Water's Edge at Central Park PUD Concept and Development Stage Plan Final Plat and Rezoning ...

68 Pages·2016·11.91 MB·English

STAFF REPORT TO THE PLANNING COMMISSION
May 9, 2016
Water's Edge at Central Park
PUD Concept and Development Stage Plan
Final Plat and Rezoning
Applicant: CalAtlantic Group, Inc.
Tracey Rust
7599 Anagram Dr.
Eden Prairie, MN 55344
Owner: Real Assets III, LLC
Craig Hanson
550 25 Ave N
th
St. Cloud, MN 56303
Challen, LP
Charles McCrossan
POBox 1240
Maple Grove, MN 55311-6240
Requested Action: PUD Concept and Development Stage Plan, including rezoning and final
plat for the purpose of developing property into 70 attached single-family
units.
Location: 82 Avenue and Central Park Way
nd
Zoning: R-A, Single-Family Agricultural
Adjacent Land North: Medium Density Residential; R-2, PUD, Single-Family
Use and Zoning: Residential, Planned Unit Development
East: Medium Density Residential; R-A, Single-Family Agricultural
South: Medium Density Residential; R-A, Single-Family
Agricultural and PUD, Planned Unit Development
West: Park and Medium Density Residential; Central Park and PUD,
Planned Unit Development
Application Received: April 11,2016
60 Day Review Deadline: June 10,2016
STAFF COMMENTS:
Applicant is requesting PUD Concept Stage Plan, Development Stage Plan and Final Plat
approval for a 70 lot single family attached housing development.
G:\CASES\20 16\W aters Edge at Central Park\Staff Reports\PC Reports\W ater's Edge at Central Park PUD Dvlpt FP REZ 5-9-l6.docx
Staff Report to the Planning Commission
Water's Edge at Central Park
PUD Development Stage Plan, Final Plat and Rezoning
May 9, 2016
Page 2
The property is located on the east side of the large storm pond that is just north of Central Park.
It is one of the last remaining areas of undeveloped land in the Central Park area of the Gravel
Mining Area (roughly that land west of Hemlock Lane, south of Weaver Lake Road, east of
Main Street, and north of Lakeview Drive.)
General:
The applicant is proposing an urban-style development with townhomes facing onto 82nd Ave N
and a proposed extension of Central Park Way. On the interior there are additional units shown
as basement townhomes with side entrances and decks and/or patios on the back. The site is
challenging to work with due to the triangular shape of the entire piece.
Access/Private drives:
As mentioned above, a proposed extension of Central Park Way is shown with this development
and this will connect the areas to the north, such as the Donegal neighborhood, via a street
connection to Central Park. Pedestrian movements along an expanded sidewalk section will
allow ample pedestrian movement in this area as well.
The applicant is proposing a private road system on the interior of the development similar to
what was approved in the Bridges at Arbor Lakes and HighGrove development.
Density:
The proposal is showing 70 units on 6.06 acres for a density of 11.54 units per acres. This is
higher than the 8.8 max for Medium Density Residential in the Gravel Mining Area but a portion
of this property was originally part of the Donegal proposal which developed at a much lower
density (2.9 units per acre) than the Medium Density Residential guiding allows. So essentially
this site is balancing out the density requirements in this area.
The area south of Central Park Way could similarly have a density higher than 8.8 units per acre
when that area is developed.
Tiller Property:
The applicant is showing an expanded site plan for the 3.12 acre Tiller property on the south end
of this proposal. They are working to acquire this piece and add it into their development. This
would come back through as an amendment to their plan.
Architecture:
The applicant is proposing two styles oftownhomes in the development. The Row Townhomes
are shown along Central Park Way and 82 Ave N. Their front elevation show a variety of
nd
siding colors and patterns along with some stone along the base. Stoops are shown leading up
G:\CASES\20l6\Waters Edge at Central Park\StaffReports\PC Reports\Water's Edge at Central Park PUD Dvlpt FP REZ 5-9-l6.docx
Staff Report to the Planning Commission
Water's Edge at Central Park
PUD Development Stage Plan, Final Plat and Rezoning
May 9, 2016
Page 3
into the units in the front along the streets and the garages are in the back. These are the same
models that are on the west side of Norwood Lane (Main Street), in the Lakes at Maple Grove
neighborhood. They fit in well with the urban design that is desired in the Gravel Mining Area.
They differentiate the units with variety in the color of the accent shakes.
The Basement Townhomes are shown in the interior of the site as well as along the park edge.
These have garages in the front with doors on the side. The backs are shown with patios/decks.
These also show a mix of siding colors and patterns and stone on the base courses.
The applicant has submitted a perspective rendering of the proposed townhomes along the park
. edge and it shows multiple siding patterns, including a stone base course. In addition a
landscaped berm is proposed between the park trail and the townhomes to help buffer the uses
from each other.
Summary:
Overall the project looks to be a good fit for the site. The site is challenging to work with due to
its triangular shape but the applicant has done a good job of keeping with the urban design and
density goals in the Gravel Mining Area.
STAFF RECOMMENDATION:
Motion to recommend that the City Council direct staff to draft a resolution approving the
Planned Unit Development Concept Stage Plan of Water's Edge at Central Park.
Motion to recommend that the City Council direct staff to draft an Ordinance rezoning property
from R-A, Single-Family Agricultural to R-3, PUD, Single and Two-Family Residential,
Planned Unit Development, subject to the approval of the Final Plat.
Motion recommend that the City Council direct the City Attorney to draft a resolution approving
the PUD Development Stage Plan and Final Plat of Water's Edge at Central Park 1st Addition,
subject to:
1. The applicant addressing to the satisfaction of the City any remaining applicable
comments contained in the memorandum from the Assistant City Engineer,
Superintendent of Parks and Planning, & Deputy Fire Chief dated April 22, April 24,
April 27, 2016 respectively.
The applicant shall acknowledge that Park Dedication requirements are based on staff review
and recommendation to the Park and Recreation Board and their subsequent Board Action.
G:\CASES\2016\Waters Edge at Central Park\StaffReports\PC Reports\Water's Edge at Central Park PUD Dvlpt FP REZ 5-9-16.docx
Staff Report to the Planning Commission
Water's Edge at Central Park
PUD Development Stage Plan, Final Plat and Rezoning
May 9,2016
Page 4
Board meetings are held on the third Thursday of each month.
Authored by: Peter Vickerman
G:ICASES\2016IWaters Edge at Central ParklStaffReportslPC ReportslWater's Edge at Central Park PUD Dvlpt FP REZ 5-9-l6.docx
9S
CALATLANTIC
HOMES
continuing the legacies of Ryland and Standard Pacific
WATERS EDGE AT CENTRAL PARK
PROJECT NARRATIVE
CalAtlantic Group, Inc. (CaIAtlantic), successor by merger to The Ryland Group, Inc.,
proposes to develop three parcels totaling approximately 6.06 acres located at the
southwest comer of 82 Avenue and future Central Park Way. The development, Waters
nd
Edge at Central Park will consist of two townhome products. The perimeter of the site,
along 82 Avenue and future Central Park Way, will be wrapped with 36 row
nd
townhomes creating an urban appearance. Thirty-four (34) basement townhomes located
on the interior portion of the site provides expansive views of the adjoining pond and the
park facility.
Waters Edge is located within the gravel mining area with the site currently zoned PUD
and R-A. This proposal is for a PUD for 70 townhomes and 1 Addition Final Plat for 42
st
townhomes. Waters Edge is nestled between a single family development, Lakeview at
Central Park to the north and an apartment complex, Skye at Arbor Lakes to the
southwest making it an ideal buffer between the two residential uses. With Maple
Grove's abundance of retail, restaurants, entertainment and businesses along with a high
rated school district and close proximity to downtown Minneapolis, Waters Edge
townhomes will service a variety of buyers from first time purchase to empty nesters.
CalAtlantic currently has purchase agreements with Real Assets III for PID
2311922130050 and Chalen, L.P. for portions of PID' s 231192214005 and
2311922130018. CalAtlantic is also continuing to work with the adjacent property owner
to potentially extend the Waters Edge development south to future Central Park Way.
With the development of Waters Edge, Central Park Way will need to be extended from
the southwest as a public roadway to connect to 82 Av enue at Balsam Lane. This
nd
roadway extension will create additional outlots for development between future Central
Park Way and Zachary Lane. The interior streets and utilities within Waters Edge will be
private with a homeowner association in charge of maintenance. There will be one
homeowner association covering both products. Once covenants and restrictions are
prepared CalAtlantic will provide the City with the documents for review and approval.
Four different row townhome floor plans will be offered for sale in Waters Edge ranging
from 1,640 square feet to 1,937 square feet. The basement townhomes will offer two
different floor plans at approximately 1,700 square feet. Both products will have 3
bedrooms, 2.5 baths, 2 car garages and 9' first floor. Building elevations are included in
the submittal package for review. CalAtlantic proposes to have two models located in the
first basement townhome building on the west side of the site, backing up to the pond.
An early building permit will be requested for the models to allow opening of the models
concurrently with street construction completion.
·
,
CalAtlantic proposes to develop Waters Edge in two phases. Upon necessary approvals
and permits, CalAtlantic will construct phase one street and utilities in 2016 with phase
two starting construction spring of 20 17. Sales for Waters Edge are anticipated to start
November 2016 and continue through March 2019.
We believe redeveloping the gravel mining area into a two product townhome
development will enhance the area while providing an ideal buffer between single family
and the existing apartment complex. CalAtlantic respectfully concludes that the request
for a PUD and Final Plat approval will allow for a residential use consistent with City
goals and objectives for this area.
CalAtlantic has appreciated City staff s comments and direction during this process and
looks forward to continuing to work with them to make this a successful community for
the City of Maple Grove. Please feel free to contact me at [phone] with any
questions.
Sincerely,
Cal.Atlantic Group, Inc.
~
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Tracey Rust, PE
Entitlement Manager
[email protected]
Direct [phone]
PUD Dvlpt Stage Plan
Final Plat and Rezoning
NEIGHBORHOOD LOCATION MAP
• M~ple Grove
o
250 500 Feet
I I I I I
Lakeview at Central Park
.. East of Central Park Way
.. HighGrove
.I
WATERS EDGE AT CENTRAL PARK
PRELIMINARY DEVELOPMENT PLANS
MAPLE GROVE, MINNESOTA
SHEET INDEX
Pl. COVER SHEET - PRELIMINARY
P2. LEGEND AND NOTES
P3. ZONING & LAND USE
P4. EXISTING CONDITIONS
PS-6. PRELIMINARY SITE PLAN
P7. PRELIMINARY PLAT
P8. PRELIMINARY PHASING PLAN
P9-1O. PRELIMINARY GRADING
PI1. PRELIMINARY UTILITIES
PI2-I4. CONCEPT PLANS
PIS. DETAILS
Ll-L4. LANDSCAPE PLAN
PREPARED BY PIONEER ENGINEERING P A
PAUL THOMAS
REGISTERED PROFESSIONAL CIVIL ENGINEER
18372
REG. NO.
PETER J HAWKINSON
REGISTERED PROFESSIONAL LAND SURVEYOR
42299 ~I"~ .
REG. NO. I t~
DEVELOPER !
TRACEY RUST r-.)jO~~~::~r
CALATLANTIC HOMES (;Nbl1'¥tERtNG, P.A
7599 ANAGRAM DRIVE
EDEN PRAIRIE. MINNESOTA 55344
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