8. DETAIL PLATES - CITY OF PRIOR LAKE
9. GRADING AND EROSION CONTROL
10. GRADING DETAILS
1$-1. LANDSCAPE PLAN
1$-2. LANDSCAPE PLAN
P-I. FINAL PLANNED UNIT DEVELOPMENT AMENDMENT #2
S-I. SHORELAND TIER EXHIBIT AMENDMENT #2
D-I. DEVELOPMENT PLAN AMENDMENT #2
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GRAPHIC SCALE IN FEET
JEFFERS POND 3RD ADDmON
PIUOI. UXE, MINNESOTA
LlOF2
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_:: FOUNDATIONLANDSCAPEPLAN
PLANT SCHEDULE
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~v 10 1 12
!!r " Ie 22
~ 1 10 10
.MIS 10 10 10
~ ~ M ~
FOUNDAlKlN PlANTIfGS 10 BE EDGED 'MlH LAHDSCAPE GRADE Bl..ACK VHYl.. EDGING
ROO< WlADt TYPE TO BE 0i0SEN BY 1ltLDER/IJEYELOF'ER
ROO( WlII.Dt TO BE 1NSTALlB) CMR &at BlAQ( POLY WEED SARRO
ROCk Wl.JLQt 10 BE INSTALLED A.T A ~ DEPTH
LANDSCAPE NOTES
_ 111[ ~_~-....T IlC-.GTSllIllK:ClM: ,__'IM[ ~.-_
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WENSMANN HOMES
1m PlAZA DRJVB
BAGAN, MINNSSOTA "122
I IEFPERS POND 3RD ADOmON I L2 J., 2
PIUOR LAXE, MINNESOTA I'
L__.J
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BtoB-BUILDlNG FOUNDA TlON TO
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11-11-ai
J,II.'o.<<i
-
-
PLANNED UNIT DEVELOPMENT
AMENDMENT 2
WENSMANN HOMES
III95P1..AZADR...STR200
EAOAN, MINNESOTA SSI22
Mendola Heights Office
I
I
I
~
I
I
~ ID
....IIIIiIIT1ALPOfl'TlONOl'THliDEY8.0,.....,.
CO_~I"OIIlTlOllOf'HEDEYELOPtIl!NT
TOTAL PIIOf'OIltD owaOPMSfT
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GRAPHIC SCALE IN FEET
TOTAi.
PROPOse
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.
,
,
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--
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ro'~
oaou ........ WEl'UMD Aft!A
.P. ". IETAItl.\ I.
m In 1'114
I,JIl,III 121 1,714
1,__ __ 1"'-
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f.l1l,m un.~ lM'.AI
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IMl'IlMOUIlAllEA ...IllYlOUIAIlM WUlYIOUlAllU. ~ AllU. M>fIltVtQUINlVt. ...EIMOUIAIIEA -.vIOUIMV. ....IBlYIOUIAltM IIIIP'EfIVIOUI
S. F. l.f. ... ... .r. ".. ,P. AltO.'.
I 0 "711 lIl,ZSI .,. 22.lfJ
I . Il,rM .. . , t:l'ai "'1031 ....,.
I tUM . &,fU ....,. . ft_ 71.121 u,oH
. ".lII4 . . n.2:N I . n,nT 40
II." la,110 . . 11.112 nu.. I ,..IU "'.1"
11." m._ lM.U. 212.111 lU,l4e ItAD I.un -.rn
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TOTAL AVWA!lU PMCBfI P_OIEO
_IIIlYIOUIAlIZA _~AMA
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TOTAL
"DOES NOT INClUDE PUBUC FlRE STATION
rI.~EE!~~3:.
],I'\IOAlolENDMENT"'_liEWoun.utO/lllf'fDSI'OND/IJllDIIl/IUIT/tG5
2.JIl:D~I2.N8Wovn.arG,fIl.IirrAnoNLOCA.11OM
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-
1.11.10-a'l
l.Hl<<i
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12.I<<lIi
,~
TOT~
,~..
.........
WENSMANN HOMES
189'sPl.AZA[)il.,SlllllXl
EAOAN,MJNNI!SOTASSlll
JEFFERS POND
mOR lAKE, MINNESOTA
\IlI2I9-U8VBt.Of'WEI'ITPlJ./\ISlI~DWO
S-10F 1
SHORELAND TIER EXHIBIT
AMENDMENT #2
=--=-,~~I:lO
(651)611.1'1'_1'-
1OIlSolo,o._I'I.W
~""IoOl""lJ
(lUllll-I_Pu.:1Il-111J
~:::-'::':'~'7 H_ ~_
:':"~Io~"~"'= 114/111. _ 0..____
MendotaHciJhtsQffice
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JHIIL
-1
JHh-
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\ ' '. \ ~;/\,\' ~
\ \ \0~;:~:2~
:'p;;~.;~\f:X(/>~ ~ =~~~~ 3RO AOrnnOO
~ FUTURE PHASES
---------
y;::::
//,<
MI>EO USE COMMERCIAL I
V ~:~~NHOMES I
OUllor G (JEFFERS
POND 300)
THE HOLLOW (JEFFERS
POt.02NO)
MAPLE POIN1E
THE SHORES
SINGLE FAML Y
PARKVEW TOWNHOMES
& PARKSIlE lOWNHOMES
APARlMENT
lHE ENCLAVE
PARK I CITY DEDCA lED
SCHOOl
FIRE STA OON
mTAL
o~I.~EE!~neering.
i~==::=~~,,~~~
1.PUDAMEN'DtoIEi'lT.l_tl!lWSllOIIllSBUaOII<<l.NBWIIOl.l.DWBUll.DlNG
~
1.11.1<<'"
J.Hl-<a
l_I~14-011.
r:::::::: I JEfFERS POND 2ND AODITIOO
-: -:.:.:-:- AMENOIrAENT 11
::.:....-=-.~>>llll MendotaHeightsOffice
(651_1-1'1__1'-
l..,aotIl'\<'.....~---'..,.
llI\UIII"_~,1II ....._..,___-..1
~~:':~\aa :.::::~...~~
12-14-011.
"~
~.
OVERALL DEVELOPMENT PLAN
AMENDMENT #2
WENSMANN HOMES
1m PV.ZA Oil., S11l200
EAOAN. MlNNIlSOTA "122
I ~
-JlL..
-
-r-
~
I
L
\.---.,
GROUND
TOTAl GROUND FLOOR AREA
UNITS AREA FLOOR AREA RATIO
"4 1,528,&24 277,676 18.16%
32 159,455 49,240 JO.88'll1
23 224,734 -48,363 21.52%
56 549,818 153,784 27.97%
.. 399.332 113.472 28.42%
39 964,118 140.~ '4.56%
105 571,363 170099 29.68% 8.01
204 .92258 88719 18.02% 18.05
38 370.438 80674 21.78% 4.47
o 7,912,104 0 o.()()'% 0.00
nla So45.995 52338 9.59% nla
nla 56.227 10000 17_79% nla
659 13,774,824 1,133.027 8.23% 2.08
674 UNITS APPROVED IN ORIGINAL PlANNED UNIT DE'vfl.OPMENT
ffi~SPOND3RDADDn10N
PRIOR LAKE. MINNESOTA
..-~~
~LT i
GRAPHIC SCALE U.l FEET
DENSI1Y
PARKING
STALLS
3.25
T.8.D
8.74
69
4.46
...
5_24
1.76
..
'88
'64
'56
420
419
'36
,.
IB.D.
20
1606
D-IOF I
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