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HomeMy WebLinkAbout9 - New Contury Construction <.. .----- AGENDA NUMBER: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: DISCUSSION: "CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991" 9 HORST W. CONSIDER REZONING JULY 15, GRASER, DIRECTOR OF PLANNING COMPREHENSIVE PLAN AMENDMENT FOR NEW CENTURY CONSTRUCITON 1991 AND Mike Giles and Joe Mahoney (New Century Construction), have requested a comprehensive plan amendment and rezoning for approximately 70 acres of vacant land adjacent to and directly west of the "The Pond" athletic complex. The comprehensive plan amendment specifically requests the subject site be brought into the urban service area and designated low density residential. The rezoning would implement the comprehensive plan by changing the zoning from A-1 Agricultural to R-1 Residential. The subject site was annexed to Prior Lake earlier this ~ear (effective date May 14, 1991) in antic1pation of subdivision approval later this year. To expedite the matter, Staff scheduled the subdivision, rezoning, and comprehensive plan amendment contemporaneously. The Planning commission held the hearings on June 20, 1991, and concurred with Staff recommendations to amend the comprehensive plan and zoning ordinance as requested. The subdivision was tabled for additional information and detail. However, Staff is recommending that the comprehensive plan and zoning ordinance amendments continue through ~he hearing process. The comprehensive plan amendment must eventually be approved by the Metropolitan Council which could take up to 90 days. Time is critical since the developers would like to install the first phase improvements before frost this fall. Attached to this report, please find memorandum dated June 20, 1991 referencing Comprehensive Plan Amendment and reasoning. This parcel has appeared a the its before 4629 Dakota 51. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245 An Equal Opportunity Affirmative Action Employer ALTERNATIVES: RECOMMENDATION: ACTION REQUIRED: the Council on several occasions for various planning related issues. The detail found in the Staff Report will be au~ented with a Staff presentation. Keep 1n mind that approval for the Comprehensive Plan Amendment must be approved with condition of the Metropolitan Council's approval. The alternatives are as follows: 1. Approve the Comprehensive Plan Amendment and rezoning as re~ested subject to the Metropolitan Counc11's approval. 2. Continue the hearing process. 3. Deny the amendment and rezoning. Staff recommends Alternative #1. A motion to approve the Comprehensive Amendment and rezoning subject to Metropolitan Council's review and approval in order. Plan the is N :/2 ~'EC. II 1: /14R 22 ,.. .. ~~IItt~~~~r%i1~.f:m::=::::~:::::::::d ............................................................................ ..::~ - ~-'.llliliilillilillilllllillililiililiilllillili'lliilI' ..........I'FI~............. ~jjj~~~j~jjj~jf.~~!ffo/~~~~E]j~j~j~j~j~j~j~j~j -.=- r=":';':;"':;:~;;'! ! - - - - -l~~.."" . .. .. .. . . .. . . . . . . .. . .. .. .. . .. .........~j I ...... ~..:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:. 1-= ..::::~~1mrrrmr ...................... -"-- .._- ..._- .. "'---.--- ---. ! I ! ! ----:..::-. . , -- .... ..... _00 -- --...... - ...... -, , , , , , , , , , , ..... ...... ...- r- - ......-.....-. .... .... .. .. .... - .--....... -- --...--... ~---..--. ~. ~.:-=_.. -. : . I TtE POND A1K.ET1C COMPLEX (J COMPREHENSIVE PLAN AMENDMENT (J SUBDIVISION (I REZONING (I - ARIANCE ....- ... ..... CHANGE LAND USE FROM "OPEN SPACE" TO " "LOW DENSITY RESIDENTIAL" REZONE FROM A-I AGRlaJLTURAL TO R-l URBAN RESIDENTIAL VARIANCE NEEDED FOR aJL-DE-SAC'S TO BE LONGER THAN 500' SUBDIVIDE SITE FOR SINGLE FAMILY HOMES ....... . -- ce.... ~... .... .......-- - - -- N .0. "CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991" "WDRIDG" MEMORANDUM DATE: PLANNING COMMISSION HORST GRASER WOOD RIDGE COMPREHENSIVE PLAN AMENDMENT; REZONING; PRELIMINARY PLAT; AND VARIANCE JUNE 20, 1991 TO: FROM: RE: INTRODUCTION: The applicants, Mike Giles and Joe Mahoney, contract ~urchasers of about 70 acres of land recently annexed to the C1ty, have requested necessary approvals, amendments, and permits for Wood Ridge Estates. The subject site has been the focus of rigorous annexation hearings over the course of the last year. During this period, both the Planning Commission and Council became somewhat familiar with the site, its constraints and the developers conceptual development plan. The annexation became official May 14, 1991. The developers are actively seeking all necessary approvals to permit the installation of the first phase of improvements before winter. To expedite the matter Staff has scheduled all public hearings to be held contemporaneously since the issues are interelated. COMPREHENSIVE PLAN AMENDMENT: The requested action by the developers is to amend the 1981 Comprehensive Plan by expanding the urban service area to include the subject site. Prior Lake is close to completing its comprehensive plan rewrite. One of the major components of the plan is to establish the year 2010 urban service area. In anticipation of the annexation earlier this year, staff has already included the subject parcel in the proposed 2010 urban service area (see attached map; re: proposed urban service area) . Prior Lake's current urban service area totals 4,273 acres, the majority of which lies between the lake and County Road 42. Development in this area has been slow to occur perhaps due to the large size of the available parcels and the unwillingness of property owners to sell. The largest addition to Prior Lake's 2010 urban service area is 300 acres adjacent to and directly north of County Road 42 (Vierling property). However, this site is at least 8 years away from development and is scheduled for industrial use. The other urban service area expansion north of 4629 Dakota 51. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245 An Equal Opportunity/Affirmative Action Employer the lake includes about 140 acres comprised of smaller parcels lying directly northwest of the intersection of 154th street and County Road 21. The subject site is definitely a devIsed InclusIon In the ~OlO urban service area because of its current development potential. Prior Lake's lot supply has dwindled to less than 150 lots. This proposal would add about 40 single family lots per ~ear over a 4 year period to Prior Lake's inventory. The City Eng1neer has reported that utilities are available and of capacity to expand the urban service area as proposed. staff recommends the Planning recommend to the city council to proposed by the developers and low density residential. Commission adopt a motion to expand the urban service area as to designate the land use map as REZONING: Land areas annexed or merged to the City shall be classified as A-1 Agricultural until such a time the City Council may rezone the added land area to the appro~riate classification (Zoning Code Section 1.2). When the subJect site was annexed in May of this year it was automatically designated A-1 Agricultural. The applicants have petitioned to rezone the subject site to R-1 single family residential. The markets in Prior Lake clearly call for single family residential. The developer is not interested in pursuing other opportunities or densities. Prior Lake's building activities and starts have virtually all been single family. From a land use relationship the property could foster a number of different densities. Higher densities could be develo~ed along the north and east border of the site with lower densit1es to the west. However, the market for higher density is non existent which eliminates the possibility of a PUD. Staff recommends that the Planning Commission rezone the subject property to R-1 single family. PRELIMINARY PLAT AND VARIANCE: Wood Ridge Estates is a 70 acre planned single family development consisting of 155 lots, streets, and open space. It will be a part of a neighborhood that is bordered by The Pond Athletic Complex on the east, Crystal Lake on the west, and B-3 commercial district on the north. The southern boundary will be defined by an east west collector street at a future date. The subdivision ordinance requires the developer to incorporate the site's positive features and eliminate or minimize the influence of the sites constraints. The insight into design is critical in achieving a desirable end product. However, it appears that the engineer responsible for technical support and the planner responsible for design were not well coordinated. Although the site design is basically sound the grading appears to undue what design was trying to create. The site has a number of important natural features and o~portunities. First and foremost it is located within walking d1stance of shopping, essential services, and a community park. The design must reflect pedestrian traffic connectin9 these features. On the east side of the site is a 200 foot corr1dor of mature trees consistin9 of maple, oak, and elm. This significant and neighborhood ident1fying feature must be used to separate the active athletic complex from the R-1 neighborhood. The grading plan indicates the vast majority of this "Wood Ridge" will be eliminated. The developer must be more sensitive to this relationship. The pond in the northwest corner of the site is significant and therefore site design must reflect shared values. The developer has designated open space between the roadway and pond. The park department has requested park land sufficient for a walkway adjacent to the pond with a destination of the athletic fields. Mushtown Road is a township road with a gravel surface that has a possibility of high speed and high volumes of traffic. The lot depth along Mushtown Road should be at least 150 feet in depth. Screening and a berm is indicated for lots along 170th Street, but nothing is shown for land use separation between the B-3 and R-1 Zone in Block 1. Although there are not many steep slopes in this site they should be located accurately and respected. It would appear that Lot 30 Block 2 ,and Lot 1, Block 12, is unbuildable because of steep slopes. It appears this area needs to be reworked to reflect steep slopes. Lot 1, Block 14, is a large lot but relatively isolated by the trail and street system. It would become more desirable if added to Block 4 as Lot 16. pondview Trail calls for a cul-de-sac outside the development. An easement must be provided to the city. Lots 1 and 2, Block 3 appear too shallow to accommodate a home and trail. At minimal they should be combined. The accuracy of this area is questioned therefore the street and corner of lots should be staked to gain a visual relationship. The tree cover to the west of Block 1 should also be shown. It is desirable to have the buffer lots in Block 1, 150 feet in depth. Lot 2, Block 9, is a butt lot and must be 96 feet in width. Lot 1, Block 6, should be eliminated since it produces an undesirable park design. Oakwood Circle is a cul-de-sac in excess of 500 feet and will require a variance. Given the circumstances this is an accepable situation. RECOMMENDATION: Attached to this memorandum are the reports from Parks, Engineering, and Building Departments which contain requests for change and additional detail. However, the positive aspect at this stage is that the hearing process has begun and we are closer to completion. Although detail is missing in some areas, we can take this opportunity to discuss and hopefully settle the final design of the site. I have asked all department heads to be present and prepared to comment. Even though this plan is not ready for preliminary plat approval, significant gains can be made.