Recommend City Council approval of the proposed Preliminary Plat and PUD of Ridge Creek, with conditions.

Site Information:

Property Owner: Western Bank 

PIDs: 27-914010-0, 27-914001-1, 27-914001-2

Comp. Plan: Single Family Residential

Zoning: R-1B, Urban Residential  

Acreage: 79.40 acres

Adjacent Zoning: North, East, and West: R-1B, South: Rural Residential

Proposed Gross Density: 1.3 units / acre

Lennar Homes has applied for approval of the Preliminary Plat and PUD of Ridge Creek. The property is located south of CSAH 21, North of CSAH 16 (Eagle Creek Blvd), east of Pike Lake Road, and west of Riverside Bluffs (see attached map). The proposal involves the development of 104 single-family residential lots and the dedication of 38 acres of open / ponding space.  The property is currently zoned R-1B, Urban Residential. All surrounding development on the north side of Eagle Creek Blvd and south of CSAH 21 is zoned R-1B.

The PUD request involves the following adjustments to City Code:

• Filling of a small amount of wetland for the extension of Crossings Boulevard
• Allowance of 7.5' side yard setbacks.
• Reduction in street width from 37' to 34' for residential streets

The applicant had originally proposed a variance to allow part of their building pads on a small number of lots to encroach into the bluff impact zone setback, but has revised their plan to not impact the bluff impact zone. The subdivision meets all other design standards of the R-1B zone and City Code.

As proposed, a 30.26 acre section of wetlands (Outlot A) in the subdivision south of Crossings Boulevard that contains the Prior Lake Outlet Channel would be dedicated to the city and part of the outlot would be used for stormwater ponding.

Multiple agencies, including the Prior Lake - Spring Lake Watershed District and Army Corps of Engineers would be involved in the review of trail development and wetland enhancement. Planning Staff believe the wetland area should be an amenity to this development and surrounding area, rather than left in the current state. The Prior Lake - Spring Lake Watershed District has expressed interest in improvements in the channel in this area, as the channel currently has a ninety-degree turn on this site, which is undesirable for drainage. The City would intend to pursue trail development and enhancement of the wetlands after taking possession of the Outlot.  It is the Planning Department's recommendation that the Park Dedication fees collected from this development be used in conjunction with stormwater funds to enhance the wetland areas and provide trails and possibly boardwalks to connect to the existing trail network to the east and west of this development.

House Design:

Lennar is proposing to develop single-family houses (sample floorplans and elevations attached), with the ability to build their NextGen product line. The style of houses are ramblers, two-story, and 1.5 story houses. The NextGen houses are a single-family house with an additional suite intended for a family member, such as an elderly parent. The Zoning Administrator has determined that NextGen houses still qualify as a single-family residence if there is not completely self-contained residential facilities in the suite, such as laundry and a full kitchen, and that access to the unit from the rest of the house is not restricted by a deadbolt lock, or access is only by a separate entrance. Lennar has stated that NextGen houses represent less than 10% of their sales in this market.

The applicant is proposing a range of lots with a minimum width of 65'. The average area of the lots is 11,980 square feet (0.27 acres). 55 of the lots are 70' or wider. As proposed with 7.5' sideyard setbacks, all building pads are at least 50' wide, allowing for 3-stall garages.

Street Design:

The proposed subdivision is located between Ridgeview Estates and Riverside Bluffs, allowing for the completion of the planned street extensions of Oakridge Trail and Crossings Boulevard. Lennar is also proposing two looped streets (Eagle Ridge Loop and Willow Way), two cul-de-sacs (Red Oak Path, Ridge Creek Trail), and a connector street (Ridge Creek Trail). Planned street width is 34' wide for new neighborhood streets. Oakridge Trail and Crossings Boulevard are planned to be 37'. Staff believes the development of two cul-de-sacs is acceptable because of the challenges to development of the site due to topography, wetlands, and the adjacent county roads.

Active Living Design:

Lennar is planning to provide the following pedestrian / bicycle connections:

• Complete the trail section along Eagle Creek Blvd, filling a key trail gap in eastern Shakopee between CSAH 21 and Dakota Crossing.
• Providing sidewalks on one side of Oakridge Trail, Willow Way, Ridge Creek Trail, Eagle Ridge Path, and Red Oak Path.
• Providing two connections to trail on CSAH 21 and one connection to trail along Eagle Creek Blvd.
• Construction of both trail and sidewalk along Crossings Boulevard

Staff is recommending that a sidewalk be added to the north side of Ridge Creek Trail, so the sidewalk is continuous on this street.

Infrastructure:

At the time of development of Riverside Bluffs, Mattamy Homes approached the previous property owner of this site about a cooperative grading project for the southeast portion of the site. The previous owner was not interested in allowing Mattamy Homes to grade onto their property, so the back yards on the west side of River Bluff Court have a significant slope up to this site.

Lennar plans to work with residents to reduce the slope in their backyards. Creating a more usable back yard and reducing the elevation difference of lots on Eagle Ridge Loop to lots on River Bluff Court benefits the developer, current, and future residents. Staff supports the applicant working with adjacent residents.  

An 8" watermain connection is required across CSAH 21 into the Southbridge Development. The applicant is working the impacted residents in Southbridge and Shakopee Public Utilities on making this connection in a 22" casing.

Stormwater retention ponds are proposed on both Outlot A and Outlot B. Stormwater pipes are proposed in the rear yards of some of the lots.  

An existing Centerpoint Energy gas transmission line is located on the northeast part of the site in a 66' easement, which would be in the rear yards of 7 lots. Planning staff recommends that Lennar notify future owners of these lots about the gas easement and its location.

Natural Resources:

This development has an upper and lower area, which are not directly connected by streets within this development. Lots on the north side of Oakridge Trail are on a wooded slope that qualifies as a bluff in some areas. The developer has combined the two westernmost lots to eliminate impacts to the bluff impact zone and comply with the bluff setback. The most dense woodland area is bluff area and the area on the southwest part of the site south of the extension of Oakridge Trail. The bluff area will be preserved by a conservation easement, many trees south of Oakridge Trail are proposed to be removed and will require replacement.

The applicant is required to plant replacement trees based on the number of caliper inches removed. The number of replacement trees required is 365, the applicant is proposing to plant 440 replacement trees. The trees will be planted throughout the development on the residential lots and also along the adjacent highways as screening, as shown on L1-L3 in the plans. The planting schedule for pond and prairie areas in the open space is shown on page L3.

Review Comments Received:

This request was reviewed by other departments and outside agencies, memorandums from Parks and Recreation, Engineering, Scott County, and Shakopee Public Utilities are attached for reference.

Draft Conditions of Approval:

1. Comply with conditions of the Public Works and Engineering / Natural Resources Memo dated 3-1-17.
2. Comply with conditions of the Shakopee Public Utilities Memo dated 2-14-17.
3. Comply with conditions of the Parks and Recreation memo dated 2-14-17.
4. Comply with conditions of the Scott County Highway Department memo dated 2-27-17
5. Comply with conditions of the WSB memo dated 2-23-17.
6. "NextGen" units must not be separated from the rest of the house by a deadbolt lock, or separate entrance. The units must also not contain separate both laundry and full kitchen facilities.
7. A sidewalk shall be added to the north side of all parts of Ridge Creek Trail.
8. In areas where a sidewalk or trail is provided on private property, a sidewalk / trail easement shall be provided.
9. 7.5' side-yard setbacks are approved for interior lots. The 7.5' setback applies to both the dwelling part of the unit and garage.
10. Maintenance of landscaping and trees on private property for screening from adjacent roadways is the responsibility of private property owner's, or a homeowner's association.
11. Street names on a future final plat are to be reviewed and approved by the city.
12. The applicant must notify future owner's of lots in Block 4 about the location of the gas pipeline and easement.
13. The 3 trail connections to trails along both CSAH 21 and CSAH 16 shall be as proposed on the revised plans.
14. If the applicant constructs a monument sign for this subdivision, the sign must meet City Code standards for design and location and receive a sign permit. All signage is required to be located within in a a dedicated sign easement.
15. Park dedication funds received from this development shall be programmed for development of the trails  open space within this development.
16. A utility coordination plan is required and must receive approval from the City of Shakopee. Right-of-way permits will not be granted without an approved coordination plan.
17. Locations of trees planted by the applicant must be marked by the applicant and approved by the city prior to planting.
18. Required landscaping and replacement trees planted on residential lots must be planted at least 8' from side lot lines.