RESIDENTIAL PLANNED UNIT DEVELOPMENT / SUBDIVISION AND REZONING CONCEPT AND DEVELOPMENT STAGE PLAN SUBMITTAL NARRATIVE DEVELOPMENT TEAM DONEGAL SOUTH Maple Grove, Minnesota March 27, 2017 Applicant/Developer/Builder: Civil Engineer: Surveyor: Landscape Architect: David Weekley Homes, Ian Peterson Alliant Engineering, Inc., Mark Rausch Alliant Engineering, Inc., Dennis Olmstead Alliant Engineering, Inc., Mark Kronbeck SITE INFORMATION Legal Description: Address: PID: Total Acres: Parcell: Outlot C, WATERS EDGE AT CENTRAL PARK, Hennepin County, Minnesota Parcel 2: Outlot B, WATERS EDGE AT CENTRAL PARK, Hennepin County, Minnesota Parcel 3: Outlot A, WATERS EDGE AT CENTRAL PARK OUTLOTS, Hennepin County, Minnesota Parcell, 2, 3: All Addresses Pending Per Hennepin County Parcell: 2311922140065 Parcel 2: 2311922130086 Parcel 3: 2311922130088 Parcell, 2, 3 = 13.57 ac PLANNED UNIT DEVELOPMENT REQUEST The proposed development request consists of a medium density single family residential platted subdivision, consisting of 133 single family 'detached' town homes. COMPREHENSIVE PLAN DESIGNATION The property is located within the City's Gravel Mining Area and currently has two guide plan designations. Parcell is currently guided with a Regional Mixed Use designation with the other two parcels guided for Medium Density Residential. The Applicant has recently submitted request to the City of Maple Grove for guide plan change of Parcel 1 from Regional Mixed Use to Medium Density Residential. Donegal South Page 1 of 5
The City's Medium Density Residential land use designation allows for a dwelling unit density range of 4-10 units per acre. The proposed detached townhome development plan with 133 units results in a proposed density of9.8 units/acre. REZONING REQUEST The development site has two different existing zoning designations. Parcel 1 is currently zoned Planned Unit Development and the other two parcels are zoned R-A, Single Family Agricultural District. If the recent request for a guide plan change is approved, the entire property will be guided Medium Density Residential. The City's Medium Density Residential land use designation targets a dwelling unit density range of 4-10 units per acre. The proposed detached townhome development plan with 133 units results in a density of 9.8 units/acre. The City's R-A zoning designation requires a minimum lot width of 20 acres and its density restriction is not compatible with either the current or proposed land use for the property. The requested zoning change for Parcel 2 and 3 to PUD will establish a PUD zoning for the entire development site, compatible with recently developed adjacent properties and consistent with the City'S goals and objectives for the property. EXISTING SITE DESCRIPTION The development property is located within the City of Maple Grove's Gravel Mining Area. The site is currently 'treeless' and being used for mining and/or aggregate material storage. The property includes a combination of 3 outlots subdivided as part of the Waters Edge at Central Park and Waters Edge at Central Park Outlots plats. The three outlots create a 13.6 acre development site that is bound by Hemlock Lane to the southeast, sz= Avenue to the Northeast, Central Park Way to the west and Forestview Lane to the southwest. A roadway access with public utilities was stubbed to the property as part of the recent Central Park Way construction project. The site is also sufficiently bound by other public infrastructure including public water main and storm sewer from Hemlock Lane, 82nd Ave N. and Forestview Lane PROPOSED RESIDENTIAL PUD DEVELOPMENT PLAN It is the applicant's intent to provide a unique single family residential detached townhome development that will be enhanced by proximity to the great local amenities such as Central Park and the Arbor Lakes and Main Street retail areas. The development has been designed with great pedestrian connectivity to the surrounding areas. All units have direct connections to public walks or to a private walkway system which is then connected to the public walks or trails. The development plan includes 133 new residential units on individually platted lots with a private roadway network. The lots will be part of a Home Owner's Association which will provide care and maintenance of the private site amenities and private infrastructure. The subdivision design provides a detached style townhome layout that accomplishes the density requirements of the proposed land use Donegal South Page 2 of 5
and also facilitates a great pedestrian connectivity to the adjacent regional public trail and sidewalk corridors. The following is a summary of primary project elements currently proposed: Primary Site Features 133 detached style town homes with multiple product styles. Creation of open space including an outdoor recreational area for use by the development residents. Provision of an extensive walkway network within the subdivision providing connectivity of each unit to internal walks as well as the public walks and trails adjacent to the site. Enhanced development landscaping with fence and columns along Hemlock Lane. Provision of supplemental parking to ensure adequate parking for guests of the development residents. Development Plan Area Gross/Net Acreage Net Density (133 lots) 13.57 acres 9.80 units per acre Lot Dimensions Width Comer Lot Width Depth Lot Size Minimum Lot Area average Structure Setbacks Hemlock Lane Forestview Lane Central Park Way 82nd Ave Garage to Private Drive B/C Side (internal) Side to Private Drive B/C Rear (internal) Private Parking 28' min. 34' min. 103' min. 3,220 sf 3,749 sf (0.086 acres) 30' min. 22' min. driveway 4' 10' min. 6' Architecture The architecture will follow a theme of Craftsman, Northern Craftsman, and Prairie style elevations. The two-story product will feature 10-feet main floor ceilings and 9-feet 2nd floor ceilings while the three-story product will feature 9- feet ceilings on the first and third floors with 10- feet ceilings on the 2nd floor. Consumer choice will allow a mix of master bedrooms in the front of the home or in the rear of the home depending upon the homesite choice. Decks and balconies along with bay windows and Residential PUD/Subdivision and Rezoning Donegal South March 27, 2017 Page 3 of 5
architectural bump outs will create a varying street scene on architectural choice. Stone accents on the front and rear of the homes will be complimentary to the specific elevation theme. Site Access, Pedestrian Circulation and Parking Vehicular access from pubic right of way to the proposed development will occur via an existing curb cut provided from Central Park Way as well as a proposed second access from Forestview Lane. The development will be providing a 4' walkway connection to every unit's front door. The 4' walks will then connect to either; a 5' private walkway network within the development, a private driveway/ road or to a perimeter public walk/trail The development is very well served by abutting public sidewalks and trails including; a public sidewalk along Central Park Way, public bituminous trails along Hemlock Lane and 82nd Ave and a new public walk is proposed along Forestview Lane. The perimeter public walks are connected to the local amenities such as Central Park and Arbor Lakes. The development will provide significant parking to support the future residents and their guests. plan as proposed provides the following: The Parking Summary Off-street Public on-street Private Driveway (2/home) Private Garage (2/home) Total Available Parking 44 45 266 266 621 Stalls Grading The existing site area will be re-graded to shape in the proposed roadways, lot configurations and common areas. The new homes will be connected to existing walks or trails or proposed walks. The elevation changes necessary to provide adequate drainage within the site and to maintain maximum walkway slopes, does mean there will be situations where some private walkways will require private steps to make connections. The steps will be provided by means of 7" maximum height risers with railings when more than 1 step is needed. The site is graded with a highpoint in a central location coming of the existing roadway high point in Central Parkway Way. The west to east private drive entrance road bisects the site as a ridge with the grades sloping away to the north and south with the site lowpoints being in the NE and SW comers. Emergency overflow drainage has been routed via the roadway corridors and open space common area to either the SW or NE lowpoints. Per City requirement all proposed graded slopes do not exceed 4 horizontal to 1 vertical Sanitary Sewer and Watermain Donegal South Page 4 of5
The project will connect to public sanitary sewer and watermain via the existing utility stubs provided in Central Park Way. A second public watermain connection is proposed from the existing watermain in Forestview Lane providing the site with a looped watermain. Stormwater Management The development site is in the City's Gravel Mining Area Special Area and its area was included in the regional stormwater management system design. The offsite ponding near Central Park will provide the required stormwater runoff treatment for the proposed development. The site will install a private storm sewer network to route storm water to the existing public storm sewer adjacent to the site and then onto the existing retention areas. Tree Preservation The site has been recently used for mining activities, it is not in the City'S tree preservation district and basically treeless. Landscaping and Amenities The project proposes a significant landscape plan including a vegetated buffer along the Hemlock Lane frontage including fencing and stone columns. New trees are generally proposed for each lot in the front and rear yards with additional trees and plantings proposed within the proposed cornmon area and in the entrance drive median. The proposed development common space is divided in two areas separated by a private road with parking. In one cornmon area, the applicant is proposing a fire pit gathering area that will be available to development residents. The other area will be left as a recreational open space lawn area available to residents for various uses. Both open areas will be surrounded by walkways and each will have 2 bench seating areas. TIMING/PHASING The Applicant will likely develop the project in two phases. If the City reviews and approves the requested residential PUD request, it is the Applicant's desire to proceed with an application for Final Plat for the project's first phase in late spring 2017. CONCLUSION The applicant respectfully concludes that the request for a planned unit development/subdivision approval will allow for a medium density residential land use consistent with City's goals and objectives for this area. The single family detached townhome subdivision will provide a unique housing option for the City of Maple Grove. Donegal South Page 5 of 5