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Home My WebLink About5B Northwood Meadows PUD Amend 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 PLANNING REPORT AGENDA ITEM: SUBJECT: PRESENTER: PUBLIC HEARING: DATE: 5B CONSIDER A REQUEST FOR APPROVAL OF AN AMENDMENT TO THE PLANNED UNIT DEVELOPMENT FINAL PLAN FOR NORTHWOOD MEADOWS JANE KANSIER, PLANNING DIRECTOR X YES NO-N/A SEPTEMBER 24, 2007 INTRODUCTION: Manley land Development, Cardinal Development Group, and Donnay Homes have applied for approval of an amendment to the Planned Unit Development (PUD) known as Northwood Meadows on the property located on the west side of Northwood Road, directly west of the Northwood Oaks development and east of Spring lake Regional Park. The proposed amendment would allow the minimum side yard setbacks for the lots in The Coves of Northwood Meadows to be reduced from 10' to 7.5' or 5 feet. BACKGROUND: On March 20, 2006, the City Council adopted Ordinance #106-05 amending the Zoning Ordinance to designate this 79 acres as a Planned Unit Development. The ordinance listed the elements of the PUD as follows: a. The PUD is a single family development consisting of lots from 7,150 square feet to over 30,000 square feet in area. The PUD plan provides a minimum of 34.74 acres of park, including a 5.75 acre active neighborhood park. b. The total number of units on the site will not exceed 136. c. Density and impervious surface within the Shore land Tiers must not exceed the totals identified on the plans dated December 13, 2005. d. As part of the park development, the developer is responsible for grading, topsoil, turf establishment and construction of the trails to the specifications provided by the City. e. The elements of the plan will be as shown on the plans dated December 13, 2005, except for modifications approved as part of the final PUD plan. On September 5, 2006, the City Council approved the final PUD plan. The approved final PUD plans included a table listing the minimum setbacks. For the most part, the conventional R-1 setbacks are applied. Reduced setbacks are permitted as follows: 1. A reduced side yard setback of 7.5' is permitted in the smaller lots in Blocks 2, 3 and 4 of the Bluffs of Northwood Meadows. 2. An 8' setback is permitted on the lots in the Villas of Northwood Meadows 1:\07 files\07 pud's\amendment to the coves\pc report.doc www.cityofpriorlake.com Page I Phone 952.447.9800 / Fax 952.447.4245 3. A 7.5' setback will be permitted on one side of Lots 5-7, Block 1, Lot 1, Block 2, and Lot 3, Block 3, of the Coves of Northwood Meadows. PROPOSED AMENDMENT The developer is now requesting an amendment to the final PUD plan that would reduce the setbacks in The Coves of Northwood Meadows from 10' to 7.5 feet. The developers are also requesting the setbacks be reduced from 7.5' to 5' for two of the lots. The attached letter explains the developer's rationale for this request. ANAL YSIS: The major impact of the proposed amendment is the increase in impervious surface. According to Section 1104.805 (3b) of the Zoning Ordinance, impervious surface coverage is limited to 25% of each tier area in a Shoreland District PUD. According to the information provided by BDM, the developer's engineer, an additional 294 square feet of impervious surface will be added to Tier 3. Since the total approved impervious surface in this tier is approximately 8%, the additional impervious surface is insignificant. In Tier 4, however, the reduced setbacks will increase the impervious surface to 28.5 percent. This is not consistent with the Ordinance requirement. Section 1106.100 lists the purpose of a PUD as follows: The purpose of the Planned Unit Development District (PUD) is to offer an alternative to development as outlined in the residential, commercial, and industrial use districts of this Ordinance. The PUD District will and to provide for greater flexibility in the development and redevelopment process as compared to development under the definitive and precise requirements of the conventional use districts. The PUD District must demonstrate that the particular areas to be developed can offer greater value to the community and can better meet the community's health, welfare, and safety requirements than if those same areas were to be developed in a single purpose zone. The PUD process provides for a joint planning/design effort by developers and City officials. Development in a single purpose Use District establishes maximum limits within which developers must perform. The Planned Unit Development may be multi- purpose in nature so that not only may it be residential, commercial, or industrial, but also it may contain a combination of these uses. It is not the intent of this Section to allow for reductions or waivers to the standard Use District requirements solely for the purpose of increasing overall density, allowing the use of private streets or allowing development that otherwise could not be approved. In his application, the developer states "these lots were to have been addresses in the original application due to their reduced size, but were missed during the process." The developer is not proposing any additional benefit to the City. PLANNING COMMISSION RECOMMENDATION: The Planning Commission must review the proposed amendment to the Final PUD plan and determine whether the amendment is consistent with the purpose of a PUD. If the Planning Commission finds the amendment consistent with the purpose of the PUD, approval must be contingent upon revising the proposal so the impervious surface in 1:\07 files\07 pud's\amendment to the coves\pc report. doc Page 2 Tier 4 does not exceed the 25% maximum. This revision must be done before the proposal proceeds to the City Council. ALTERNATIVES: 1. Recommend approval of the PUD Final Plan subject to the above condition and to any other conditions deemed necessary. 2. Recommend denial of the request, based on specific findings of fact. 3. Continue this item to a date specific, and provide the developer with direction on the issues that have been discussed. EXHIBITS: 1. Developer's Letter, dated June 8, 2007 2. Letter from 8DM dated August 22, 2007 3. Reduced Copy of The Coves at Northwood Meadows 1:\07 files\07 pud's\amendment to the coves\pc report.doc Page 3 June 7, 2007 jUN S 2007 The Coves of North wood Meadows PUD Amendment application Cardinal Development Group, LLC is seeking a variance in the setbacks for 16 lots in the above mentioned Plat. These lots were to have been addressed in the original application due to their reduced size but were missed during the process. Several other lots in The Coves currently have reduced setbacks. In order to reasonably fit the housing as proposed and maintain the marketability of the area, the set backs need to be reduced on the remainder of these lots as shown. Thank you for your consideration of this request. Kurt Larson Cardinal Development Group, LLC r- '.. .........-.----.--] ~ CONSULTING ENGINEERS AND SURVEYORS, PLC JUN 8 2007 ,; , ! . i 1\' , i i n I Ie, , L.____ -~J June 5, 2007 Ms. Danette Moore City of Prior Lake Planning Coordinator 4646 Dakota St. NE Prior Lake, MN 55372 Re: The Coves of North wood Meadows Setback Revisions Ms. Moore, The Cardinal Development Group would like to propose an amendment to the PUD for The Coves of Northwood Meadows. The amendment includes changes to setback dimensions for the lots highlighted in the attached exhibit. The chart below describes the specific dimensions and changes to the lots in question. Current Proposed Lot Block Lotline Setback Setback 1 1 E&W 10 7.5 2 1 E&W 10 7.5 3 1 E&W 10 7.5 4 1 E&W 10 7.5 8 1 NE & SW 10 7.5 9 1 NE & SW 10 7.5 14 1 S 10 7.5 15 1 N&SW 10 7.5 16 1 E&W 10 7.5 17 1 E&W 10 7.5 18 1 E&W 10 7.5 19 1 E&W 10 7.5 20 1 NW & SE 10 7.5 21 1 NW & SE 10 7.5 1 2 E 7.5 5 3 3 W 7.5 5 Page 1 of2 11040 -183RD CIRCLE NW, SUITE A' ELK RIVER. MN 55330' 763-441-0877, FAX 763-441-7724 If you have any questions, you can contact me at (612) 548-3140 or by email at dennis.honsa@bdmce.com. Sincerely, ce-~ f/rJ. ~L Dennis M. Honsa Registered Land Surveyor BDM Consulting Engineers and Surveyors, PLC Enclosures: (1) Exhibit Cc Kurt Larson Page 2 of2 11040 - 183RD CIRCLE NW, SUITE A. ELK RIVER, MN 55330' 763-441-0877, FAX 763-441-7724 ...-=.~-~...--..~..."..............- "~_"'-."""'-="~_""""""'''''''''''''''''_'''~''~'''''''~' ,~,~" __. ,~",p',. =""...--'-,'F>~ "'~""-=~""~=,'O-~.7'=''-''''~~~'''''r''''''__''''~''''''.'\''''''''''__',,',',,", .'.. '----,--',-..---~,-- ~ CONSULTING ENGINEFRS AND SURVEYORS, PLC By ______.~ July 24, 2007 Ms. Danette Moore City of Prior Lake Planning Coordinator . 4646 Dakota St. NE Prior Lake, MN 55372 Re: The Coves of North wood Meadows Setback Revisions Ms. Moore, This letter is in response to the City's request for updated information on the impervious areas to the Prior Lake Shoreland District tiers in relationship with the setback revisions as previously proposed in a letter dated June 5, 2007. Tiers 1 and 2 are completely off of The Coves property and therefore will not be affected by the change. With the change in setback dimensions we are anticipating that the pad sizes for the affected lots would increase from 50'x50' (2500 square feet) to 60'x60' (3600 square feet). Portions of Tier 3 are within The Coves development (Lots 15-17 Blk 1), but the proposed changes would only add an approximate impervious area of 294 square feet to Lot 16 Block 1. There are more significant changes within Tier 4 (Lots 1-3, 14-21 Blk 1, Lot 1 Blk 2, Lot 3.Blk 3). If the increase in pad size is assumed to be completely impervious, the overall impervious area for tlie affected lots within as a whole within Tier 4 would increase from 21.6% to 28.5%. See the attached exhibit showing the location of the shoreland district tiers and the affected lots. If you have any questions, you can contact me at (612) 548-3141 or by email at iim.stremel@bdmce.com Sincerely, .~ Jim Stremel, P.E. BDM Consulting Engineers and Surveyors, PLC Enclosures: (I) Exlnbit Cc Kurt Larson Page I ofl . 60 PLATO BLVD EAST' ST PAUL, MN 55107' 612-548-3141, FAX 763-786-4574 ~. --- ---- ~~I "il ; iii II ..S~ I lid J I I "~ Ik I j ... ~';) il ~; I~ ~ JII:3: I 1 I ,. I J l! " ~ I i * I:" e II'~- iiP' I ~ "I I ~~ .11 I ill ~~ :s: .. ~~ i ~ ~~ i ~t5 ~~ "lJ ~~ ~ ~~ ;lOt ~~ ~~ ~~ ~~ ~ ~~ ~~ ~ ~ I .. I \.---.L9Z - v ~31l----L.. " . .--- ." e I J :~. ~a;. 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