Property Information:

Address: 1868 Mystic Lake Drive South

Property Owner: Roberta Schneider Revocable Trust

Lot Area: 56.2 acres

Current Zoning: Agricultural Preservation

2040 Land Use Plan Guiding: Suburban Residential

Jason Palmby, Magellan Land Development, has applied for a Planned Unit Development (PUD) Concept review for the property at 1868 Mystic Lake Drive South.

The purpose of the PUD concept review is for the Planning Commission and City Council to provide feedback prior to preparing full development plans. There is no approval issued by the concept review process. After the City Council reviews the proposed development concept, the applicant intends to develop full plans and submit a preliminary plat and PUD application on this site.

The applicant has partnered with M/I Homes and  is proposing a mix of three different unit styles in the development, for a total of 175 lots, including:

• 46 Carriage homes, 2-story houses on 40' lots (northeast portion of site)
• 68 Villa homes, single-level homes on 50' - 60' wide lots (northwest portion of site)
• 61 Single-family homes on 65' wide lots (southern portion of site)

The proposed setbacks on the different lot / unit types are:

• Carriage: Front setback: 25', side setback: 5', street-side setback: 10'
• Villa: Front setback: 25', side setback: 5', street-side setback: 10'
• Single-Family: Front setback: 25', side setback: 7.5', street-side setback: 15'

All of the unit types are single family units, with the carriage homes and villa homes potentially having an association to provide yard and snow maintenance. The proposed setbacks and lot size of the single-family lots meet the minimum lot size of the R1B zone and match the required setbacks of R1B. The proposed villa and carriage homes have reduced lot width and side/street side setbacks from the R1B requirements.

The applicant has provided sample elevations of the different unit types, which are attached to this report and appear to meet the minimum design requirements of City Code. The gross density of the proposed development is 3.1 units / acre, which meets the minimum required density of 3 units per acre for the Suburban Residential land use classification. The net density of the proposal is 3.8 units per acre since the open space is not counted in the overall area.

The main street entrance locations to the development are set by existing right-of-ways for Thrush Street, Avon Lane (south), and Karner Drive (southwest). There is one proposed cul-de-sac on the site. A median at the entrance of the development from County Road 83 on Thrush Street will be required, along with two exit lanes (a left turn lane and straight / right turn lane).

A PUD requires a minimum of 15% of the site to be open space, which the applicant has met and is proposing to connect the open space by a trail network through out the development. The open space areas would be public open space owned by the City. It is anticipated that the open space areas would have amenities added after a review by city staff of the surrounding park facilities.  The applicant would still be paying applicable Park Dedication fees for the development.

The proposed trails connect to existing trails along County Road 83 and a future trail adjacent to the pond in Park Meadows. When Park Meadows 3rd Addition was platted, Centex Homes provided an easement for a future trail adjacent to the pond in the rear yard of homes on the south / west side of Karner Drive. A portion of the pond is shown on the concept drawing. With the proposed trail layout, there is a trail connection from County Road 83 to Green Meadows Park and through the Greenfield development to Independence Drive (see attached map showing area sidewalks / trails).

The only significant existing trees on the site are a few trees on the existing homestead site and a few trees along the southern lot line. The applicant will be required to follow the requirements for replacement, planting boulevard trees along all roadways within the development and two trees on each lot. The applicant intends to plant a significant buffer of landscaping along County Road 83.

The proposed stormwater ponding areas are in the lowest areas of the site and are incorporated into the residential lots, which is preferred by the Public Works and Engineering Department. The applicant is in the process of completing a traffic impact study.

At the Planning Commission meeting, two commissioners expressed concern about pedestrian and vehicle conflicts for residents walking to schools and parks. In addition to the trails in the open space areas, the applicant intends provide sidewalks on both sides of Thrush Street, and on one side of all other streets. The commission also questioned the timeline for the Shakopee Gravel site and buffering or screening between this site and the gravel mine. There is an existing berm approximately 8' in height on the Shakopee Gravel site that would remain until such time that it is developed. 

Based on previous discussions with Shakopee Gravel, it is expected that the mine area may develop in the next several years. The part of the Shakopee Gravel site adjacent to this site is guided for suburban residential development (3-6 units per acre).  M/I Homes was originally affiliated with the gravel pit development but is no longer and would develop this site.