HomeMy WebLinkAbout5A Stonebriar PUD, VC & PP & FP
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
SA
CONSIDER A REQUEST FOR APPROVAL OF AN
AMENDMENT TO A FINAL PLANNED UNIT
DEVELOPMENT PLAN, THE VACATION OF
DRAINGE AND UTILITY EASEMENTS, AND A
COMBINED PRELIMINARY AND FINAL PLAT
DANETTE MOORE, PLANNING COORDINATOR
X YES NO-N/A
OCTOBER 22, 2007
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
Ryland Homes has applied for the following requests at the site located south of CSAH
12 (170th Street), northwest ofMN TH 13, and east of Pheasant Meadow Lane:
· An amendment to the Final Planned Unit Development known as Stonebriar.
· A Vacation of existing drainage and utility easements at 3609 170th Street.
· A Combined Preliminary and Final Plat of the site at 3609 170th Street and the
adjacent Outlot A (to allow for the creation of Stonebriar 2nd Addition).
BACKGROUND:
On January 2, 2007, the City Council approved the Stonebriar Final Planned Unit
Development and Final Plat. The approved Plat and PUD allowed for a residential
development consisting of 32 single family lots and 5 outlots for parkland, ponding,
trails, a private street, a monument sign location, and Outlot A which was anticipated to
be combined with the property at 3609 170th Street in the future.
Ryland Homes owns the property at 3609 170th Street (adjacent to the Stonebriar
Development at the southwest comer of Stonebriar Circle and 170th). In May of 2007, a
spec home for the Stonebriar development was built on the lot. Since that time, the
developer has decided it would be beneficial to have the comer lot at 3609 l70th Street as
a part of the Stonebriar PUD.
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Page 1
Phone 952.447.9800 / Fax 952.447.4245
PROPOSED PUD AMENDMENT
The developer is requesting to amend the Stonebriar PUD to allow for the addition of one
(1) single family lot (a combination of 3609 l70th Street and Outlot A of Stonebriar).
The previously approved 10.02 acre Stonebriar PUD had the following elements:
a. The PUD is a single family development consisting of 32 lots for single family
homes and outlots. The PUD plan provides a park and open space (2.14 acres) to
be dedicated to the City, trail, and the funds to construct a pergola and play
structure ($35,400).
b. The total number of units on the site will not exceed 32.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated October 5,2006.
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.
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 the narrative submitted by the developer (attached), the following items are detailed as
benefits to the City:
. Payment of the park dedication fee ($3,750) for the additional lot being added to
the PUD.
· The construction of a sidewalk along the west side of Stonebriar Circle, along
170th Street, extending to the first intersection within the Stonebriar development.
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Page 2
A portion of the Stonebriar development is within the Shoreland District. However, the
amendment area (3609 170th Street) is not in the Shoreland District and will not
negatively impact the previously allowed impervious area of the PUD.
COMBINED PRELIMINARY AND FINAL PLAT
The request for a Combined Preliminary and Final Plat relates to the land area of the
property at 3609 170th Street and the adjacent Outlot A. At the time of Final Plat for
Stonebriar, Outlot A was created in anticipation of this future combination with the
property at 3609 170th Street to allow for a more symmetrical lot configuration. The
request being made by the developer is consistent with what was anticipated with the
creation of Outlot A.
The newly platted lot will meet all lot dimension requirements. In May of 2007, the
developer built the spec home on the site, which met and will continue to meet all setback
requirements. The existing spec home is architecturally compatible with the architecture
approved as part of the Stonebriar PUD.
VACATION
The developer is requesting to vacate the current 10 foot wide drainage and utility
easement along the north and east boundary and 5 foot wide drainage and utility easement
along the west and south boundary of the lot at 3609 170th Street. New drainage and
utility easements will be applied along the boundary of the newly configured property
with the platting of Stonebriar 2nd Addition.
PROPOSED PLAN
Lots: The Stonebriar 2nd Addition Plat will consist of one (1) single family lot equaling
14,996 square feet.
Access: No access modifications are being proposed. The current access point off of
Stonebriar Circle will be maintained.
Sanitary Sewer/Water Mains: Sanitary sewer and water mains are in place for the
existing residential structure.
Storm Sewer: No grading changes to the current runoff patterns are being proposed.
Streets: No new streets are being proposed.
Sidewalks/Trails: The developer is proposing to construct a sidewalk along the west
side of Stonebriar Circle from 170th Street to the first intersection within the Stonebriar
Development.
Park: Previously, the developer contributed a park dedication fee in the amount of
$127,500, as well as the dedication of approximately 1.36 acres of dedicated parkland.
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Page 3
As a part of the PUD Amendment, the developer is proposing to contribute an additional
$3,750 for park dedication.
ANALYSIS:
If all portions of the request are approved, Stonebriar 2nd Addition will become part of the
Stonebriar PUD. Approval of the Combined Preliminary and Final Plat, Vacation, and
PUD Amendment requests will not negatively impact the nature of the existing
neighborhood or the future Stonebriar development.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission must review the Combined Preliminary and Final Plat, PUD
Amendment, and Vacation and make recommendations to the City Council. The staff
recommends approval of the requests, subject to the following conditions:
1. The PUD Amendment, Vacation, Combined Preliminary and Final Plat, and
Development Contract must be approved by the City Council.
2. The PUD Development Contract must be signed by the developer and approved by
the City Council.
3. Prior to the release of Stonebriar 2nd Addition mylars, the developer must pay any
necessary fees.
ALTERNATIVES:
1. Recommend approval of the PUD Amendment, Vacation, and Combined Preliminary
and Final Plat, subject to the above conditions and to any other conditions deemed
necessary.
2. Recommend denial of the requests, 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.
RECOMMENDATION:
The Planning staff recommends Alternative l.
ACTION REQUIRED:
A motion and second to recommend approval of the PUD Amendment, Vacation, and
Combined Preliminary and Final Plat subject to the listed conditions.
EXHIBITS:
1. Location Map
2. Developer Narrative
3. Reduced Copy of Plans
4. Survey of 3609 l70th Street
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Page 4
STONEBRIAR 2ND ADDITION
LOCA liON MAP
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Stonebriar
Project Narrative
Amendment to an Approved Planned
Unit Development, Final Plan and
Combined Preliminary and Final Plat Application,
And Vacation of Easement
September 17,2006
Ryland Homes is pleased to present our amendment to the Stone briar residential
community. We are excited about building our first community in Prior Lake and have
made great progress in the site development of the site. The proposal is to amend our
previous approval by adding an additional lot to the PUD. The proposed lot (McCormick
Acres Block l, Lot 3) is located at the intersection of Stonebriar Circle and l70th St,
CSAH 12, and is zoned R-l Low Density Residential. The McCormick lot is located at
the entrance to the Stone briar neighborhood and consequently its use and appearance are
important to Ryland. The proposed PUD Amendment will add significantly to the long-
term sustainability of the Stonebriar by ensuring compatibility in use and appearance of
the lot and home with Stone briar.
Background
Stone briar is approximately lO.3 acre Planned Unit Development Community with 32
single-family homes situated near the intersection of l70th St. and Hwy. 13. Surrounding
land uses include: single-family residential uses to the north; vacant land to the east that
will be used to realign the intersection of County Road l2 and State Highway l3;
Highway l3 to the south; and the Pheasant Meadows development to the west, which is a
twin home community. The site has been graded with street and utilities installed. The
rainwater garden in the open space has been constructed with plantings to be installed
soon. Buffer plantings along our common property line with Pheasant Meadows and
along Highway l3 have been installed.
Ryland has opened a sales center and purchased Lot 3, Block 1 McCormick acres for
purposes of constructing a spec home and to better control the visual presence of
Stone briar when viewed from l70th Street. Ryland purchased the lot because it is
important to have a home that is compatible with the other homes in Stone briar at the
front entrance and to have a positive presence along l70th Street. Since the home was
constructed it became apparent that Stonebriar would be better served by incorporating
the McCormick lot into the Stonebriar PUD.
By including the McCormick lot in Stonebriar, the community will be better able to
ensure that the gateway into Stone briar is well maintained. The McCormick lot will
become part of the homeowners association and consequently will help in defraying the
maintenance costs of the public portion of Stonebriar Circle.
The McCormick lot meets current zoning requirements for lot dimension and size, but is
irregularly shaped along the back (east) property line. We would like to redraw that line
so the lot is more rectangular in shape, reducing the possibility of confusion or conflicts
in the future.
Ryland is also requesting a sidewalk, either temporary or permanent, to be constructed on
the west side of Stone briar Circle. The sidewalk will provide safer access to the sales
center and spec home. Left in permanently, the sidewalk will provide another means of
access to l70th Street and the Willows Neighborhood Park located to the north of l70th
Street.
PUD Proposal:
As part of this submission package Ryland is proposing the following:
· Pay Park Dedication fees for the McCormick Lot. This is in addition to the park
dedication fees of$l27,500 and 2.14 acres of open space already provided.
· Ryland will construct a permanent sidewalk along the west side of Stonebriar
Circle from l70th St east to the first intersection in the development.
Conclusion:
The proposed amendment to the PUD is consistent with the previously approved PUD
while maintaining the McCormick lot as a conforming R-l Low Density Residential lot.
We are excited about building single-family homes in Stonebriar and are confidant that a
great neighborhood has been designed that will fulfill a market segment that is currently
underserved in Prior Lake. We look forward to working with the City on Stonebriar and
request your support and approval of this Amended PUD application
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Mendota Heights Office
Certificate of Survey for: RYLAND HOMES
Mendola Heights Office
2422 Enterprise Drive
Mendola Heights, MN 55120
(651)6811914 Pax:68 I 9488
.1 151"J ttKengineering
CTVIL ENOINEBRS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHllECTS
Coon Ropisls Office
201 85th Avenue N.W.
Coon Rapids, MN 55433
(763) 783 1880 Fnx:783 1883
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3609 170TH STREET .SW,. PRIOR LAKE, MN
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Signed
APPROV D
ENGINEERIN
Slgned~ ' D8te~ ({.fl
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975.5
NOl[: ADD BRiCk LEDGE AS REQUIRED
HOlE: PROPOSED GRADES SHCMN PER GRADING PLAN BY:
NOTE: BUILDING DtMENSlONS SHQ\MII ARE FOR HORIZCIIlTAl. AND ~nCAL LOCATION
Of' STRUCnJRES Ot<<..Y. sa: ARCHITECTURAL. PlANS FUR BUILDING AND
FOUNDAlION DIMENSIONS.
NOlt: NO SPEaRe SCXLS INVESTlGAUON HAS BEEN COLIPlETED ON lHIS LOT BY THE
SURVEYOR. THE SUlTA8/UTY Of' SOll.S TO SUPPORT THE: SPECtI'1C HOUSE
PROPOSED IS NOl tHE RESPONSlBlJTY OF' 1tIE SUftVE'l'OR.
NOTE: THIS CEfmflCAlE DOES NOT PURPORT TO SHOW EASEUENTS OTHER tHAN
THOse: SH~ ON THE RECORDm PLAT.
HOlE: CONTRACTOR MUST VERIFY DRIVEWAY DESIGN.
NOTE: BEARtNGS SKOYltI ARE BASED ON AN ASSUMED OATUtol
LOT AREA - 12.232 sq. It.
HOUSE/GARAGE AREA = 1,765 sq. It.
PORCH - 101 sq. ft.
~~~~t: : ~?9.;.~i~t.
COVERAGE -25.2%
HOUSE f1FVATlON . (P~ / AS8UlLT
LO\\t:ST FLOOR ELEVAllON: 0 ,'7.~)
TOP Of FOUNOAll0N ELEV.: ~ =:
GARAGE SlAB ELEV. 0 DOOR: IQ?iJ.-1,") _
WE HEREBY CERTIFY TO RYLAND HOMES THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A
SURVEY OF THE BOUNDARIES OF:
X 000.00 DENOTES ElClS11NO nEVAliON
( 000.00 ) DENOTES PRClPOStD nEVA 1ION
=-=-= DENOTES DRNNAGE AND UWTY EASEMENT
--==--- DENOTES DftMfACE n.ow DIRECTION
--.\-- DENOtES SPIKE
~ DDoIOlES ElEVATION ON _
o DEMOTtS tREE
AS SURVEYED BY ME OR
LOT 3, BLOCK 1, MCCORMICK ACRES
SCOTT COUNTY, MINNESOTA
IT DOES NOT PURPORT TO SHOW IMPROVEMENTS OR ENCROACHMENTS, EXCEPT AS SHOWN,
UNDER MY DIRECT SUPERVISION THIS 12TH DAY OF APRIL, 2007.
.
4- 3-07 STAKE
4- 3-07
SCALE : 1 INCH
20 FEET
P.
950 107071000 NJK MTWx2