HomeMy WebLinkAbout10A - Arima Development
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
INTRODUCTION:
CITY COUNCil AGENDA REPORT
SEPTEMBER 7,2004
10 A
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF RESOLUTION AMENDING
THE 2020 COMPRHENSIVE PLAN lAND USE MAP OF
APPROXIMATELY 19 ACRES FROM R-HD {HIGH
DENSITY RESIDENTIAL} TO C-CC (COMMUNITY
RETAil SHOPPING) AND R-UMD (lOW TO MEDIUM
DENSITY RESIDENTIAL) ON PROPERTY lOCATED
NORTH OF CSAH 42, WEST OF PIKE lAKE TRAil,
AND SOUTH OF PIKE lAKE
Historv: Arima Real Estate Development, LLC, is
requesting an amendment to the Comprehensive Plan
Land Use Map for approximately 19 acres of land located
north of CSAH 42, west of Pike Lake Trail, and south of
Pike Lake. The proposed amendment redesignates the
southern portion of the property from R-HD (Urban High
Density Residential) to C-CC (Community Retail
Shopping). The north half of the property is proposed to
be changed from R-HD to R-L/MD (Low to Medium
Density Residential).
On August 23, 2004, the Planning Commission held a
public hearing on this item, and recommended approval
by a unanimous vote. During the public hearing, the
Commission heard testimony from two adjacent property
owners who expressed concern about the impacts the
development of this property will have on stormwater
runoff and the existing development. However, the
Commission recommended approval of this amendment
because of the identified need for commercial area, and
the lower density which would result from the proposed
designation.
Backaround: This property is presently designated as
R-H D on the Comprehensive Plan Land Use Map and is
L:\04 FILES\04 COMP AMEND\ARIMA\c~di~I1riorlake.com
Phone 952.447.4230 / Fax 952.447.4245
zoned R-4 (High Density Residential). Within this
designation, density is permitted to be a maximum of 30
units per acre. The applicant is proposing the
amendment to the Comprehensive Plan in order to
facilitate the development of the site for commercial and
residential uses. A concept plan for this site will be
presented to the City Council at this meeting.
DISCUSSION:
The following are the physical characteristics of the
subject property.
Total Site Area: The total site consists of approximately
19 acres. In 1997, the City purchased an easement for a
regional pond that extends over 10.36 acres of the
property. Approximately 6 acres are upland.
Veaetation: Vegetation extends around the perimeter of
the site. Future development of the property will be
subject to the Tree Preservation Ordinance.
Wetlands: A wetland is just to the west of the pond.
The site is subject to the provisions of the State Wetland
Conservation Act. A specific delineation will be required
as part of a development application.
Stormwater Pondina: A regional pond is located in the
eastern portion of the City's easement. This pond is at
capacity; so additional ponding will have to be provided
on site for future development.
Shoreland: This property is within the Pike Lake
Shoreland Overlay District. Pike Lake is classified as a
Natural Environment Lake. Future development of the
site must also comply with applicable shoreland district
requirements.
Access: Access to this property will be from Pike Lake
Trail. The developer of the property has agreed to
upgrade Pike Lake Trail for access or submit an escrow
to the City for the future improvements if the Council
chooses another alignment. However, this will be
addressed at the time of subdivision. Pike Lake Trail is
designated asa collector roadway in the Comprehensive
Plan and would need to be constructed to these
standards in order for the subdivision to proceed.
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2
Utilities: Water service is available to this site from the
northwest corner of CSAH 42 and Pike Lake Trail. The
Metropolitan Council Environmental Services sewer
interceptor is located in Pike Lake Trail. The developer
has agreed to install the necessary utilities.
Adjacent Land Use and Zoning: The following table
details surrounding land use and zoning.
North
South
East
West
ISSUES:
The applicant is proposing to develop this property with
office condominiums and townhouses. The R-4 use
district permits Cluster Housing as a Use Permitted with
Conditions. Offices are permitted as part of a PUD.
Based on the concept plans submitted, staff has
suggested the conceptual use would be more appropriate
as a freestanding commercial area. The proposed
density for the town homes is also consistent with the Low
to Medium Residential designation. The proposed
Comprehensive Plan Amendment is consistent with this
proposal.
As part of any development on this site, water and sewer
will need to be extended to the site. Since Pike Lake
Trail is currently an unimproved, gravel surface, it must
be reconstructed to collector street standards. However,
infrastructure issues will be addressed at the time of
subdivision.
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.
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3
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.
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
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4
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.
Comprehensive Plan Amendment Findinas
The Comprehensive Plan goals and objectives that apply
to the request for C-CC are as follows:
GOAL: ECONOMIC VITALITY: Pursue a prudent
use of available resources and the optimum functioning of
economic systems.
OBJECTIVE No.1: Determine and strive for a balance of
commerce, industry, and population.
OBJECTIVE No.2: Encourage a diversified economic
base and a broad range of employment opportunities.
OBJECTIVE No.3: Promote sound land use.
OBJECTIVE No.4: Maintain high standards in the
promotion and development of commerce and industry.
The proposed C-CC designation is consistent with these
goals. The recent McCombs study (see attached
summary) identified the need for an additional 62 acres
of commercial area. The proposed amendment is
consistent with this proposal.
The Comprehensive Plan goals and objectives that are
applicable to the request for R-L/MD are as follows:
GOAL: SUITABLE HOUSING AND ENVIRONMENT
OBJECTIVE No.1: Provide opportunities for a variety of
affordable high quality housing.
OBJECTIVE No.2: Maintain a choice of and encourage
development of quality residential developments.
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5
CONCLUSION:
AL TERNATIVES:
RECOMMENDED
ACTION:
REVIEWED BY:
OBJECTIVE No.3: Provide suitable passive open space
for the preservation of the natural environment and
enjoyment of residents.
The proposed R-UMD designation is consistent with
these goals and objectives.
The applicant is proposing to develop the property for
offices and townhomes. The proposed Land Use Plan
designations of C-CC and R-UMD are consistent with the
proposed uses. The proposed designations are also
consistent with the goals and objectives of the 2020
Comprehensive Plan. Based upon the findings set forth
in this report, staff recommends approval. The Planning
Commission supported staff's recommendation.
The City Council has three alternatives:
1. Adopt a resolution approving the Comprehensive Plan
Amendment as requested.
2. Deny the proposed Comprehensive Plan Amendment
on the basis the request is inconsistent with the goals
and objectives of the Comprehensive Plan. In this
case, the Council should direct the staff to prepare a
resolution with findings of fact based in the record for
the denial of this request.
3. Defer consideration of this item and provide staff with
specific direction.
Staff recommends Alternative #1. This action requires
the following motion:
1. A motion and second adopting a resolution amending
the Comprehensive Plan to designate the property
located north of CSAH 42, west of Pike Lake Trail,
and south of Pike Lake from R-HD (High Density
Residential) to C-CC (Community Retail Shopping)
and R-L/MD Low to Medium Density Residential).
Approval of is ordinance requires a 4/5 vote of the
City 0 ci.
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6
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 04-XX
(C-CC)
RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN
LAND USE MAP FOR THE PROPERTY LOCATED NORTH OF CSAH 42, WEST OF PIKE LAKE
TRAIL, AND SOUTH OF PIKE LAKE
MOTION BY:
SECOND BY:
RECITALS
WHEREAS, Arima Real Estate Development submitted an application for an amendment to the City
of Prior Lake 2020 Comprehensive Plan Land Use Map to change the designation of the
following described property from the R-HD (High Density Residential) designation to the
C-CC (Commercial Retail Shopping) designation:
1:\04 files\04 comp amend\arima\approve res c-cc.doc . f . I k
WWW.cltyopnorae.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
and
WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with
Minnesota Statutes and Prior Lake City Code; and
WHEREAS, The Planning Commission conducted a public hearing on August 23, 2004, for those
interested in this request to present their views; and
WHEREAS, On August 23, 2004, the Planning Commission recommended approval of the proposed
amendment to the Comprehensive Plan on the basis the C-CC designation is consistent
with the goals and objectives of the Comprehensive Plan; and
WHEREAS, On September 7, 2004, the Prior Lake City Council considered the proposed amendment
to the 2020 Comprehensive Plan Land Use Map to designate the above described
property to the C-CC designation and;
WHEREAS, The City Council received the recommendation of the Planning Commission to approve
the proposed Comprehensive Plan amendment along with the staff reports; and
WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent
information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA, that:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the
following described property as C-CC (Commercial Retail Shopping) is hereby approved:
That part of the herein after described property which lies south and west of the following described
line:
Commencing at the southeast corner of said Southeast Quarter of the Southwest Quarter; thence on
an assumed bearing of North 00 degrees 00 minutes 00 seconds East along the east line of said
Southeast Quarter of the Southwest Quarter 544.30 feet to the point of beginning for the line to be
described; thence North 82 degrees 00 minutes 00 seconds West 181.53 feet; thence 156.91 feet
along a tangential curve concave to the northeast, having a radius of 326.12 feet; thence North 54
degrees 26 minutes 00 seconds West 189.92 feet; thence North 90 degrees 00 minutes 00 seconds
1:\04 files\04 comp amend\arima\approve res c-cc.doc Page 2
West 14.03 feet; thence North 00 degrees 00 minutes 00 seconds East parallel with said east line of
the Southeast Quarter of the Southwest Quarter 15.29 feet to the point of beginning of the herein
after described second exception; thence continuing North 00 degrees 00 minutes 00 seconds East
564.55 feet along the east line of the second herein after described exception to the north line of said
Southwest Quarter of the Southeast Quarter of Section 23 and said line there terminating.
All of the SE ~ of the SW ~ of Section 23, Township115 North, Range22 West, Scott County,
Minnesota, except that part described as follows: Starting at the SE corner of said SE ~ of the SW
~; thence north along the east line of said SE ~ of the SW ~, a distance of 707.3 to the point of
beginning of the tract to be described; thence deflecting 58 degrees 55 minutes to the west, a
distance of 542.95 feet; thence north parallel to the east line of said SE ~ of the SW ~ to the north
line of said SE ~ of the SW ~; thence east to the NE corner of said SE ~ of the SW ~ thence south
to the point of beginning.
EXCEPT: that part of the SE ~ of the SW ~ of Section 23, Township 115 N, Range 22 W, Scott
County, Minnesota described as follows: Starting at the SE corner of said SE ~ of the SW ~,
thence, on a assumed bearing, due north, along the East lien of said SE ~ of the SW ~, a distance
of 707.30 feet; thence N 58 degrees 55 minutes W a distance of 542.95 feet; thence due south and
parallel to the east line of said SE ~ of the SW ~ a distance of 235.04 feet; thence due West, a
distance of 27.00 feet to the point of beginning of the tract to be described herein; thence continuing
West on the same line, a distance of 120.00 feet; thence due North to the North line of said SE ~ of
the SW ~; thence easterly along the North line of said SE ~ of the SW ~, a distance of 120.00 feet;
thence due south parallel to the East line of said SE ~ of the SW ~, to the point of beginning.
EXCEPT: the West 400 feet of the Southeast ~ of the Southwest ~ of Section 23, Township 115
North, Range 22 West, said 400 feet to be measured along the North and South lines of said
Southeast ~ of the Southwest ~, according to the recorded plat thereof on file and of record in the
office of the Register of Deeds in and for the County of Scott, Minnesota.
3. Approval of this amendment is subject to the approval of the Metropolitan Council.
Passed and adopted this ih day of September, 2004.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
City of Prior Lake
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Page 3
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 04-XX
(R-L/MD)
RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN
LAND USE MAP FOR THE PROPERTY LOCATED NORTH OF CSAH 42, WEST OF PIKE LAKE
TRAIL, AND SOUTH OF PIKE LAKE
MOTION BY:
SECOND BY:
RECITALS
WHEREAS, Arima Real Estate Development submitted an application for an amendment to the City
of Prior Lake 2020 Comprehensive Plan Land Use Map to change the designation of the
following described property from the C-BO (Business Office Park) designation to the R-
UMD (Low to Medium Density Residential) designation:
1:\04 files\04 comp amend\arima\approve res r-lmd.doc
www.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
of
e
e
%of
the 5 enceeasterly along the North line of said 5E ~ of the distance of
120.00 feet; thence due south parallel to the East Hne of said SE % of theSW %, to the
point of beginning.
EXCEPT:. the West 400 feet of the Southeast. % of the Southwest % of Section 23,
Township 115 North, Range 22 West, said 400 feet to be measured along the North and
South lines of said Southeast %of the Southwest %, according to the. recordedpJat
thereofon flle and of record in the office of the Register of Deeds in and for the County
of Scott, Minnesota.
and
WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with
Minnesota Statutes and Prior Lake City Code; and
WHEREAS, The Planning Commission conducted a public hearing on August 23, 2004, for those
interested in this request to present their views; and
WHEREAS, On August 23, 2004, the Planning Commission recommended approval of the proposed
amendment to the Comprehensive Plan on the basis the R-UMD designation is
consistent with the goals and objectives of the Comprehensive Plan; and
WHEREAS, On September 7, 2004, the Prior Lake City Council considered the proposed amendment
to the 2020 Comprehensive Plan Land Use Map to designate the above described
properties to the R-L/MD designation and;
WHEREAS, The City Council received the recommendation of the Planning Commission to approve
the proposed Comprehensive Plan amendment along with the staff reports; and
WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent
information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA, that:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the
following described property as R-UMD (Low to Medium Density Residential) is hereby approved:
That part of the herein after described property which lies south and west of the following described
line:
Commencing at the southeast corner of said Southeast Quarter of the Southwest Quarter; thence on
an assumed bearing of North 00 degrees 00 minutes 00 seconds East along the east line of said
Southeast Quarter of the Southwest Quarter 544.30 feet to the point of beginning for the line to be
described; thence North 82 degrees 00 minutes 00 seconds West 181.53 feet; thence 156.91 feet
along a tangential curve concave to the northeast, having a radius of 326.12 feet; thence North 54
degrees 26 minutes 00 seconds West 189.92 feet; thence North 90 degrees 00 minutes 00 seconds
1:\04 files\04 comp amend\arima\approve res r-Imd.doc Page 2
West 14.03 feet; thence North 00 degrees 00 minutes 00 seconds East parallel with said east line of
the Southeast Quarter of the Southwest Quarter 15.29 feet to the point of beginning of the herein
after described second exception; thence continuing North 00 degrees 00 minutes 00 seconds East
564.55 feet along the east line of the second herein after described exception to the north line of said
Southwest Quarter of the Southeast Quarter of Section 23 and said line there terminating.
All of the SE ~ of the SW ~ of Section 23, Township115 North, Range22 West, Scott County,
Minnesota, except that part described as follows: Starting at the SE corner of said SE ~ of the SW
~; thence north along the east line of said SE ~ of the SW ~, a distance of 707.3 to the point of
beginning of the tract to be described; thence deflecting 58 degrees 55 minutes to the west, a
distance of 542.95 feet; thence north parallel to the east line of said SE ~ of the SW ~ to the north
line of said SE ~ of the SW ~; thence east to the NE corner of said SE ~ of the SW ~ thence south
to the point of beginning.
EXCEPT: that part of the SE ~ of the SW ~ of Section 23, Township 115 N, Range 22 W, Scott
County, Minnesota described as follows: Starting at the SE corner of said SE ~ of the SW ~,
thence, on a assumed bearing, due north, along the East lien of said SE ~ of the SW ~, a distance
of 707.30 feet; thence N 58 degrees 55 minutes W a distance of 542.95 feet; thence due south and
parallel to the east line of said SE ~ of the SW ~ a distance of 235.04 feet; thence due West, a
distance of 27.00 feet to the point of beginning of the tract to be described herein; thence continuing
West on the same line, a distance of 120.00 feet; thence due North to the North line of said SE ~ of
the SW ~; thence easterly along the North line of said SE ~ of the SW ~, a distance of 120.00 feet;
thence due south parallel to the East line of said SE ~ of the SW ~, to the point of beginning.
EXCEPT: the West 400 feet of the Southeast ~ of the Southwest ~ of Section 23, Township 115
North, Range 22 West, said 400 feet to be measured along the North and South lines of said
Southeast ~ of the Southwest ~, according to the recorded plat thereof on file and of record in the
office of the Register of Deeds in and for the County of Scott, Minnesota.
3. Approval of this amendment is subject to the approval of the Metropolitan Council.
Passed and adopted this ih day of September 2004.
YES NO
HauQen Haugen
BlomberQ Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
City of Prior Lake
1:\04 files\04 comp amend\arima\approve res r-lmd.doc Page 3
Location Map
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