HomeMy WebLinkAbout9B - Bluff Heights
MEETING DATE:
AGENDA #:
PREP ARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JULY 15,2002
9B
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE CONDITIONAL USE PERMIT FOR A 49-UNIT MULTI-
FAMILY DWELLING, KNOWN AS BLUFF HEIGHTS
APARTMENTS, IN THE R-4 ZONING DISTRICT (CASE FILE
#02-026)
History: Bluff Heights Apartments, Limited Partnership, represented
by Gregory McClenahan, has filed an application for a Conditional
Use Permit (CUP) to allow a multifamily dwelling on the property
located on the north side of Franklin Trail, east ofTH 13 and west of
Bluff Heights Trail. The property is zoned R-4 (High Density
Residential) and is guided as R-HD (Urban High Density) on the ,
Comprehensive Land Use Plan Map. Multi-family dwellings require a
CUP within the R-4 Zoning District..
The Planning Commission considered this request at a public hearing
on May 13, 2002. The staff and the Planning Commission identified
several issues pertaining to this development. The Planning
Commission tabled the item to allow the developer the opportunity to
address the outstanding issues.
On June 10, 2002 the Planning Commission considered the revised
plans. The Commission recommended approval of this application
subject to conditions. A copy of the minutes of the May 13,2002 and
June 10, 2002 Planning Commission meetings are attached to this
report.
Current Circumstances: The total site consists of 3.62 acres. The net
area of this site, less wetlands, is 2.67 acres. Access to the site is from
Franklin Trail, on the south side of the site.
This property is designated for High Density Residential uses on the
2020 Comprehensive Plan Land Use Map, and is zoned R-4 (High
Density Residential). The R-4 district permits a maximum density of
30 units per acre.
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Density: The revised plan proposes 49 units on a total of 2.67 net
acres. The overall density proposed in this plan is 18.35 units per acre.
Buildine Style: The proposed plan calls for 3-story building.
Included within the building are 5 one-bedroom apartments, 31 two-
bedroom units and 13 three-bedroom units. The building will also
include some community facilities, possibly including a community
room, game room, exercise room and/or laundry room. There will be
one interior garage and one exterior parking space for each unit. The
interior garage spaces are located on part of the first level of the
building, and within a detached garage.
Setbacks: Required setbacks in the R-4 district are as follows:
Required Proposed
Front 30' or building height, whichever is 35'
greater
Side 15' + 2" per linear foot of building 35'
wall length over 50'
Rear 25' 140'
Detached No closer to the front lot line than 35'
Garage the front building wall (42')
Parking (front) Same as building 35'
Driveway 5' 5'
The principal structure meets the setback requirements of the R-4
district. The detached garage must be setback at least 42' from the
front lot line in order to meet the required setback. Also, in order to
meet all setback requirements, no parking will be permitted in front of
the garage doors in the building at any time.
Lot Coveraee: The R-4 district allows a maximum ground floor area
of 0.35. The ground floor area proposed in this plan is 0.16.
Parkine: Parking for multifamily housing is required at a rate of 2
spaces per unit. This development requires a minimum of 98 parking
spaces. The proposal provides a total of 98 spaces, with 43 parking
spaces in the building, 7 spaces within the detached garage and 48
surface spaces.
Landscapin2;: Section 11 07.1900 lists the landscaping requirements
for developments of this type. Perimeter landscaping for this
development is required at a rate of 1 tree per unit or 1 tree per 40' feet
of perimeter, whichever is greater. In this case, a minimum of 49 trees
must be provided. The revised landscaping plan submitted by the
developer still requires some modifications to meet the required
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Page 2
number of trees. The plan also notes that an irrigation system will be
provided.
Tree Replacement: The applicant has submitted an inventory
identifying 177.5 caliper inches of significant trees on the site. Based
on the grading plan, the proposal removes 74.5 caliper inches, or
41.9% for grading purposes. The Zoning Ordinance allows removal of
25% of the significant caliper inches. Any removal above the 25%
must be replaced at a rate of Y2" caliper inch per 1 inch removed. In
this case, 15 caliper inches, or 6 trees (2.5 caliper inches each) must be
replaced. The landscaping plan identifies the required replacement
trees.
Siens: This site plan includes one freestanding monument sign,
located at the west entrance to the site. This sign is consistent with the
sign requirements of the Zoning Ordinance.
Liehtine: The applicant has submitted a plan identifying the location
of light poles within the parking lot. According to the plan, most of
the lights comply with the maximum footcandles at the property line.
Only one light, that standard located at the center of the parking lot
along Franklin Trail exceeds 1.0 footcandles at the right-of-way line.
This light must be removed or shielded in some manner so it will not
exceed that standard.
Storm Sewer: The developer has submitted storm water calculations
meeting the requirements of the City Public Works Design Manual.
The City has determined that the design meets all City requirements.
The Issues: The proposed Conditional Use Permit should be reviewed
in accordance with the criteria found in Section 1108 of the City Code
and Section 1102.703. Section 1102.703 is the provision within the R-
4 requirements relating to specific conditions for multi-family
dwellings. The criteria are discussed on the following pages.
City Code 1102.703 Uses Permitted With A Conditional Use Permit
1. Multiple Family Dwellings. Conditions:
a. Access shall be to a roadway identified in the Comprehensive
Plan as a collector or arterial or shall be otherwise located so
that access can be provided without generating significant
traffic on local residential streets.
The only access to this property is from Franklin Trail, which
is classified as a minor collector street.
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Page 3
b. Building lots shall contain a minimum of 400 square feet of
usable open space per dwelling unit and no more than 1/2
can be located in the front yard.
Forty-nine dwelling units are proposed requiring 19,600 square
feet of usable open space. The site plan indicates 43,145
square feet located to the rear of the building.
c. The minimum spacing between buildings shall be the
average heights of the buildings.
This provision is not applicable, as there is only one building
proposed.
d. Side and rear yards may be reduced to zero feet where
dwellings are designed to share common walls.
This provision is not applicable, as there is only one building
proposed.
e. All buildings shall be located a minimum of 15 feet from the
back of the curb line of internal private roadways or parking
lots.
There is no internal building setback because of the garage
doors at the lower level of the building. The ordinance did not
anticipate this type of building design. A single entrance to a
lower level parking area is not required to meet this setback, so
the individual doors probably are also excluded from this
requirement.
f. No portion of the required 20-foot road system may be used
to satisfy the off-street parking requirements.
The proposed internal drives are not being used for proposed
parking. This requirement has been met.
Section 1108.200 of the City Code sets forth the criteria for approval
ofa CUP.
(I) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
The applicable goals and objectives of the Comprehensive Plan
include the following: Objective #1 of the Comprehensive Plan is
to provide opportunities for a variety of affordable high quality
housing. Objective #2 is to maintain a choice of and encourage
development of quality residential developments.
Page 101 of the Comprehensive Plan addresses housing analysis.
The analysis specifically states there is a gap in Prior Lake's
housing in the area of newer apartment units. Similar type
communities are expected to maintain 25-30% of the housing stock
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Page 4
in apartments or multi-family dwellings. Prior Lake currently has
12.85% classified as apartments or multi-family dwellings. The
addition of the proposed units would complement the goal of
providing opportunities for diverse housing.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
The proposed multi-family dwelling will not be detrimental to the
health, safety, morals and general welfare of the community as a
whole.
(3) The use is consistent with the intent and purpose of the Zoning
Ordinance and the Use District in which the Conditional Use is
located.
The use requires a CUP within the zoning district. The property is
zoned R-4 Multi-family residential. The proposed site layout
complies with most requirements and performance standards of the
Zoning District. Minor changes to the landscaping plan and
lighting plan are still required.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing
or proposed.
The proposed use as an apartment building will not have adverse
impacts on governmental facilities or improvements.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional
use.
The use is located adjacent to a public street and a townhouse
development to the east. The proposed use will not have adverse
impacts on the use and enjoyment of properties in close proximity.
The landscaping plan and other improvements to the site will
mitigate any impact on the adjacent property.
(6) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in
the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by
the City Council.
A civil engineer has prepared the plans. As noted above, with
some modifications, the plans meet all requirements of the Zoning
Ordinance. The landscape plan must be prepared and signed by a
registered landscape architect.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
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Page 5
which illustrate locations of city water, city sewer, fire
hydrants, manholes, power, telephone and cable lines, natural
gas mains, and other service facilities. The plans shall be
included as part of the conditions set forth in the Conditional
Use Permit approved by the City Council.
The plans have been prepared by a civil engineer and reviewed by
the City Engineering Department. Some modifications are
required, and will be made prior to approval of the final plat for
this site.
(8) The use is subject to such other additional conditions which the
City Council may find necessary to protect the general welfare,
public safety and neighborhood character. Such additional
conditions may be imposed in those situations where the other
dimensional standards, performance standards, conditions or
requirements in this Ordinance are insufficient to achieve the
objectives contained in subsection 1108.202. In these
circumstances, the City Council may impose restrictions and
conditions on the Conditional Use Permit which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the Conditional Use Permit
approved by the City Council.
Some revisions to the plan are required before approval of the
building permit. Most of these can be addressed through
conditions imposed as part of the resolution approving the CUP.
Conclusion: The Planning Commission also concluded the proposal
met the requirements for a conditional use permit. The Planning
Commission recommended approval of the conditional use permit
subject to the following conditions:
1) Any changes required as a result of the review of the revised storm
water runoff calculations must be incorporated into the site plan.
2) The applicant must provide building elevations specifically
identifying the proposed architectural materials. The applicant
must also provide building elevations for the detached garage.
The exterior materials for the garage must be compatible to the
principal structure.
3) The landscaping plan must be revised to include 2 additional trees.
4) The applicant must provide an irrigation plan with the building
permit.
5) The lighting plan must be revised to ensure that light at the center
of the parking lot along Franklin Trail does not exceed 1.0
footcandle at the right-of-way line.
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Page 6
FISCAL IMPACT:
AL TERNA TIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
6) The applicant must provide plans for the trash enclosures. The
trash enclosures must be constructed of materials compatible with
the materials used for the principal structure.
7) The applicant must provide the necessary documents granting the
City drainage and utility easements prior to issuance of a building
permit. The documents must be in a form acceptable to the City
Attorney.
8) All issues identified in the memorandum from the Engineering
Department, dated March 20, 2002 and prepared by Sue
McDermott, City Engineer, the memorandum from WSB and
Associates, dated June 20, 2002 and prepared by John
Mackiewicz, and the memorandum from the Building Department,
dated March 20, 2002 and prepared by Robert Hutchins, Building
Official, must be reviewed by the Engineering and the Building
Department and any required changes made to the site plan prior
to issuance of a building permit.
Rmlgpt Tmpnrt. The construction of new dwelling units will provide
additional tax base to the City.
The City Council has three alternatives:
1. Adopt a resolution approving the Conditional Use Permit for this
development subject to the listed conditions, with the finding that
the CUP is consistent with the intent and purpose of the
Comprehensive Plan and the Zoning and Subdivision Ordinances.
2. Deny the Conditional Use Permit on the basis it is inconsistent with
the purpose and intent of the Zoning and Subdivision Ordinances
and/or the Comprehensive Plan. In this case, the Council should
direct the staff to prepare a resolution with findings of fact for the
denial of these requests.
3. Defer consideration of this item for specific reasons.
Staff recommends alternative #1. The following motion is required:
1. A motion and second to approve a resolution approving the
Conditional Use ermit, subject to the listed conditions.
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Page 7
CONDITIONAL US~RMIT
RESOLUTION 02-~ Ij r
APPROVING A CONDITIONAL USE PERMIT TO DEVELOP A 49-UNlT MULTI-
FAMILY RESIDENTIAL BUILDING TO BE KNOWN AS "BLUFF HEIGHTS
APARTMENTS"
MOTION BY: SECOND BY:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 13,
2002, to consider an application from Bluff Heights Apartments, Limited
Partnership for a Conditional Use Permit (CUP) for a 49-unit multi-family
dwelling to be known as Bluff Heights Apartments; and
WHEREAS, Notice of the public hearing on said CUP was duly published in accordance
with the applicable Prior Lake Ordinances; and
WHEREAS, The Prior Lake Planning Commission continued the public hearing to June
10,2002; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this
CUP and persons interested were afforded the opportunity to present their
views and objections related to the CUP of Bluff Heights Apartments; and
WHEREAS, The Planning Commission recommended the City Council approve the CUP
with specific conditions; and
WHEREAS, The City Council considered the CUP application for Bluff Heights
Apartments at its regular meeting on July 15,2002; and
WHEREAS, The City Council finds the CUP for Bluff Heights Apartments in harmony
with both existing and proposed development in the area surrounding the
project; and
WHEREAS, The City Council finds the proposed CUP is compatible with the stated
purposes and intent of the Zoning Ordinance as they relate to conditionally
permitted uses, and further, that the proposed CUP meets the criteria for
approval of CUP as contained in Section 1108.202 of the Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
1. The recitals set forth above are incorporated herein.
2. The City Council hereby adopts the following findings:
a) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
The applicable goals and objectives of the Comprehensive Plan include the
following: Objective #1 of the Comprehensive Plan is to provide opportunities
for a variety of affordable high quality housing. Objective #2 is to maintain a
choice of and encourage development of quality residential developments.
Page 101 of the Comprehensive Plan addresses housing analysis. The analysis
specifically states there is a gap in Prior Lake's housing in the area of newer
apartment units. Similar type communities are expected to maintain 25-30% of
the housing stock in apartments or multi-family dwellings. Prior Lake currently
has 12.85% classified as apartments or multi-family dwellings. The addition of
the proposed units would complement the goal of providing opportunities for
diverse housing.
b) The use will not be detrimental to the health, safety, morals and general welfare of
the community as a whole.
The proposed multi-family dwelling will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
c) The use is consistent with the intent and purpose of the Zoning Ordinance and the
Use District in which the Conditional Use is located.
The use requires a CUP within the zoning district. The property is zoned R-4 Multi-
family residential. The proposed site layout complies with most requirements and
performance standards of the Zoning District. Minor changes to the landscaping plan
and lighting plan are still required.
d) The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The proposed use as an apartment building will not have adverse impacts on
governmental facilities or improvements.
e) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
The use is located adjacent to a public street and a townhouse development to the east.
The proposed use will not have adverse impacts on the use and enjoyment of properties
in close proximity. The landscaping and other improvements will mitigate any impact
on the adjacent property.
t) The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil
engineer registered in the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by the City Council.
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Page 2
A civil engineer has prepared the plans. As noted above, with some modifications to the
landscaping and lighting plans, the plans meet all requirements of the Zoning Ordinance.
The landscape plan must be prepared and signed by a registered landscape architect.
g) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city
water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural
gas mains, and other service facilities. The plans shall be included as part of the
conditions set forth in the Conditional Use Permit approved by the City Council.
The plans have been prepared by a civil engineer and reviewed by the City Engineering
Department. Some modifications to the drainage and grading plans are required to meet
City design standards; these changes will be made and reviewed by the City prior to
approval of the building permit for this site.
h) The use is subject to such other additional conditions which the City Council may
find necessary to protect the general welfare, public safety and neighborhood
character. Such additional conditions may be imposed in those situations where the
other dimensional standards, performance standards, conditions or requirements in
this Ordinance are insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may impose restrictions and
conditions on the Conditional Use Permit which are more stringent than those set
forth in the Ordinance and which are consistent with the general conditions above.
The additional conditions shall be set forth in the Conditional Use Permit approved
by the City Council.
Some revisions to the landscaping and lighting plan are required before approval of the
building permit. These can be addressed through conditions imposed as part of this
resolution.
3. Section 1102.703 (1) lists the specific criteria for a multi-family residential dwelling in the
R-4 district. These criteria are discussed below:
a) Access shall be to a roadway identified in the Comprehensive Plan as a collector or
arterial or shall be otherwise located so that access can be provided without
generating significant traffic on local residential streets.
The only access to this property is from Franklin Trail, which_is classified as a minor
collector street.
b) Building lots shall contain a minimum of 400 square feet of usable open space per
dwelling unit and no more than 1/2 can be located in the front yard.
Forty-nine dwelling units are proposed requiring 19,600 square feet of usable open
space. The site plan indicates 43,145 square feet located to the rear of the building.
c) The minimum spacing between buildings shall be the average heights of the
buildings.
This provision is not applicable, as there is only one building proposed.
d) Side and rear yards may be reduced to zero feet where dwellings are designed to
share common walls.
This provision is not applicable, as there is only one building proposed.
1:\02fi1es\02cup\bluffheights\cup res.doc
Page 3
e) All buildings shall be located a minimum of 15 feet from the back of the curb line of
internal private roadways or parking lots.
There is no internal building setback because of the garage doors at the lower level of the
building. The ordinance did not anticipate this type of building design. A single
entrance to a lower level parking area is not required to meet this setback, so the
individual doors probably are also excluded from this requirement.
1) No portion of the required 20-foot road system may be used to satisfy the off-street
parking requirements.
The proposed internal drives are not being used for proposed parking. This requirement
has been met.
4. The Conditional Use Permit is hereby approved on the property legally described as follows:
Lots 1 and 2, Block 1, BLUFF HEIGHTS ADDITION, according to the recorded plat
thereof, Scott County, Minnesota.
5. The Conditional Use Permit is hereby approved subject to the following conditions:
a) Any changes required as a result of the review of the revised storm water runoff
calculations must be incorporated into the site plan.
b) The applicant must provide building elevations specifically identifying the proposed
architectural materials. The applicant must also provide building elevations for the
detached garage. The exterior materials for the garage must be compatible to the
principal structure.
c) The landscaping plan must be revised to include 2 additional trees.
d) The applicant must provide an irrigation plan with the building permit.
e) The lighting plan must be revised to ensure that light at the center of the parking lot
along Franklin Trail does not exceed 1.0 footcandle at the right-of-way line.
f) The applicant must provide plans for the trash enclosures. The trash enclosures must be
constructed of materials compatible with the materials used for the principal structure.
g) The applicant must provide the necessary documents granting the City drainage and
utility easements prior to issuance of a building permit. The documents must be in a
form acceptable to the City Attorney.
h) All issues identified in the memorandum from the Engineering Department, dated March
20,2002 and prepared by Sue McDermott, City Engineer, the memorandum from WSB
and Associates, dated June 20, 2002 and prepared by John Mackiewicz, and the
memorandum from the Building Department, dated March 20, 2002 and prepared by
Robert Hutchins, Building Official, must be reviewed by the Engineering and the
Building Department and any required changes made to the site plan prior to issuance of
a building permit.
i) Upon final approval, the developer must submit two complete sets of full-scale final
plans and reductions of each sheet. These plans will be stamped with the final approval
information. One set will be maintained as the official CUP record. The second set will
be returned to the developer for their files.
1:\02fi1es\02cup\bluffheights\cup res.doc
Page 4
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use
Permit for the multi-family dwelling to be known as Bluff Heights Apartments. The contents of
Planning Case Files #02-026 is hereby entered into and made a part of the public record and the
record of the decision for this case.
Passed and adopted this 15th day of July, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} City Manager,
City of Prior Lake
1:\02fi1es\02cup\bluffheights\cup res.doc Page 5
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BLUFF HEIGHTS APARTMENTS
Introduction
Bluff Heights Apartments will be a 49-unit rental apartment complex located in the northeast
corner of the intersection of Franklin Trail and Highway 13 in Prior Lake, Minnesota. 39 units
will be financed by federal tax credits and private or state-sponsored financing. The other 10
units will be owned by Scott County HRA and operated as public housing. The development
is designed to provide housing to one to five-person families with incomes between $20,000
and $50,000, for whom there are limited housing alternatives. Other neighboring land uses
include retail, commercial, multi-family and single family neighborhoods. The apartment
complex will provide visual appeal, community atmosphere and outdoor recreational and
leisure opportunities.
Phvsical Development
The property will consist of a three-story apartment complex. The 49-unit mix will consist of
8 one-bedroom units (700 sq . ft.), 28 two-bedroom units (850 sq. ft.) and 13 three-bedroom
units (1,050 sq. ft.). Three of the units will be handicap accessible. Scott County HRA will
own 10 units. The building common area will have an open element from ground floor to
second floor and consist of a manager's office on the first floor and some combination of
community/exercise/game/laundry rooms on the second and third floors. One private garage
and one surface parking space will be provided per unit. There will be a resident
manager/caretaker. Unit density will be approximately 18 units per developable acre. The
property is zoned for 30 units per acre and contains 2.69 developable acres. An additional .95
acres contains a regional storm water pond and the land surrounding the pond is available for
use by the tenants.
The exterior will be maintenance-free siding and 60% class I materials. The units will have
separate heating and cooling systems. All units will have standard kitchen appliances, plus
dishwasher. A separate dining area will be provided. Each unit will have a balcony or patio
area. Tenants will pay gas and electric utilities. The owner will provide garbage service and
water and sewer. A central laundry will be located on the second floor.
Site amenities include an age-appropriate play area and walking paths throughout the
undeveloped area in the rear of the property. The grounds will be appropriately enhanced by
shrubs, deciduous and evergreen trees, perennial and annual flowering plants and landscaping
medium.
Location
The apartment complex will be located on approximately 3.62 acres of open land. which also
contains a regional storm water holding pond (.95 acres). The site is adjacent to a 3-story
professional building (west) and owner-occupied four-plexes (east). An apartment complex is
located across Frapklin Trail to the south. A wetlands abuts the property to the north. There
are similar multi-family uses in the proximate area. The apartment complex will provide a
to the west. The location permits direct access to Highway 13.
Tenant Profile
Prospective tenant households' incomes must fall below the following limits:
Household size
1
2
3
4
5
6
Income *
$31,380
$35,880
$40,320
$44,820
$48,420
$52,020
Maximum rents * , exclusive of estimated tenant-paid utilities, are as follows:
1 Bedroom Unit
2 Bedroom Unit
3 Bedroom Unit
$625-651
$772-794
$887-917
Tenants must also satisfy background checks regarding criminal activity and credit and
landlord-tenant history.
The apartment complex will provide affordable housing opportunities for low and moderate
income families. Tenants may continue to live at Bluff Heights Apartments after their incomes
exceed the initial income guidelines, but it is anticipated many tenant households will move to
single-family homes in Prior Lake and the surrounding area.
* effective as of November 1, 2001
Narrative, wpd
2
DESCRIPTION OF SITE AND SURROUNDING LAND USES
The proposed site is zoned R-4, which allows up to 30 units per acre. The 3.62 acre, rectangular
site surrounds a storm water drainage pond, which occupies a .95 acre easement, yielding 2.67
developable acres. The proposed site layout surrounds the pond and utilizes the pond and
undeveloped northeast portion of the property as a site amenity and nature resource. The site rises
gradually from the water level of the drainage pond. The building pad elevation will be
established sufficiently above the pond 100 year high water mark. The site is lightly to
moderately wooded with small to medium-sized softwood trees.
The building footprint has been located in such a fashion so as to satisfy various setbacks from
the perimeter boundaries and interior easement boundaries and to minimize proximity to less
desirable soils near the drain pond and former drainage swale that diagonally crossed a portion
of the property. Extensive soil analysis has been performed.
The property is located in an area containing a mix of land uses within a 500 foot radius,
including owner-occupied and rental multifamily residences, single family residences, a medical
clinic, a gas station, a two-story professional building and a veterinary clinic. All the surrounding
buildings and businesses are well maintained and provide a pleasant neighborhood. The proposed
development is similar in character to and compatible with the multiple surrounding uses.
DescrptionSite. Surrounding. LandU se. wpd
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From: chrisk To: Greg McClenahan
Dale: 5/30/2002 Time: 11 :07:00 AM
Page 1 of.1
r - _. _
elopment ..c::: ~ @ ~'\-'" ~ ~._~
,___.L \.:..., L ./
! '
it~1 MAY 3 0 ~02 JWj
FACSIMILE COVER PAGE
I
I
I
I
II From: chrisk
II Fax #: 320-252-0992
II Tel #: 320-252-2528
ITo: Greg McClenahan
I Fax #: 19528946421
I Company: Evergreeen Real Estate
ISubject: Bluff Heights
Sent: 05/30/2002 at 11 :06:58 AM
Pages: 1 (including cover)
MESSAGE:
Greg: Here are the calculations for the Exterior Finishes for the 49 Unit
Bluff Heights Apartment Building in Prior Lake.
Total Exterior Wall Square Footage (Including detached garages):
39,651.75 Square Feet
Total Area of Class I Finishes (Brick, Stucco, Glass):
25,369.25 Square Feet
Total Area of Non-Class I Finishes (Vinyl Siding, Garage Doors):
14,282.5 Square Feet
Percenatage of Class I Exterior Finishes:
25,369,25 S.F. /39,651.75 S.F. = 63.98 %
Please let me know if you need any additional information.
Chris Koepp
WinFax PRO Cover Page
Mal'" 2S 02 11:34a
e3/2e/2662 11:38
1
I
A.I.M.S.
5515533575
ELEMENTS INC
763-533-72S8
p.2
PAGE 62/62
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Memorandum
DATE: March 20, 2002
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, City Engineer /u~tJ\
RE: Bluff Heights (Project #02-36)
The Engineering Department has reviewed the subject preliminary plat and has the
following comments:
1. The plans must show the two driveway entrances to be installed using a concrete apron
per MnDOT standard plate no. 7035K.
2. The height of the proposed retaining wall near the northwest corner of the proposed
building must be shown on the plans.
3. Note that the existing storm manhole located northeast of the proposed basketball
court is to be adjusted to grade (approx. +2.0') in accordance with City standards.
4. Hydrant spacing must conform with the Public Works Design Manual.
5. Proposed slopes around the existing pond exceed 4:1.
6. Proposed retaining walls are located within easements.
Attached is an additional memorandum prepared by WSB & Associates addressing WCA
comments and storm water/grading. Let me know if you have any questions.
.
-:'.=. -- -"~:-~~~~_"~"'"~:""'="'N:-..:l.__-:'..........,:#,,,..,,,,.;..~..="-....~'!.~...-r~~~~_~__~'~._"~'____"_
/
A
WSB
& Associates, Inc.
Memorandum
To:
Sue McDermott, P.E., City Engineer
City of Prior Lake
From:
John Mackiewicz, Water Resource Specialist
WSB & Associates, Inc.
Date:
June 10, 2002
Re:
Review of Bluff Heights Development Plans
WSB Project No. 1430-03
As requested, we have completed the review of the supplemental hydrologic information
dated June 3, 2002. Based on our review, we offer the following comments:
Hvdrolo2ic/Hvdraulic. Water Quality. and Gradin2 Comments
1. Based on Item 4.26 in the Public Works Design Manual, 3-foot sumps must be
constructed as the last structure which is road accessible prior to discharge to any
water body. This would apply to Manholes #2 and #8. These structures should be
changed on the plans.
2. Please provide stage storage information for the pond below the pond outlet.
3. The distance between structure 7 and the pond outlet should be ma.ximized in order to
provide as much treatment as possible.
This concludes our review of the Bluff Heights Development plan. If you have any
questions or need additional information, please feel free to call me at (763)287-7194.
c. Dave Hutton, P.E., WSB
I
I
.
Memorandum
DATE: March 20,2002
TO: Jane Kansier, Planner
FROM: Robert D. Hutchins, Building Official
RE: Site plan review for Bluff Heights
Following are the results of the preliminary Site plan review for the Bluff Heights
building. Our review was based on the Minnesota State Building Code (MSBC) which
adopted with amendments the 1997 Unifonn Building Code (UBC) with handicap
regulations of the Minnesota Accessibility Code Chapter 1341. Also requirements of the
1998 Minnesota State Fire Code (MSFC) which adopted with amendments the 1997
Uniform Fire Code (UFC).
1. Complete a Building Code analysis. UBC Chapter 5. Include the following:
a. Occupa..'"1cy Classification. Note: If Garages designated as S-3, provide a 3-hour
occupancy separation between R-1. If designated as U-1, provide 2-hour area
separation every 3000 s.f. from floor to roof deck. UBC Table 3-13 and UBC 312.2.2.
b. Type of Construction.
c. Location on Property.
d. Allowable Floor Area. Note: a NFPA 13 system is required for fire depanment
concerns.
e. Height and Number of stories.
f. Exiting.
2. Structural engineer to design retaining walls over 4' -0" in height.
3. Relocate the site fire hydrant south to the West peninsula by the West drive entrance.
4. Provide a Post Indicator Valve (PIV) on sprinkler supply line into buildings. Locate a
minimum distance away the height of the building.
5. Provide fire lanes for fire apparatus response. Signage to read:" No Parking Fire Lane
by order of Fire Department". Indicate on Site plan. Locate by Fire Hydrant and East
parking lot and North Parking lot. UFC 1001.7.1.
6. If provided, indicate means of lawn irrigation. May use separate service and metering
for billing purposes.
.
7. Siamese connection and enunciator panels to be located by front entrance.
The following are building plan comments:
8. Submit signed architectural, structural plans and a Certificate of Survey before building
permit. Submit signed HV AC, plumbing, fire/smoke alann, emergency lighting/exit
signs and sprinkler plans. May be submitted at a later date.
9. Provide detail of lawn sprinkler service stub valve and backflow prevention details.
10. Provide HDCP signage details.
11. All Units not HDCP accessible must be HDCP adaptable and on a HDCP accessible
route. MSBC 1341 Table 16.2
12. Provide two parking spaces for commuter van. MSBC 1300.4100.
13. Submit Energy Envelope Calculations. MN Energy Code 7670.0100
14. Submit a soils report.
15. An S.A.C. detennination must be completed by the Metropolitan Waste Control
Commission. Contact Jody Edwards at 651.602.1113.
,
16. Provide testing documentation indicating that exterior and interior walls, elevator
walls, corridor floors, floor trusses/joists, and roof truss construction meets One hour
fire resistive construction. UBC 703.
17. Provide documentation listing that construction (floors and walls) meets Sound
Transmission Control ratings. UBC Appendix Chapter 12.
18. Submit the Structural Engineers requirements for Special Inspections UBC 1701.5.
19. One hour fire-rated Elevator Lobbies required. An elevator lobby must be separated
from a corridor. UBC 1004.3.4.5
20. Stairways and landscaped area must be in Rated Shafts. Two floors are allowed to be
open to each other. UBC 711.3 or an Atrium must be provided as per UBC 402.
21. Interior family rooms must be furnished with natural light. UBC 1203.2
22. Ventilation for the building must meet UBC chapter 12. Provide 15 CFM of
ventilation per occupant in the corridor.
23. State of Minnesota Building Codes and Standards Division must inspect Elevator.
MSBC 1307.0035.
24. Provide a Class III standpipe in each stairway. UBC 904.5.3
25. Provide fire extinguishers minimum 2AIOBC rated, within 75 feet travel distance of
all areas. UFC 1002.
2
26. Automatic garage doors to comply with State of Minnesota Statutes. MSBC
1300.5900
27. Post occupant load sign in Party Rooms. UBC 1007.2.6.
28. Provide maneuvering clearances and landings at the top and bottom of ramp in HDCP
garages. MSBC 1341. .0442 Subpart 6
29. Garage service doors must not swing over the step. UBC 1003.3.1.6 Exception 1.1
This is a preliminary review only on conceptual plans. Other code items will be addressed
when the preliminary plans are submitted. The building plans must be reviewed by the
Cities Developmental Review Committee (DRC) which consists of representatives of
Planning, Engineering, Parks, Finance, and Building Departments. The DRC must
approve the site plans before a building permit can be issued.
3
Planning Commission Meeting
May 13, 2002
5. Public Hearings:
Commissioner Stamson read the public hearing statement.
~
A. Case #02-026: Bluff Heights Apartments is requesting a Conditional Use
Permit to develop a 49-unit apartment building on 3.62 acres of vacant land located
on the north side of Franklin Trail, east of Highway 13 and west of Bluff Heights
Trail.
Planning Coordinator Jane Kansier presented the Planning Report dated May 13,2002,
on file in the office of the City Planning Department.
Bluff Heights Apartments, Limited Partnership, represented by Gregory McClenahan, has
filed an application for a Conditional Use Permit (CUP) to allow a multifamily dwelling
on the property located on the north side of Franklin Trail, east ofTH 13 and west of
Bluff Heights Trail. The plan proposes 49 units on a total of 3.62 acres. The property is
zoned R-4 (High Density Residential) and is guided as R-HD (Urban High Density) on
the Comprehensive Land Use Plan Map. Multi-family dwellings require a CUP within
the R-4 Zoning District.
Staff recommended the Planning Commission continue this matter and direct the
developer to provide the necessary additional information. In order to allow the
developer time to submit this information, and the staff the time to review it, the item
should be continued to June 10, 2002.
Atwood questioned buffer yards. Kansier explained the differences between B & C
bufferyards and briefly explained screening requirements.
Criego questioned the allocation for parks or playgrounds. Kansier said the land is not
being platted and therefore not required. The applicant does show a small playground
and a trail around the pond.
Comments from the public:
Applicant Greg McClenahan, representing Bluff Heights Apartments, said he does not
have any problems with continuing the matter to June 10, as they are working on staffs
conditions. The City Engineer is reviewing the storm water plans. The plan was to
satisfy the 60% exterior materials requirements. McClenahan explained they were
looking into a part stucco and brick building material, landscaping and bufferyard,
lighting, garage setback and park requirements.
Criego questioned if there was adequate space for children in the development.
McClenahan said it was similar to other projects he has built in Scott County. He felt the
project was family oriented with a demographic of 1.9 children per household. There
L:\02FILES\02planning comm\02pcminutes\MNOS1302.doc 2
Planning Commission Meeting
May 13, 2002
would be a game room, tot lot, pedestrian path and picnic shelter on the property. He felt
they have done a fair job in addressing the recreation area for children.
Irene Mangan, 4810 Bluff Heights Trail, stated her major concern is the population of the
building. Another concern is the drainage runoff. The area already has several existing
wet areas. She questioned who will take responsibility for the problems. Mangan
pointed out the drainage from this project running into their parking lot. Safety is an
issue with the busy corner and heavy traffic.
Walter Hriber, 4818 Franklin Trail, said a big issue is the existing water problems. The
project needs to be tiled. Another concern is to have the developer install a fence to keep
the kids from running into their property.
Greg McClenahan said they did hold an informational meeting and discussed putting up a
fence along the boundaries and they would be more than willing to do so. He also
addressed the neighbor's drainage concerns.
The hearing was closed at 7:00 p.m.
Comments from the Commissioners:
Criego questioned Kansier on the existing water problems on the adjacent parcel.
Kansier explained the City is concerned with runoff problems.
Ringstad said the drainage concerns are legitimate. The engineering department can
address this issue at the next meeting.
MOTION BY RINGSTAD, SECOND BY CRIEGO, TO CONTINUE THE MATTER
TO JUNE 10, 2002.
Vote taken indicated ayes by all. MOTION CARRIED.
B. Case #02-045:
Comprehensive Plan to
(C-CC) to Residential-
side of CSAH 83, south of C
hamrock Development is uesting an Amendment to the
ange the designation om Community Retail Shopping
Density (RHD r the vacant land located on the west
th of The Wilds.
Shamrock Development has ed an applica n for a Comprehensive Plan Amendment
for the property located 0 e south side of C 42, east of CSAH 83 and north of The
Wilds. The proposal is amend the 2020 Comp ensive Plan Land Use Map from the
current C-CC (Co ity Retail Shopping) design 'on to the R-HD (High Density
Residential) design IOn on approximately 20 acres 0 cant land.
L:\02FILES\02planning comm\02pcminutes\MN051302.doc 3
PLANNING COMMISSION MINUTES
MONDAY, JUNE 10,2002
1. Call to Order:
Chairman Stamson called the June 10, 2002, Planning Commission meeting to order at
6:30 p.m. Those present were Commissioners Atwood, Lemke, Ringstad and Stamson,
Planning Coordinator Jane Kansier, City Engineer Sue McDermott and Recording
Secretary Connie Carlson.
2. Roll Call:
Atwood
Criego
Lemke
Ringstad
Stamson
Present
Absent
Present
Present
Present
3. Approval of Minutes:
Correction on Page 3, last sentence in the 8th paragraph - change Stamson to Stanton. The
Minutes from the May 28, 2002, Planning Commission meeting were approved as
amended.
4.
Consent:
None
5.
Public Hearings:
None
6. Old Business:
)tI'
A. Case #02-026: (Continued) Bluff Heights Apartments is requesting a
Conditional Use Permit to develop a 49-unit apartment building on 3.62 acres of
vacant land located on the north side of Franklin Trail, east of Highway 13 and west
of Bluff Heights Trail.
Planning Coordinator Jane Kansier presented the Planning Report dated June 10,2002,
on file in the office of the City Planning Department.
The Planning Commission reviewed this application at a public hearing on May 13, 2002.
The Commission concluded there were too many unresolved issues at that time, and
continued the hearing to this date.
Bluff Heights Apartments, Limited Partnership, represented by Gregory McClenahan, has
filed an application for a Conditional Use Permit (CUP) to allow a multifamily dwelling
on the property located on the north side of Franklin Trail, east of TH 13 and west of
Bluff Heights Trail. The property is zoned R-4 (High Density Residential) and is guided
L:\02FILES\02planning comm\02pcminutes\MN06J002.doc 1
Planning Commission Meeting
June 10, 2002
as R-HD (Urban High Density) on the Comprehensive Land Use Plan Map. Multi-family
dwellings require a CUP within the R-4 Zoning District.
Based on the information submitted so far, staff would recommend approval of the site
plan with the following conditions:
1. Any changes required as a result of the review of the revised storm water runoff
calculations must be incorporated into the site plan.
2. The applicant must provide building elevations specifically identifying the proposed
architectural materials. The applicant must also provide building elevations for the
detached garage. The exterior materials for the garage must be compatible to the
principal structure.
3. The landscaping plan must be revised to include 2 additional trees.
4. The applicant must provide an irrigation plan with the building permit.
5. The lighting plan must be revised to ensure that light at the center of the parking lot
along Franklin Trail does not exceed 1.0 footcandle at the right-of-way line.
6. The must provide plans for the trash enclosures. The trash enclosures must be
constructed of materials compatible with the materials used for the principal structure.
7. The applicant must provide the necessary documents granting the City drainage and
utility easements prior to issuance of a building permit.
8. All issues identified in the memorandum from the Engineering Department and the
Building Department must be reviewed and any required changes made to the site
plan prior to issuance of a building permit.
There were originally 9 items. Item #8 regarding the wetland permits had been
addressed.
Comments from the public:
Applicant, Greg McClenahan, felt all the issues had been addressed. McClenahan briefly
explained the walking trail and preserving two trees; the elevations; slight interior layout
changes; and the lighting by the road will be changed to meet the codes.
There were no other comments from the public.
Comments from the Commissioners:
Ringstad:
. The building is zoned appropriately and the concerns from the prior meeting have
been addressed.
. Approve.
L:\02FILES\02planning comm\02pcminutes\MN061002.doc 2
Planning Commission Meeting
June 10, 2002
Atwood:
. Agreed with staffs recommendation.
Lemke:
. Agreed, the plan meets all the requirements for the Conditional Use.
Stamson:
. All concerns and issues have been addressed. Move forward.
MOTION BY ATWOOD, SECOND BY RINGSTAD, RECOMMENDING CITY
COUNCIL APPROVE THE CONDITIONAL USE PERMIT WITH THE LISTED
CONDITIONS IN THE PLANNING REPORT WITH THE EXCEPTION OF ITEM
NUMBER 8.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on June 15,2002.
7.
A. ed accessory structures.
Planning Coordina Jane Kansier presented the Planni Report dated June 10, 2002,
on file in the office 0 he City Planning Department.
The City staff is bringin is to the attention of t lanning Commission at the request
of the City Council. The c one water-oriented accessory structure
on riparian lots that have age slope of at Ie 20 percent. The question before the
Planning Commission at this 11 e is whether r not the Ordinance should be amended to
expand the definition of a water- . ented a essory structure and to allow these structures
on all riparian lots, regardless of sl e.
e State Rules. Kansier said it
Staffhas discussed this issue with th , and has concluded this type of use is
reasonable, as long as all other stat egu tions, shoreland and flood plain ordinances are
in compliance.
Lemke:
. Questioned if ape
was.
Stamson:
. Discussed cture setbacks - on flat lots it is not too m
everyone eeds to have a structure 10 feet from the lake.
with b . ings cluttering the shoreline.
to ask for 25 feet. Not
will not be attractive
L:\02FILES\02planning comm\02pcminutes\MN061002.doc 3