HomeMy WebLinkAbout5A - Hickory Shores PUD Final Plat
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING:
DATE:
5A
CONSIDER A REQUEST FOR APPROVAL OF A PLANNED
UNIT DEVELOPMENT FINAL PLAN FOR HICKORY
SHORES
JANE KANSIER, PLANNING DIRECTOR
X YES NO-N/A
AUGUST 14, 2006
INTRODUCTION:
Tollefson Development has applied for approval of a development to be known as
Hickory Shores on the property located at on the south side of TH 13 and north and
west of Crystal Lake and Rice Lake. The proposal calls for a residential development
consisting of 80 single family homes and 38 townhouses, along with parks and trail on a
total of 80 acres.
BACKGROUND:
On May 20, 2006, the City Council adopted Ordinance #106-07 amending the Zoning
Ordinance to designate this 80 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 80 lots for single family
homes and 38 townhome lots. The PUD plan provides a minimum of 27.44
acres of park to be dedicated to the City, 6.35 acres of conservation easements
over wooded areas, and the funds to construct a fishing pier.
b. The total number of units on the site will not exceed 118.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated April 14, 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.
e. As part of the development of the site, the Developer will construct the
connection of Ida Circle from the existing Crystal Addition development to
Hickory Shores, which will eliminate an access to TH 13.
f. The Developer will dedicate a drainage and utility easement for the future
construction of the CSAH 12 and TH 13 intersection.
g. The elements of the plan will be as shown on the plans dated April 14, 2006,
except for modifications approved as part of the final PUD plan.
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Phone 952.440.9675 / Fax 952.440.9678
The ordinance also required the following conditions be incorporated into the final plans.
The developer's progress in meeting each of these requirements in shown in bold
lettering:
a. The developer must obtain the required permits from any other state or local
agency prior to any work on the site. Completed.
b. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated March 9, 2006.
All grading, hydrology and stormwater issues must be addressed prior to any
grading on the site. In progress.
c. The easement for the stormwater pond on the Gold property to the south must
be executed and recorded prior to any grading on the site. Completed.
d. The developer must provide a copy of the conservation easements, along with
detailed specifications of how this area will be delineated on the site. A graphic
and legal description of the easements has been provided. The easement
documents have not been submitted to the City for review.
e. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans. This has not been provided.
f. 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. In the area where a boardwalk will be utilized, the
developer must escrow the cost of this boardwalk, which will be constructed by
the City. This will be included in the required development contracts.
g. The developer must submit a cash contribution in an amount determined by the
City for the fishing pier as part of the development contract. This will be
included in the required development contract.
h. Provide street names unique to the City street naming system for all streets.
Completed.
i. The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees prior to any grading on the site.
Completed.
PROPOSED FINAL PLAN
The final PUD plan includes the first phase of this development. The second phase is
identified as an outlot on the final plat. A separate final PUD plan application is required
when the second phase is platted.
The first phase of the PUD includes lots for 38 townhomes and the townhome common
area, 36 single family homes and the parkland.
Parks: Parks are a major component of this proposal. The plan includes 27.44 acres
of land which will be dedicated to the City. Of this land, 15.53 acres are the strip located
along the shoreline. The remaining 11.25 acres is located on the west side of the site.
This area is part of a significant wetland complex, which will be preserved as a natural
area as a result of this dedication.
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Page 2
The plan also proposes a fishing pier on the south side of Crystal Lake, with access to
the trails along the lake. The pier will be located in the deepest area of Crystal Lake to
provide recreational fishing opportunities. The developer is proposing to provide the
money for the pier; the City will be responsible for the actual construction. The
developers are also responsible for grading, topsoil, turf establishment and construction
of the trails. In addition, the developers will provide a cash escrow for the construction
of the necessary boardwalk included in the trail. The collection of the required escrows
and cash contribution will be included in the PUD development contract.
The final plat does not dedicate all of the required parkland. The park located in the
southeast corner of the site, in what will be the second phase of the PUD, is included as
part of a larger outlot. All of the parkland must be dedicated with the first phase.
LandscaDina: The developer has submitted a landscaping plan for the development.
The landscaping plan provides for a minimum of 2 front yard trees per lot, the required
perimeter trees for the townhome portion of the subdivision, and also provides for the
necessary replacement trees. The sizes and species of the proposed landscaping are
consistent with the Zoning Ordinance requirements.
ImDervious Surface~ A table listing the maximum impervious surface has not yet been
provided. This table will enable the staff and the builders to keep track of the impervious
surface as it is constructed, and to ensure there is no question about the application of
the setbacks.
Conservation Easements: In order to meet the minimum open space requirements,
the developer is providing a conservation easement over 6.35 acres. The conservation
easement area is to be delineated by fences and signage. The developer has provided
the City with a graphic and legal descriptions for these areas, but has not provided the
actual easement documents. The plan must also speCifically address the fencing and
signage.
ANALYSIS:
The Final PUD Plan is generally consistent with the approved preliminary plan. There
are still some conditions of approval of the preliminary plan that must be met. Most of
these are relatively simple, but they must be completed prior to final plat approval. Any
of the conditions that are not addressed by the PUD plan, such as engineering issues,
will be addressed before the final PUD plan and the final plats go before the City
Council.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission must review the Final PUD and make a recommendation to
the City Council. The staff recommends approval of the Final PUD Plan be subject to
the following condition:
1. All remaining conditions of approval must be addressed before the final PUD plan
and final plat are considered by the City Council.
2. The PUD Development Contract must be signed by the developers and approved by
the City Council.
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3. The Final Plat and Development Contract must be approved by 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.
RECOMMENDATION:
The Planning staff recommends Alternative 1.
ACTION REQUIRED:
A motion and second to recommend approval of the Final PUD Plan subject to the listed
condition.
EXHIBITS:
1. Reduced Copy of PUD Plans
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Page 4
PUD PLAN
FOR
SA NIT AR Y SE illER, III A TERMAIN,
STORM SE illER & STREET IMPROVEMEN'{?N~~~o~]
John Oliver & Associates, Inc.
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SECT1(JNS '0 . " TOWNSHIP "4. RANGe 22,
SCOTT cawTY. IIINNCSOTA
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a IJNOOT MONUMENT 700' T
NORTHWEST SIDE STA ~ TRUNK HWY. 1~
a.- 9"-60 (NG'IO 7929 ADJ.)
HICKORY SHORES
Prior Lake, Minnesota
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. SCOTT COUNTY MQNUIIENT "sILo. NORTH 1/4
CORNER see. '6 1. 114, R. 22, SCOTT COUNTY
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Civil Engineering
Land Surveying
Land. Planning
201 If. Travelers Trail, Suite 200, Burnsville, Minnesota 55337 (952) 894-3045 Fax (952)894-3049
Offices in: Elk River, Burnsville and Brooklyn Center, Minnesota
"orld "ide Web: www.jolivera.ssoc.com
~. DATE
I hereby certify thot thiS pion, speclficotlon, or report wos prepored by me or under my direct superVIsion and that I om a duly Licensed
Prof~onal Engineer under Stote of Mn. Statutes .326.02-32616 ~ ~ ~_Oote~Mn. Reg. No "",Q"f,."
,. John W. Desens
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ALL WORK SHAll BE DONE IN
ACCORDANCE 'Il1lH lHE GENERAL
SPECIFlCAllONS AND STANDARD DETAIL
PLATES Of lHE aTY OF PRIOR LAKE.
IIIiII..IIIElI
TIlt[ SHEET
SITE PlAN
OVERALL CONStRUCllON
lANDSCAPE PlAN
TOWNHOWE BOIltMNG PLANS
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20520 1(E0KUK A ~ SUl1f 200 20' IlE'ST JRA \ElDfS TRAIL
UJ(0fLLE. tIN 55044 SlAlf: 200
PHONE: (952) ~-'O'O 8URNSlII.J.E. ItIN ~7
FAX: (952) 4J5-1020 PHONC.' (952) B94-.J(U5
FAX: (952) B94-.JtU9
CONTACT: .KJHN Iv. OCSENS
CONTACT: 1tlOO lKXJCM
By ___ __________________
REVISIONS
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