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Home My WebLink About10B - Jeffers Pond 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 CITY COUNCil AGENDA REPORT MEETING DATE: AGENDA #: PREPARED BY: REVIEWED BY: DECEMBER 6, 2004 10 B DANETTE MOORE, PLANNING COORDINATOR JANE KANSIER, PLANNING DIRECTOR CONSIDER APPROVAL OF RESOLUTION AMENDING THE 2020 COMPRHENSIVE PLAN LAND USE MAP TO REGUIDE APPROXIMATELY 25 ACRES FROM R-HD (HIGH DENSITY RESIDENTIAL) TO C-CC (COMMUNITY RETAil SHOPPING) ON PROPERTY LOCATED WEST OF CSAH 21 AND SOUTH OF CSAH 42. AGENDA ITEM: INTRODUCTION: Historv: Wensmann Realty, Inc. is requesting an amendment to the Comprehensive Plan Land Use Map for approximately 25 acres of land located west of CSAH 21 and south of CSAH 42. The proposed amendment redesignates the area from R-HD (Urban High Density Residential) to C-CC (Community Retail Shopping). On November 22, 2004, the Planning Commission held a public hearing on this item, and recommended approval by a unanimous vote. Backaround: This property is presently designated as R-HD on the Comprehensive Plan Land Use Map and is zoned R-1 (Low Density Residential) and C-5 (Business Park). The applicant is requesting the amendment to the 2020 Comprehensive Plan in order to support a proposed 336 acre mixed-use planned unit development to be known as Jeffers Pond. The concept plan presented to the City Council in 2003 included a mix of housing units, fire station, school, transit station, nature center, park, and commercial areas. The Comprehensive Plan request would be consistent with the concept plan previously reviewed. DISCUSSION: The following are the physical characteristics of the subject property. Total Site Area: The total site consists of approximately 25 acres. Veaetation: There are existi.ng trees located within the site. Future L:\04 FILES\04 COMP AMEND\Jeffers p~~~lake.com Phone 952.447.4230 / Fax 952.447.4245 development of the property will be subject to the Tree Preservation Ordinance. Wetlands: 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. Access: Access to this property will be from CSAH 42 and CSAH 21. Utilities: Sewer and water services will be extended from CSAH 21 as part of the Jeffers Pond development. Adjacent Land Use and Zoning: The following table details surrounding land use and zoning. Existin Land Use North Agricultural/residential land/CSAH 42 South Vacant East A ricultural West A ricultural This site is located at the intersection of two of the highest volume roads in Prior Lake. Once CSAH 21 is connected to TH 169, this intersection will have characteristics similar to the CSAH 42 / TH 13 intersection. Accordingly, a strong commercial retail presence is indicated. ISSUES: There was discussion at the Planning Commission meeting about the question of a new commercial area drawing away from existing commercial areas. City staff responded that the new commercial area could possibly be seen as that of a different scale and unlike the current commercial offerings within the City, such as downtown. 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. L:\04 FILES\04 COMP AMEND\Jeffers Pond\cc report.doc 2 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 McComb study identified the need for an additional 62 acres of commercial area. It also recommended a significant reduction in R- HO (Urban High Density) property. This proposal partly effectuates both recommendations. The present Comprehensive Plan currently identifies approximately 470 acres of commercial land. This addition will bring the total to 532 acres. The new comprehensive plan will be reflective of the McComb study recommendations. Therefore, this proposed amendment is consistent with this proposal. CONCLUSION: The proposed Land Use Plan designation of C-CC is consistent with the proposed uses. The proposed designation is also consistent with the goals and objectives of the 2020 Comprehensive Plan and the McComb study. At one time a portion of this land was guided for commercial retail purposes. Based upon the findings set forth in this report, staff recommends approval. The Planning Commission supported staff's recommendation. ALTERNATIVES: 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. RECOMMENDED ACTION: Staff recommends Alternative #1. This action requires the following motion: 1. A motion and second adopting a resolution amending the Comprehensive Land Use Plan Map designating the property located west of CSAH 21 and south of CSAH 42 from R-HD (High L:\04 FILES\04 COMP AMEND\Jeffers Pond\cc report.doc 3 REVIEWED BY: L:\04 FILES\04 COMP AMEND\Jeffers Pond\cc report.doc 4 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 04-XX RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN LAND USE MAP FOR THE PROPERTY LOCATED WEST OF CSAH 21 AND SOUTH OF CSAH 42 MOTION BY: SECOND BY: RECITALS WHEREAS, Wensmann Realty, Inc. 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: Legal Description: That part of the Northeast Quarter of Section 27, Township 115, Range 22, Scott County, Minnesota, that lies northerly, northwesterly and northeasterly of the following described line: Commencing at the northwest corner of said Northeast Quarter of Section 27; thence on an assumed bearing of South 00 degrees 13 minutes 37 seconds East, along the west line of said Northeast Quarter, a distance of 460.53 feet to the point of beginning of the line to be described; thence North 90 degrees 00 minutes 00 seconds East, a distance of 788.37 feet; thence South 66 degrees 02 minutes 46 seconds East, a distance of 195.29 feet; thence northeasterly a distance of 176.70 feet, along a non-tangential curve concave to the southeast, having a radius of 350.00 feet a central angle of 28 degrees 55 minutes 32 seconds, and a chord which bears North 30 degrees 32 minutes 14 seconds East; thence North 45 degrees 00 minutes 00 seconds East, tangent to the last described curve, a distance of 22.03 feet; thence northerly and northeasterly a distance of 235.73 feet along a tangential curve concave to the southeast having a radius of 300.00 feet and a central angle of 45 degrees 01 minutes 19 seconds; thence South 01 degrees 37 minutes 20 seconds West, not tangent to the last described curve, a distance of 6.72 feet; thence southerly and southeasterly a distance of 595.13 feet along a tangential curve, concave to the northeast having a radius of 300.00 feet and a central angel of 113 degrees 39 minutes 43 seconds; thence easterly and southeasterly a distance of 478.66 feet along a reverse curve concave to the southwest having a radius of 300.00 feet and a central angle of 91 degrees 25 minutes 00 seconds; thence South 20 degrees 39 minutes 10 seconds East tangent to the last described curve, a distance of 223.85 feet; thence southeasterly and easterly a distance of 363.22 feet along a tangential curve concave to the northeast, having a radius of 300.22 feet and a central angle of 69 degrees 19 minutes 04 seconds; thence North 89 degrees 58 minutes 05 seconds East, tangent to the last described curve a distance of 144.42 feet to the east line of said Northeast Quarter and said line there terminating. 1:\04 files\04 comp amend\jeffers pond\approve res c-cc.doc www.cityofpriorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 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 November 22, 2004, for those interested in this request to present their views; and WHEREAS, On November 22, 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 December 6, 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 Northeast Quarter of Section 27, Township 115, Range 22, Scott County, Minnesota, that lies northerly, northwesterly and northeasterly of the following described line: Commencing at the northwest corner of said Northeast Quarter of Section 27; thence on an assumed bearing of South 00 degrees 13 minutes 37 seconds East, along the west line of said Northeast Quarter, a distance of 460.53 feet to the point of beginning of the line to be described; thence North 90 degrees 00 minutes 00 seconds East, a distance of 788.37 feet; thence South 66 degrees 02 minutes 46 seconds East, a distance of 195.29 feet; thence northeasterly a distance of 176.70 feet, along a non-tangential curve concave to the southeast, having a radius of 350.00 feet a central angle of 28 degrees 55 minutes 32 seconds, and a chord which bears North 30 degrees 32 minutes 14 seconds East; thence North 45 degrees 00 minutes 00 seconds East, tangent to the last described curve, a distance of 22.03 feet; thence northerly and northeasterly a distance of 235.73 feet along a tangential curve concave to the southeast having a radius of 300.00 feet and a central angle of 45 degrees 01 minutes 19 seconds; thence South 01 degrees 37 minutes 20 seconds West, not tangent to the last described curve, a distance of 6.72 feet; thence southerly and southeasterly a distance of 595.13 feet along a tangential curve, concave to the northeast having a radius of 300.00 feet and a central angel of 113 degrees 39 minutes 43 seconds; thence easterly and southeasterly a distance of 478.66 feet along a reverse curve concave to the southwest having a radius of 300.00 feet and a central angle of 91 degrees 25 minutes 00 seconds; thence South 20 degrees 39 minutes 10 seconds East tangent to the last described curve, a distance of 223.85 feet; thence southeasterly and easterly a distance of 363.22 feet along a tangential curve concave to the northeast, having a radius of 300.22 feet and a central angle of 69 degrees 19 minutes 04 seconds; thence North 89 degrees 58 minutes 05 seconds East, tangent to the last described curve a distance of 144.42 feet to the east line of said Northeast Quarter and said line there terminating. 1:\04 files\04 comp amend\jeffers pond\approve res c-cc.doc Page 2 0- co ~ c: o -- +-' CO U o -I Comprehensive Guide Plan Amendment Re "Jeffers Pond" D ~-~ ~_n\Y7~J~.f\1 iI, 1 OCT 2 6 2004 . ... :!.)~ II L_j October 10, 2004 Owner: Estate of Robert Jeffers C/O Mr. Paul Oberg 1000 Superior Boulevard Wayzata, MN 55391 952-475-9914 Developers: Mr. Herb Wensmann Wensmann Realty, Inc 1895 Plaza Drive #200 Eagan, MN 55122 651-406-4400 Mr. Jim Deanovic Peter Andrea Company 9565 Amesbury Lane Eden Prairie, MN 55347 Engineer: Schoel! & Madson, Inc. Attn. Mr. Ken Adolph/ Mr. Jay Hill 10580 Wayzata Boulevard Minnetonka, MN 55305 952-546-7601 LEGAL DESCRIPTION: See attached Exhibit "A" BACKGROUND: Wensmann Realty, Inc in cooperation with Peter Andrea Company and the Jeffers Estate have been worki ng on a complete development plan for the Jeffers property located west of CSAH 21, south of CSAH 42 consisting of approximately 320 acres, along with a portion of the property currently owned by Shamrock Development that was approved as part of the Wi Ids North_ Addition for a total gross area of approximately 336.5 acres. In October 2002, the DNR approved the reclassification of Jeffers Pond from Natural Environmental (NE), to Recreational Development (RD) shoreland classification. This reclassification was also completed in conjunction with a comprehensive guide plan amendment that designated the north half of the property from Business Office Park and Community Retail Shopping, to Urban High Density. The south half of the property was unchanged and remai ned Urban Low/Medium Density. In addition, the entire property is covered by the shoreland overlay district. PROPOSAL: For the past several years, planning commission members and city council members have viewed a variety of concept designs for the property. This property was also reviewed as part of the 2020 vision planni ng process and several goals of the 2020 vision plan were designated on this property as a possible location for a future elementary school, fire station, transit station and nature park. In January 2004, Wensmann Realty, Inc. began investigating the possibility of re-designating the high visibility corner of CSAH 21, and CSAH 42 to a commercial use as it was prior to the 2002 comprehensive guide plan amendment. January 2004, the study by the McComb Group LTD., determined that the city would need approximately 62 acres of additional commercial space withi n the City of Prior Lake to accommodate the needs of the community as growth continues. The study also supports a decrease in the number of acres previously designated for multi family by 500 acres +/-. Wensmann Realty, Inc. the lead developer, is requesting a Comprehensive Guide Plan Amendment for approximately 30 acres from R-HD (Urban High Density Residential) to C-CC (Community Retail Shopping). The amendment ~"-'-""',",""""------"-".~......_~.,.~-,,,--~--- ._~-""",^",",."................"",,,,,,.. <' ~"''''''-_'-'--''''~''-'_'''-~'''''''<-';''''''~'<'''''",,,~..._.~-,,-,--.~,,,.-.,--~"<~'~~''''.--~~-'--=''''--'~~'''''~'''-'''_._",._.~.-.'-'''--'"'--.-...--..-...... request area is located just south of CSAH 42 and just West CSAH 21 in the North East corner of the property. This request would create a commercial tax base area at the intersection of Co Rd 42 and 21, which will continue to grow as a primary traffic corridor. This request as proposed, will create a visual gateway into Prior Lake. Transportation plans have indicated traffic signals would be warranted upon build-out, ensuring managed traffic flow in and out of the commercial and residential areas in this proposed corner. In addition, this amendment request is consistent with the recommendations of the McComb study. Upon a positive recommendation by the Planning Commission and City Council, the project may go forward using the new standards for a Mixed Use PUD District. c c:::ai f~~~i~ijj iii ';'l1IllQ S s ld~ lII'i >.lQ:8i-8'i~ ~ ~ ~ ~ s .2 ~ Oe ~ ~~s ~ I!l ~~ i"':~ ~ ~yj ~= Hh~lfil =ii!"2~1!16i j~~l1IBB~~l ;~'1--~ Ii ~it .J::; O....cg-- :t:!i sl!!i -~.e ~"2 S,e j l!! .!!l ~ '0 1/1 c.j ~ III .~~ ~ ~ i 1 ~.~ ~ .~ r::lllbGl:;,d:11I5 lQ=r::.o1ii"" _a. 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