HomeMy WebLinkAbout9 - PUD Status Report
"CCPUD"
AGENDA NUMBER:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
ACTION REQUIRED:
HERITAGE
1891
COMMUNITY
1991
2{(91
CUTJ.:xJfi
9
HORST GRASER, DIRECTOR OF PLANNING
RECEIVE P.U.D STATUS REPORT
JUNE 4, 1990
Attached for your information is a report
developed by the Planning Department to update
the Planning Commission and City Council on
the development status of PUD's within Prior
Lake.
Chapter 5-5-11 (D7e) of Prior Lake Cit~ Code
requires the Planning commission to reV1ew all
Planned Unit Development Districts within the
City at least once each year. The Planning
Commission is directed to submit a report to
the City Council on the status of each PUD
District in order to monitor progress. In the
event that the City Council would find that
development has not occurred within a
reasonable time after the original approval,
the City Council may instruct the Planning
Commission to initiate rezonin~ to the
original underlying zoning d1strict by
removing the Planned Unit Development District
from the Official Zoning Map.
The Planning Commission considered the
attached 1990 PUD Status Report on March 1,
1990 and May 17, 1990. Each PUD District was
reviewed and it was the consensus of the
Planning Commission that development within
each district is occurring at an acceptable
rate. The Planning Commission recommends no
action be taken concerning rezoning any of the
PUD Districts.
This report was prepared by staff for
informational pu~oses. No formal action is
required concern1ng the document unless
directed by the City Council.
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
HERITAGE
1891
COMMUNITY
'1991
wrJ.5f)K
2((91
PLANNING COMMISSION
MINUTES
MAY 17, 1990
The May 17, 1990, Planning Commission Meeting was called to order
by Chairman Kedrowski at 7:30 P.M. Those present were
Commissioners Loftus, Arnold, Kedrowski, Wells, Roseth, Director
of Planning Horst Graser, Associate Planner steve Hess, and
Secretary Rita Schewe.
ITEM I - REVIEW MINUTES OF PREVIOUS MEETING
An addition to the motion on page 3 was made;
MOTION BY LOFTUS, SECOND ROSETH, TO APPROVE THE AMENDED MINUTES
TO READ AS FOLLOWS: MOTION BY KEDROWSKI, SECOND BY WELLS, TO
APPROVE THE VARIANCE FROM SECTION 4.1N4 OF THE ZONING ORDINANCE
TO ALLOW A NEW SINGLE FAMILY HOME TO BE BUILT CLOSER THAT 330
FEET FROM AN EXISTING SINGLE FAMILY HOME AND WITHIN 50 FEET OF AN
ADJACENT FARM BUILDING CONTINGENT ON THE FOLLOWING CONDITION;
THAT THE APPLICANT SIGN AN AGREEMENT WITH THE CITY OF PRIOR LAKE,
NOT TO OCCUpy THE FARMHOUSE FOR RESIDENTIAL PURPOSES.
JUSTIFICATION BEING 330 FEET WOULD NOT BE DETRIMENTAL TO THE
HEALTH AND WELFARE AND FUTURE RESUBDIVISION EFFORTS OF THE
QUARTER/QPARTER SECTION.
Vote taken signified ayes by Kedrowski, Wells, Loftus, Arnold,
and Roseth. MOTION CARRIED.
ITEM II - WILLIAM SIMPKINS - PRIORVIEW PUD REVIEW
Mr. simpkins presented a status report on the priorview PUD.
There are 68 units of the original 106 completed which leaves 38
units unfinished. The developer, Mr. Steffens, is the owner of
the units constructed. The Simpkins family is seeking a buyer to
further develop the remaining land that was forfeited by Mr.
Steffens.
Consensus from the Commissioners is to leave the PUD as is to
allow another developer to explore alternatives.
ITEM II - PUBLIC HEARING - SUBDIVISION AMENDMENT SECTION 6-6-9
Public Hearing called to order at 8:00 P.M. Public was in
attendance.
Steve Hess presented
This amendment would
utilities to be placed
policy, the amendment
this amendment would be
information as per memo of May 17, 1990.
require all public. and se~i-public
underground. .This lS currently Staff
would make it a requirement. Approval of
a two-fold benefit. It would provide an
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447.4230 / Fax (612) 447.4245
PLANNING COMMISSION MEETING MINUTES
MARCH 1, 1990
PAGE 2
MOTION BY LOFTUS, SECOND BY WELLS, TO GRANT A 50 FOOT LAKESHORE
VARIANCE TO 4277 GRAINWOOD CIRCLE, LOT 13, GRAINWOOD PARK,
RATIONALE BEING THAT THERE IS A PRECEDENT FOR GRANTING 50 FOOT
VARIANCES IN THE GRAINWOOD AREA AND IT WOULD NOT BE DETRIMENTAL
TO GENERAL HEALTH AND WELFARE TO THE COMMUNITY.
Vote taken signified ayes by Wells, Kedrowski, Arnold, Roseth and
Loftus. MOTION CARRIED.
ITEM III - 1990 PUD STATUS REPORT - STAFF
Mr. Graser presented the status report on five PUD's in Prior
Lake.
1. "The Harbor" platted in 1977 to 1978 and developed in eight
phases is now 90% developed. No change in PUD zoning or
status is recommended.
2. "Priorview" is a more complex PUD and is not yet completed.
Mr. Graser suggested a meeting with the developer and Mr.
Steffens for a progress report and completion date.
MOTION BY KEDROWSKI, SECOND BY ARNOLD, TO DIRECT STAFF
THE FEE OWNERS AND MR. STEFFENS AND SCHEDULE A MEETING
DAYS FOR A PROGRESS REPORT AND COMPLETION DATE ON THE
PUD.
TO CONTACT
WITHIN 30
PRIORVIEW
Vote taken signified ayes by Kedrowski, Wells, Arnold, Roseth and
Loftus. MOTION CARRIED.
3. "Sand Pointe" was started in 1978 and is 88% developed. This
is a high density single family resident area. A boulevard
tree program has been started through Denny McWilliams for
the residents in Sand Pointe. No changes in PUD zoning or
status is recommended.
4. "Tower Hill" is in financial difficulties. These units were
overbuilt for the market in this area. Some have never been
occupied. No change in PUD zoning or status is recommended.
5. "Windsong" platted in 1983 was slow in developing. The lots
were larger and covenants required exclusive housin'1. A
change in the theme has been initiated and is now beg1nning
to develop at a faster pace. No change in PUD zoning or
status is recommended.
Mr. Graser stated that in future PUD's, a contract or a motion to
the minutes would be the procedure followed.
ITEM IV - ETHICS CODE DISCUSSION - STAFF
Council has requested the Planning Commission make changes in
CENSUS '90
.
"PUDRPT"
1990 PUD STATUS REPORT
PRIOR LAKE PLANNING DEPARTMENT
FEBRUARY 6, 1990
Chapter 5-5-11(D,7 e) of Prior Lake City Code requires the
Planning Commission to review all Planned Unit Development
Districts within the City at least once each year. The Planning
Commission is directed to submit a report to the City Council on
the development status of each PUD District in order to monitor
progress. In the event that the City Council would find that
development has not occurred within a reasonable time after the
original approval, the City Council may instruct the Planning
Commission to initiate rezonin~ to the original zoning district
by removing the Planned Unlt Development District from the
official Zoning Map.
The City of Prior Lake currently has five Planned Unit
Development Districts which are indicated on the attached PUD
INVENTORY MAP. The five districts are identified as follows:
1. PUD 7-76 The Harbor
2. PUD 82-12 Priorview
3. PUD 8-82 and PUD 4-83 Sand Pointe
4. PUD 12-16 Tower Hill Apartment East
5. PUD 5-83 Windsong on the Lake
This report will be broken down into five sections which relate
to each respective Planned Unit Development. A brief history of
the PUD will be outlined, followed b~ site data, current
development status and a recommendatlon pertinent to the
disposition of the PUD. A map of the individual PUD is provided
at the end of each section for reference.
1
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
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THE HARBOR PUD
PUD 7-76
HISTORY:
The Harbor PUD is located in the northeast quadrant of the City
in Section 30. The PUD has been developed in eight phases
incorporating eleven sin~le family and forty-four townhome units
with recreational amen1ties such as a sand beach, tennis court,
swimming pool, boat slips and lake access.
THE HARBOR
THE HARBOR 2ND ADDITION
THE HARBOR 3RD ADDITION
THE HARBOR 4TH ADDITION
THE HARBOR 5TH ADDITION
THE HARBOR 6TH ADDITION
THE HARBOR 7TH ADDITION
THE HARBOR BEACH ADDITION
SITE DATA:
Total Acres 15.72
Single Family Lots 11
Townhome Units 44
Number of Boat Slips
DEVELOPMENT STATUS:
Preliminary Plat - July 7 , 1977
Final Plat - July 25, 1977
Final Plat - June 2, 1980
Final Plat - August 9, 1982
Final Plat - February 4 , 1985
Final Plat - September 23, 1985
Final Plat - June 1, 1987
Final Plat - April 6, 1987
Final Plat - May 2, 1988
The Harbor PUD is fully developed with the exception of 4 single
family home lots in the first and second additions, 4 townhome
units in the Harbor Beach Addition, and 3 townhome units in The
Harbor 7th Addition.
RECOMMENDATION:
Development has occurred at an acceptable rate with over 90%
percent of the PUD developed as planned. No change in PUD Zoning
or status is recommended.
2
THE HARBOR
6TH
42
THE HARBOR
4TH
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PRIORVIEW PUD
PUD 82-l2
HISTORY:
Priorview PUD has a lengthy and complicated history. The
complexities are do to the fact that the PUD has been amended or
petitioned to be amended several times over its history. In
addition, the phases of the PUD are not consecutively numbered so
reference is made difficult. The original conceptual plan for
priorview PUD was approved by the City Council on December 6,
1982. The land area was rezoned to PUD 82-12 and is located in
the southwest quadrant of the City adjacent to Five Hawks Avenue.
The original conceptual plan was approved for 106 multifamily
units to be constructed at the site. Priorview 1st Addition was
platted for one 24 unit building and two 12 unit buildings. In
the fall of 1984, a lot split was approved to split one lot in
Priorview 1st Addition into two equal halves in order to
construct two 12 unit buildings instead of the 24 unit building.
The second phase of the priorview PUD is referenced as "priorview
Townhomes (Phase 3A)." This phase of the development consists of
twenty townhome units. This phase received Preliminary Plat
approval from the Planning Commission and City Council contingent
upon nineteen items. A Developers Agreement was entered into by
Tom Steffens and the City for construction of roads and
utilities. On July 4, 1985 a building permit was issued to the
land for development of one four unit townhome. On October 30,
1985, a second building permit was issued for construction of a
five unit building. At this point in time, it was a policy of the
City to issue building permits to townhome developments prior to
final plat in order that exact locations of building foundations
could be established.
Shortly after the first nine units were completed, Mr. Steffens
approached the City council on November 12, 1985 to obtain
occupancy permits for the units. The City Council denied
occupancy permits for the units until all street improvements for
the project were complete. The City Council did not require
final plat approval as a condition of issuance of occupancy
permits for the units in Phase 3A.
Final Plat approval for priorview Townhomes Phase 3A is still
pending. Reasons which complicate this issue are as follows:
1. City Council granted occupancy permits prior to final plat
approval.
2. The street right-Of-way was dedicated via easement rather
than via a platting process.
3. All internal roadways are private.
4. The units were to be rented and deeds for individual units
were not an issue.
3
5. Mr. Steffens acknowledged the ~latting requirement and he
knew that a final plat was requ1red before continuing to the
next phase of the PUD.
6. Perhaps the Developer had trouble getting release from the
Simpkins who are fee owners of the property.
7. Staff has followed the procedure of issuin9 permits and then
platting townhomes numerous times without 1ncident. Perhaps
the developer was given too much latitude. All of the
buildin'1 permits were issued in a four month period but
complet1on of the last units was not until 1988.
In March of 1987, Mr. Steffens applied for a major amendment to
the PUD involving changing the zoning district of the PUD from
R-2 to R-3 in order to increase density of the remaining land.
The amendment also involved additional land (Holly Court). There
was considerable opposition by the public to the amendment and it
was subsequently denied by the Planning Commission on March 19,
1987. Mr. Steffens did not submit the application to the City
Council for review.
PRIORVIEW CONCEPT PLAN
Final Plat - December 6, 1982
PRIORVIEW 1ST ADDN
Preliminary Plat - July 18, 1983
Final Plat - August 8, 1983
PRIORVIEW TOWNHOMES PHASE 3A Preliminary Plat - April 1, 1985
SUMMARY OF BUILDING PERMITS
# OF UNITS
4
5
5
6
PERMIT #
85-166
85-198
* 85-294
* 85-295
EXPIRED
DATE ISSUED
7-8-85
8-6-85
11-12-85
11-12-85
REISSUED
YES
YES
11-30-87
12-04-86
* Conditional Occupancy Permits Issued
SITE DATA:
Total Acres
Multifamily
17.45
106
DEVELOPMENT STATUS:
Priorview PUD is developed with 68 multifamily units which
consists of approximately 64% percent of the PUD. Phase 3A is
developed with 20 of the 68 units and has yet to receive final
plat approval. No further building permit activity or platting
activity has taken place since 1985.
4
RECOMMENDATION:
The status of this PUD should be reviewed in detail to
determine the disposition of the PUD. It is not certain whether
the original developer, Tom Steffens, maintains control of the
land. The Concept Plan should be reviewed in terms of the
Comprehensive Plan and adjacent land use. Rezoning or continued
existence of the PUD should be determined by the City C9uncil
with the assistance of further review by Legal Counsel, Planning
Commission and staff.
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SAND POINTE PUD
PUD 8-82 AND PUD 4-83
HISTORY:
Sand pointe PUD is located in the northeast quadrant of the City,
south of County Road 42. The PUD has been developed in five
phases incorporating single famil~ lots with recreational park
land. The original PUD was proposed 1n 1975 and incorporated 1044
housing units with commercial and institutional land uses. The
PUD was modified in 1978 to include a mixture of single and
multifamily units. In 1982, the PUD was modified to delete the
multifamily housing concept in order to utilize the PUD for
single family homes. In the early 1980's several amendments were
approved for the PUD which ultimately changed its original mixed
use plan to a single family residential subdivision.
SAND POINTE CONCEPT PLAN
Preliminary Plat - July 6, 1978
Final Plat - April 2, 1979
Final Plat - July 22, 1982
Final Plat - April 25, 1983
Final Plat - June 20, 1983
Final Plat - September 23, 1985
SAND POINTE 2ND ADDN
SAND POINTE 3RD ADDN
SAND POINTE 4TH ADDN
SAND POINTE 5TH ADDN
SITE DATA:
Total Acres
Single Family Lots
DEVELOPMENT STATUS:
110.4
294
Sand Pointe PUD is 88% percent developed with sin~le family
homes. Approximately l2 lots remain in the 5th addit1on, and 24
lots remain in the 4th addition. Sand pointe 2nd and 3rd
additions are fully developed with the exception of one vacant
lot. The City has coordinated a tree planting program with
Develo~er, Dennr McWilliams. In the spring of 1990, Mr.
McWill1ams will d1stribute one tree to homeowner in the PUD that
requested one. In addition, trees will be planted along Crest
Avenue to provide the appearance of a boulevard.
RECOMMENDATION:
Development has occurred at an acceptable rate with only 12%
percent of the PUD vacant. No change in PUD zoning or status is
recommended.
6
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SAND POINTE PUD
PUD 8-82 AND
PUD 4-83
VACANT LOTS.
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TOWER HILL APARTMENT EAST
PUD 12-16
Tower Hill Apartment East PUD
quadrant of the city. The
consists of a 68 unit, three
several amenities including:
fountain, gazebo, underground
dryers in each unit.
is located in the southeastern
PUD was developed in one ~hase and
story apartment build1ng with
swimming pool, sauna, whirlpool,
heated garage and washers and
SCHEMATIC PLAN APPROVAL
PRELIMINARY PLAT APPROVAL
FINAL PLAT APPROVAL
December 16, 1985
January 27, 1986
September 15, 1986
SITE DATA:
Total Acres
# Multifamily Units
3.55
68
DEVELOPMENT STATUS:
The Tower Hill Apartment East PUD is fully developed as proposed.
RECOMMENDATION:
Development of the PUD has occurred as proposed. No change in PUD
zoning or status is recommended.
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WINDSONG PUD
PUD 5-83
HISTORY:
Windsong PUD is located in the center of the City, east of County
Road 21. The site originally received preliminary plat approval
in 1979 for forty eight single family lots to be known as Prior
Highlands. The developer, Visions VIII did not pursue final plat
approval.
The site was purchased by Sunny Enterprises in 1983 and platted
as a PUD with large single family lots and a private equestrian
club. In 1986, H & H Land Development requested an amendment to
the PUD to add two lots and boat slips and to change the
equestrian concept to lakeshore recreation and golf greens. In
1988, the PUD was again amended to convert the area reserved for
golf greens to twelve residential lots.
The existing PUD is planned for 38 single familr lots with a
variety of recreational amenities including: tennlS court, hiking
trail, horse shoe court, volley ball court, picnic shelter, boat
access, sand beach and seasonal docks for 20 boat slips.
WINDSONG PUD Preliminary Plat - June 13, 1983
Final Plat - March 12, 1984
WINDSONG PUD AMENDMENT Preliminary Plat - April 4, 1988
Final Plat Extension - April 4, 1990
SITE DATA:
Total Acres
Single Family Lots
33.36
38
DEVELOPMENT STATUS:
Windsong PUD has been slow to develop primarily due to market
interest for larger, more exclusive housing in Prior Lake.
Approximately 15 lots or 57% of the PUD is vacant. In addition,
the 1986 amendment to change the golf greens to 12 lots has yet
to receive final plat approval. The developer was granted a
twelve month extension for submission of final plat by the City
Council. The extension expires as of April 4, 1990. Staff has
contacted H & H Development to inform them of the extension
deadline and has been advised that the developer may submit final
plat for the remaining twelve lots.
8
RECOMMENDATION:
The Windsong PUD has developed in a slow but consistent manner.
The developer has suggested that final ~lat of the remaining
twelve lots is under consideration. In preV10US discussions with
the developer, staff was informed that this PUD is anticipated to
develop over a period of at least eight to ten years. The PUD is
an example of qualitr development in Prior Lake which is
consistent with exist1ng ordinances and the Comprehensive Plan.
No change in PUD zoning or status is recommended.
9
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