Discussion:
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) and preliminary plat for the property at 1868 Mystic Lake Drive South. In January of 2021 the applicant submitted a PUD concept review application for review by both the Planning Commission and City Council of a 175 lot concept. After the concept review, the applicant has made slight adjustments to the plans for development, including:
- Adjustment of the lot configuration of the cul-de-sac.
- Adjustments in size / location of stormwater basins based on further engineering analysis.
- Enlargement of the northern open space area near the Villa homes.
- Enlargement of the southernmost open space area.
- Reduction in size of the open space area immediately south of Thrush Street
- The number of single-family lots has increased by one lot to 62, the number of carriage lots has decreased by one lot to 45, the total lot count remains at 175 lots.
The applicant has partnered with M/I Homes and is proposing a mix of three different single-family unit styles in the development, for a total of 175 lots, including:
- 45 Carriage homes, 2-story houses on 40' lots (northeast portion of site)
- 68 Villa homes, single-level homes on 50' - 60' wide lots (northwest / central portion of site)
- 62 Single-family homes on 65' wide lots (southern portion of site)
The proposed setbacks on the different lot / unit types are:
- Carriage: Front and rear setback: 25', side setback: 5', street-side setback: 10'
- Villa: Front and rear setback: 25', side setback: 5', street-side setback: 10'
- Single-Family: Front and rear setback: 25', side setback: 7.5', street-side setback: 15'
As part of the PUD request, the applicant is requesting concessions from the following City Code requirements:
- Lot width / setback requirements for the Villa and Carriage Lots (40' / 50', with 5' side, 10' street-side setbacks, vs R1B requirement of 60' and 7.5' side, 15' street-side setback)
- Allowance for an increased amount of impervious surfaces on 23 Villa lots (52% vs 50% for 19 lots and 54% for four lots)
Areas the applicant is exceeding the minimum Code requirements:
- The applicant is proposing to have additional landscaping beyond the minimum requirements of City Code.
- A minimum of 15% of the site as open space dedicated to the city
- Sidewalks on both sides of Thrush Street
- Construction of a looped trail system in the development connecting to existing / future trails.
A PUD requires a minimum of 15% of the site to be open space. The applicant is working with staff to remove some of the ponding areas that are located in the open space area to meet the 15% requirement, as City Code does not permit part of the 15% minimum open space to be encumbered by drainage areas.
The applicant is proposing to connect the open space by a trail network throughout the development. The open space areas are intended to be public open space owned by the City. It is anticipated that the open space areas will have amenities added after a review by city staff of the surrounding park facilities. The applicant would be paying applicable Park Dedication fees for the development.
At the January 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. Staff has commented that additional landscaping / screening is necessary for lots adjacent to the mine, County Road 83 and the adjacent property to the north.
The applicant is proposing an association in this subdivision that would provide for snow removal and lawn care for the villa lots, maintenance of common elements, snow removal on sidewalks and not permit outdoor storage of boats, trailers and RVs. M/I homes also intends to have a restriction in the covenants that does not permit privacy fences to be constructed in this development. The association will be responsible for maintenance of the landscaped buffer along County Road 83 so there is a uniform appearance to the landscaping.
The applicant has provided 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 (Avon Circle). 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). The traffic study prepared for this development is attached to the report and states that in the PM peak, a few vehicles will be in queue to turn left onto County Road 83, but the intersection will not meet warrants for the installation of a traffic signal at Thrush / County Road 83 after buildout of the Valley Crest 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.
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).
The adjacent property owner to the south, Ms. Beverly Koehnen, has submitted materials opposing the design of the proposed development, specifically the trails adjacent to her property and County Road 83 and concerns about density and stormwater runoff to her property. The Valley Crest development is designed to contain runoff on its site, by having the 100-year High Water Line (1% probability) elevations of the ponds on the south side of the site being at least 1.5' below Ms. Koehnen's property.
Ms. Koehnen has also provided photographs from a major storm event from 2014 and a single-vehicle crash on CH83. She has expressed that she feels the homes are proposed too close to CH83.
The Engineering Department has worked closely with the applicant to ensure adequate stormwater protection and the trails are a critical element needed for open space and also to connect to a future trail that the city will be constructing to the west.
Materials submitted to city staff are attached to this report. Staff supports the proposed trail alignment and connections to trail along County Road 83, and the Engineering Department is reviewing the applicant's plans for compliance with all state, federal and local requirements.