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Home My WebLink About8C - Town Office Development CITY COUNCIL AGENDA REPORT 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: SEPTEMBER 7, 2004 Be JANE KANSIER, PLANNING DIRECTOR AGENDA ITEM: PRESENTATION OF CONCEPT PLAN FOR CONSTRUCTION OF A TOWNOFFICE DEVELOPMENT BY ARIMA DEVELOPMENT, LLC DISCUSSION: Historv: Arima Development. LLC, is considering development of their property, which consists of approximately 19 acres of land located on the north side of CSAH 42, west of Pike Lake Trail and south of Pike Lake. About 6 acres of the property is developable upland. This property is currently designated for High Density Residential uses on the 2020 Comprehensive Plan Land Use Map. The applicant has requested an amendment to the Comprehensive Plan Land Use Map to designate the property for C-CC (Community Retail Shopping) and R-L/MD (Low to Medium Density Residential) The developer has submitted a concept plan which includes both commercial and residential uses. The southern portion of the property directly adjacent to Pike Lake Trail, includes four triplex office buildings. The area to the north of the existing driveway includes 4 2-unit town homes. The concept plan includes a total of 12 office units and 8 residential units. On August 23,2004, the developers presented the concept plan to the Planning Commission. The Planning Commission felt this type of development should be considered for this area, subject to further discussions and decisions on various issues. The Issues: The staff has not reviewed the specifics of this plan. The issues pertaining to this concept plan are broader and more policy related. For discussion purposes, the staff has identified the following issues: . Pike Lake Trail north of CSAH 42 is presently unimproved. The entire length of Pike Lake Trail, north and south of CSAH 42, is classified as a collector street on the City's Comprehensive Plan. Attached to this report is a map from the Transportation Section of the 2020 Comprehensive Plan (Figure 4-7). Also attached is a copy of the section of the Comprehensive Plan describing the purpose of a collector street, and an indication of the City's intention to classify Pike Lake Trail as a collector street. The unimproved northern portion of Pike Lake which provides access to the Arima property is aligned with the southern segment 1:\04 files\04 concept plans\arima development\cc report. doc www.cityofpriorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 of Pike Lake Trail. The southern leg of Pike Lake Trail was constructed as a collector street as part of a City improvement project in 1997 and 1998. The City has not programmed the cost to construct the northern segment of Pike Lake Trail in the Capital Improvements Program (CIP). Hence, in order for the Arima property to develop at this time, the developer would need to volunteer to reconstruct the portion of Pike Lake Trail adjacent to its property to collector street standards. · Only one access to the Arima property will be allowed from Pike Lake Trail. We would suggest turning the "private easement" into a public street, and providing access to the north and south from that street. · The stormwater ponding area looks small. We would recommend working with the City to enlarge the City's existing pond to handle the runoff from this site. · All structures must be set back 30' from the 1 DO-year flood elevation of any wetland or pond. There was some discussion at the Planning Commission meeting about the scope of the work needed to upgrade Pike Lake Trail. The staff has advised Arima Development that in order for the property to be developed at this time, the developer would have to construct Pike Lake Trail to the standard set out in the City's Comprehensive Plan. Another developer, Toll Brothers, has been discussing a potential development of property north of the Vierling property with the staff. However, we have no way to know when, or if, this development will occur. Ultimately, there are three potential options for the future of Pike Lake Trail. These are: 1. Realian Pike Lake Trail to the east. This alignment would pull the road away from the lake and provide park/open space adjacent to Pike Lake. If this is the ultimate goal, it would require dedication of right-of-way across the Vierling property and construction of a new collector street (80' row and 40-44' surface) and utilities to the north. Under this scenario, Pike Lake Trail adjacent to the Arima property will still have to be upgraded to a commercial section (66' row and 38-42' surface). This road would eventually connect to the new alignment of Pike Lake Trail. Since the reconstruction of this segment of Pike Lake Trail is not in the City's Capital Improvement Program, development at this time would depend on whether the developer is willing to reconstruct the road to collector street standards. Generally, the City builds collector streets, or reimburses the developer for "oversizing" costs involved in the construction of a collector street. However, this occurs only when the improvement is included in the CIP and the City funding is programmed for the project. Unfortunately, the development of this property at this time is a case where growth and development is outpacing the City's capital planning for construction of transportation infrastructure. 1:\04 files\04 concept plans\arima development\cc report.doc Page 2 2. Partial realianment of Pike Lake Trail to the east. This option would maintain the Pike Lake Trail/42 intersection as is and swing Pike Lake Trail to the east. This option would also pull the road away from the lake and provide park/open space adjacent to Pike Lake. It would also require dedication of right-of-way across the Vierling property. Pike Lake Trail adjacent to the Arima property is classified as a collector street in the Comprehensive Plan and would have to be upgraded as such. The remainder of the road, across the Vierling property, would be constructed by the developer. 3. Maintain the existina Pike Lake Trail alianment. This option leaves the existing alignment intact. It does not eliminate the need for additional right-of-way; the City has prescriptive rights on the existing alignment of Pike Lake Trail. This scenario would probably mean the acquisition of less right-of-way. The road would still have to be upgraded to a collector street. This option would also eliminate the possibility of a park/open space along Pike Lake. Regardless of the decision on the alignment of Pike Lake Trail, any development in this area will require either reconstruction of the existing road or a new Pike Lake Trail and extension of utilities. The City does not have this programmed into our CIP, so in order to accelerate the construction, the developer would have to offer to construct the street and utilities. Conclusion: The Council may wish to share its thoughts about any of the above issues or additional issues to guide the developer in design of this development. The Council's comments will not be binding and the developer should not rely on any statements made by individual Council members. REVIEWED BY: 1:\04 files\04 concept plans\arima development\cc report.doc Page 3 ~--3 G"JI '-- 1:'-1 ~ t. - ~ r: --' (Y) :!':I - ~')I ~ ~i ~..-~ ~_l~.__. .~ Z <(i ..J 0..' t-. o..~ W o Z o o "~~I'!! i ,g"lI ~S! A8! ; I ! .:1 ~I~ I~~ i~ Ii, -~ I I l'li ill IIi I=~ II~II Ii ~ ~ ~r.~ Ig~ i~~ ,I~ ~ I~ II !. ~ JZI~ ~!z I~z i!* Iii tc is ~a Ii II~ @jl ~~ti il ~ Ii =. I~ I~II II~ ~l~ ~~! !I~ I i~ 16 ~!I~ Ill; i ~ g58 lit~ I~ li;~ tl~! If!1 ; ~ ~ ~~i' ! ~;RI ~~ ~~!~! ~~ I~I ! i~i ;~I ~ 5 ~s:~ ~~ ii !II- ;~I~ ~X~ ~r ~ia il. i !Ii~ W~. ~&i I ilh~ li~ U~ h~ ~~~ 911 a lill !il II i~ li!~ Ij~1 III III ~I~ ~Ii I · s- IIi =1 i" I~ig, g I~ ~~~ i~~ j-re ~I, II Ifill III Ii II ;1;;1 11;1 1;1 III IIII1 Iii; ~ o ! a: .! f2 Jl IW~ ~j ~il,j, o:s . "'1 ~ z ~ .~;'~.. ~3:3 --dll lfO~ Ii uj ~....a: --~. HI Ii i '} ;1 g Hi I j l~'. JIll! IhJh :~ zEB z :5 a.. , w t:: (J) I () III ~ (J) ~"-. "',~,~""~".._"n'-"'~_~"~~__"'__,~~"__",",_~__",,,,,___________,___._o_.__......-___~._.,._,,_~_ .."...._. ~ ~ ~ 00 ~ 00 z o ~ ~ u ~ ~ ~ r--oo ,00 ~< ~d p~ a< ~z ~o ~ ~ u z ~ ~ ~ ~ 00 o ~ o = ~ ~ ~ ~ 0 . ~ ~ ... ~ -0 <t:~...g <to ~~ !ij o~ ~~ 00 /5 8 0 I' .9- .~ c: ....!!:!5 lI) 0 ... 0:: : g~[lI)'-:?:g~o~ ~ ~ ~ ~~ O~ ~.8 ~ : ~ .< :' : ~1~~lul ~j ~~. V.l:Jo G....i ~.J 1%...1 -I ..J r ~ 1-1 :f~ ~ ''--./. :8 Colli Js Comprehensive Plan 2020 Page 142 Chapter 4 ~,~.,.""~.........~,-~"",----""~"",,,,,,,,_._-,,,~,+-,",,-~._"-~,~'~-""'''''"'--'+~........_,~~~,--~.",',.....,= ."'".. -~,,,-,,,,,,,,,,,;._,,,",,,,~,,,,,,,,,,,,,,,-,,~----,,,,-",,,......~.....;_.....,~,~._",,._=.,.~,,~~"",""",~,",,,"-""'.~~'"'---""-"'---~--"~ ~~:...~~~.;......_-..~",,:,,;;.._.,-'....:..~"';::;-----.....\.~._'.~''''~--~'''''''''_''''_''''' ,.;..---._..~._..",;...._...._......-...:....-.,_.... .... - ~..-..~". '...."- Minor arterials in the City of Prior Lake can be organized into the following major routes: . "A" Minor Arterials . TH 13--From the north city limits to the south city limits. ("A" Minor Connector south of CSAH 21 , "A" Minor Expander north of CSAH 21) . CSAH 21--From the southeast comer of the City to CSAH 42. ("A" Minor Connector) . CSAH 42--From CSAH 21 to the west. ("A" Minor Expander) . County Road 17--Along the western margin of the City. ("A" Minor Connector) · CSAH 18- To the north. . "B" Minor Arterials . County Road 23-- T 0 the south. · County Road 12--To the west. . County Road 82-From County Road 21 to County Road 17. . County Road 83--From CSAH 42 to County Road 82. The classification of these minor arterials is consistent with the Scott County Transportation Plan except for the proposed future designation of CSAH 18 as a minor arterial north of CSAH 42 once CSAH 21 is constructed as a principal arterial. ~ Co Hectors A system of major and minor collectors is suggested that would serve to connect individual neighborhoods to the minor arterial system. In general, allowing for physical constraints, the principal and minor arterials form a grid system within the City. Each neighborhood thus defined is served by at least one collector. The designation of collector streets is -intended to focus traffic entering or leaving the neighborhoods onto particular access points on the arterial system, and thereby promoting greater efficiency on the higher capacity roadways. The location of future minor collectors is subject to change during the engineering process. The location shown in Figure 4-7 is intended to show the general alignment and the points to be connected. Local Streets Local streets are all those that are not classified as arterial or collector. These streets are for access to adjacent property and designed as low speed, low capacity facilities. Long distance travel is purposefully directed away from these streets to the collector and arterial system. Local streets primarily serve residential areas. Comprehensive Plan 2020 Chapter 4 Page 144 . _. .......__:_....._.,.....h ._.i:~..-._'_._.._.... -"_..,,.~'.....&. ...... :.."::.,...:'.- _.~ - ..~,-'..,'-....:.............,-'--_.-.........,'-',.- ~ ~ RECOMMENDATIONS In order to create the proposed roadway system out of the existing system, the City will have to encourage a ~eries of capacity improvement projects between now and the year 2020. Figure 4-8 illustrates the cross-section recommended to be in place by the year 2020 for roadways in the City of Prior Lake. Many of these projects are on state or county highways and therefore not under the complete control of the City. Nevertheless, by identifying these projects, the City is establishing its position in regards to improvements on these roadways. The following is a list of recommended projects by functional classification: I. PRINCIPAL ARTERIAL A. Construct new four-lane divided roadway 1. CSAH 21--construct a new four-lane roadway as an extension of existing CSAH 21 to connect to the Shakopee Bypass and the new Bloomington Ferry Bridge (TH 169). Scott County has programmed the portion of this roadway from CSAH 16 to the north for 2001-2002. IT. MINOR ARTERIALS A. Upgrade to four-lane divided roadway 1. TH 13-- This roadway should be improved and access restricted to select intersections from CSAH 42 to County Road 81 as agreed upon by the City, Scott County and MN/DOT. 2. County Road 83-- This roadway has rapidly increased in traffic since the construction of the Mystic Lake Casino. Reconstruction to four-lane divided is recommended in the near-term. B. Upgrade to four-lane undivided roadway 1. County Road 82--From County Road 21 to County Road 17. " ill. COLLECTORS A. Construct new two-lane divided parkway 1. Fish Point Road--Complete a continuous roadway from County Road 21 to County Road 44. 2. Carriaie Hills Parkway--Complete a continuous roadway from County Road 21 to F emdale Avenue, programmed for construction in 2002. B. Construct new two-lane undivided roadway 1. From Pike Lake Trail to Boone Avenue, north of and parallel to CSAH 42. . Comprehensive Plan 2020 Chapter 4 Page 145 ::.......~.......;..~.;;......L-,-:"~.~...:.~iJ~,,_~\._'-._~....-1..o~--...,.;:~~,_.. ......_,;.c., ."-,,,'-<..-..' > l c. Upgrade existing two-lane roadway 1. Pike Lake Trail--From CSAH 42 to north city limits. ., Comprehensive Plan 2020 Chapter 4 Page 146