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Home My WebLink AboutApril 29. 2002P NE$o JOINT CITY COUNCIL/PLANNING COMMISSION WORK SESSION MONDAY, APRIL 29, 2002 5:30 P.M. FIRE STATION CITY COUNCIL CHAMBERS , . . JEFFERS PROPERTY: a) Background information from staff regarding. · Comprehensive Plan · PUD criteria b) Developer presentation on Concept Plan c) Development Issues Relocation ~Wor elimination ofco~ercial area ~[~ · Density ~ ~- /~ a-lm~B~~ ' · Shor~land. D~stnct & Class~ficat~on of J~tler s Pond_ ~JO~ (7'30 P.M.) -. *Please note the City Council reserves the right to add or delete items from this agenda based upon availability, i L:\02FILES\02planning comm\02pcagenda\ccpcworkshp.doc 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ES Jeffer's Property Comprehensive Plan and Zoning Issues The Jeffer's property presently has three designations on the 2020 Comprehensive Plan Land Use Map (see attached). The northeast comer of the property is designated for Business Office Park uses. The area located about ¼ mile south of CSAH 42, north of Carriage Hills Parkway, and east of Jeffer's Pond is designated for Community Retail Shopping uses. The remaining area is designated for Urban Low to Medium Density Residential uses. The Zoning Map generally corresponds to the land use plan designations, with the exception of the Community Retail Shopping. The site is zoned either C-5 (Business Office Park) or R-1 (Low Density Residential). The Business Office Park area is intended for office and light manufacturing uses. Residential uses are not permitted or appropriate within this area. The Community Retail Shopping designation is intended for offices, retail and other commercial uses. Senior Care Overlay districts may be permitted within this area. The Urban Low to Medium Density Residential designation permits densities up to 10 units per acre. The current zoning (R-1) allows up to 3.6 units per acre. This site is further constrained by the Shoreland District around Jeffer's Pond. Jeffer's Pond is a Natural Environment lake; the minimum lot area for non-riparian lots is 20,000 square feet. Changes to the Comprehensive Plan require a public hearing before the Planning ~ Commission and review and approval by the City Council. The Metropolitan Council must also review the change. The Comprehensive Plan must be amended before the City will review a rezoning application. 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 L:\02FILES\02subject\jeffer pond\comp p)~i~'Id~I/~..~ORTUNiTY EMPLOYER iEFFEWS PROPERTY PRELIMINARY AN ALY $I$ Area: 360.50 acres Total Area: Wetlands/Other 120.80 acres Unusable Area: 239.70 acres Net Acres: , (Remaining calculations are based on the net area of the site.) Comprehensive Plan Designation {Existing): C-BO (Business Office Park) +__48 acres R-L/MD (Low to Medium Density Residential) 191.70 acres Zoning (Existing): C-5 (Business Park) R-1 (Low Density Residential) +48 acres 19!.70 acres Shorelancl District (Natural Environment Lake) 191 acres Total: 78 acres Tier 1 113 acres Tiers 24 Outside Shoreland District: 49 acres Allowed Density {R-1 area only) (R-1 density is generally 3.6 units per acre Density in the Shoreland District is based on the minimum lot area in each tier. The minimum lot area is 40,000 sf in Tier 1 and 20,000 sf in Tier 2.) R-lSD - Tier 1: R-lSD - Tiers 24 R-1 (outside SD) Total Units Overall Density 49 acres/40,000 sf = 94 acres / 20,000 sf = 49 acres x 3.6 u/a = 436 un/191.70 ac = 54 units 205 units 177 units 436 units 2.27 units/acre i:XO1 files\ 01subjectXjeffers propertyXanalysis.d°c 9/13/01 Page dr~ .. ~*'~ area ~ ,~c~ rea~iz~ _ e ¢~Uired ~ _ '~ ~one,~, I~d i~- - fio~ of 1 o ~edica~.~ ~ o ~ess fh .... ~Uaes ~.u% of ~he S~e~' ~,un: 3~ ~" ~ ~rs and rt... °u. 50x ln~ '~as or ~he la.~"~Ca~ed for ~ . 36.05 acres "'~Z ~ect ,~ ' ~us dOes ~.,u uffli6e.~ .... -re · -4~ts ~e~s'~,- .--~ou~ ~n,, d. . ~'z ~Zcula,;~ t Z~% of (~bet o~ pn - 72 acr- su~ uSSible ,. ~ cs Stree,o _ _ '~:ISD . Tier'~:'nd Utilities sp ead ~~ 2s~iers 2~ ~6ocres~40,O~Yt~usite) ~tal~[~eSD) 3~.~/~2~,00~[~ 6Ousts 357 124 U~ts Allowable Us - un~191.70 ac ~ 357 Single 'a~ ~) L86 ~nitS/acre Tow~o. ~ ,~Omes aSes (Up to 4 U~ts . A POD could increase the ~ot the OVerall density or allowa~'~ of units -o~e USes. ~' building, but ~.s \ Olsubject\ ;e£~' pr°Perry\ analysiS.doc INNE Following is a list of topics for potential discussion if time allows' . 3 4 5 6 Jeffer's Pond Development (Wes) Lakefront Plaza Project (Ralph) Business Advisory Committee (Wes) Watershed Outlet Channel Improvement Project (Sue) CitY Manager Objectives for 2001 (Frank) Other Business ~ 7 Adjourn. ~ Please note that the City Council reserves the right to add or delete items from the agenda based upon time availability. 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 AN FQUAI. OPPORTUNITY EMPLOYER ~leffcrs f!state Informational Presentation August 6, 2001 .. www. wcnsmarm, com,, 'requesting that the Prior Lake City Council members review thc following list of'issues and provld¢,£¢edbai:k. -- . ,, · . . Would the Council consider rezoning the C5 ar&a'as dei~icted to a r~sidential · zoning distri~ in the North and North~st area of'the site, provided that ,. · alternative skes for C5 zon/ng can be identified w/thin the City o£Pfior I~e. , , .. What value is a. senior campus to the Ck'y o£Prior Lake'and would the Council aIlow a slight incre~e in densi~ to accommodate this.. · , , , .. · Would the Council be ,in favor of'shuffling densities'on site to accommodate multi family uses in specific locazions were it makes good planning and development SCnSC, , ,. . How would the Council feel about the involvement of the'Scott Hermepin Pa~k Rese~e District in de~eloping a nature preserve and interpretive center on the property. . . . . . 5. Would the Council cormider park land dedication reqtiirements fulfilled if the Scott,Henncpin Park Rescree District .co. nt[,olled ~rid maintained the la,fid. . · , , , , , 'RHS Building · 1895 Plaza l>~vc Suiu~ 200 Eagun, ~ 55122 Fax. 651/905-3678 TO: FROM: DATE: Mayor and City Council Members Jane Kansier, Planning Coordinator September 14, 2001 RE' CC- Jeffer's Property Preliminary Analysis DRC Members Suesan Pace, City Attorney Attached is a preliminary analysis of the potential density on the Jeffer's property. This analysis was done using the existing R-1 Zoning designation on the property. The analysis is also based on a total site area of 360.50 acres, less 120.80 acres of wetlands and other unusable area, for a net area of 239.70 acres. Although this analysis identifies a potential number of units and densities, great caution must be must exercised with the use of these numbers, for the following reasons: We do not have a survey verifying either the total area or the net area of the site. The acreages used are based on a concept plan submitted by the developer. The areas identified for each Zoning District, the tiers in the Shoreland District and other areas are based on very rough calculations. We have no survey or even an engineer's calculations to verify whether these numbers are correct. The analysis is based on several assumptions that may or may not be correct. For example, the 30% figure for roads and utilities will vary greatly depending on design, terrain, and many other factors. The total number of units may vary a great deal, depending on the type of development the developer is proposing. The preliminary analysis is an attempt to identify the densities and the types of development that could potentially be placed on the site, as it is currently zoned. However, this analysis, as noted above, is very rough. When determining the density that is allowed on the development, it is best to rely on the allowable densities within the zoning districts. These densities are: 1:\01 files\01 subject\jeffers property\memorandum.doc Page l 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER R-1 3.6 units per acre ~R-2, R-3 7.2 units per acre ' R-4 30 units per acre Using these numbers would give the City Council an absolute maximum density, assuming the entire site was designated as one Zoning District. The actual number of units would probably be less than the maximum, because of the need for roads, utilities, storm water ponding, required parking area, maximum floor area and impervious surface requirements, setbacks and so on. I have also attached a copy of the questions submitted by the developer at the City Council forum on August 6, 2001. The developer is looking for some feedback on these issues. 1:\01 files\01 subject\j effers property\memorandum.doc Page 2 JEFFER'S PROPERTY PRELIMINARY ANALYSIS ~a: Total Area: 360.50 acres Wetlands / Other Unusable Area: 120.80 acres Net Acres: 239.70 acres (Remaining calculations are based on the net area of the site.) Comprehensive Plan Designation (Existing): C-BO (Business Office Park) +48 acres R-L/MD (Low to Medium Density Residential) 191.70 acres Zoning (Existing): C-5 (Business Park) R-1 (Low Density Residential) +48 acres 191.70 acres Shoreland District (Natural Environment Lake) Total: 191 acres Tier 1 78 acres Tiers 2-4 113 acres Outside Shoreland District: 49 acres Allowed Density (R-1 area only) (R-1 density is generally 3.6 units per acre Density in the Shoreland District is based on the minimum lot area in each tier. The minimum lot area is 40,000 sf in Tier 1 and 20,000 sf in Tier 2.) R-lSD- Tier 1: R-lSD- Tiers 2-4 R-1 (outside SD) Total Units Overall Density 49 acres/40,000 sf = 94 acres/20,000 sf = 49 acres x 3.6 u/a = 436 un/191.70 ac = 54 units 205 units 177 units 436 units 2.27 units/acre 1:\ 01 files\ 01subject\jeffers property\analysis.doc 9/13/01 Page1 Jeffer's Property Discussion Planned Unit Developments The development of the Jeffer's property will probably be accomplished by the Planned Unit Development (PUD) process for several reasons, including: (1) the mixture of uses and densities on the site, and (2) The use of private streets. Section 1106 of the Zoning Ordinance lists the purpose, findings and procedures for a PUD. The purpose of a PUD is to allow greater flexibility in the development of a parcel by tailoring the development to the site and to the surrounding neighborhood. Not every development is suitable as a PUD. In order to determine which developments are suitable, Section 1106.100 lists 10 findings and criteria for a PUD. These are: (1) Greater utilization of new technologies in building design, materials, construction and land development. (2) Higher standards of site and building design. (3) More efficient and effective use of streets, utilities, and public facilities to support high quality land use development at a lesser cost. (4) Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. (5) Provides a flexible approach to development which allows modifications to the strict application of regulations within the various Use Districts that are in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. (6) Encourages a more creative and efficient use of land. (7) Preserves and enhances desirable site characteristics including flora and fauna, scenic views, screening and buffering, and access. (8) Allows the development to operate in concert with a Redevelopment Plan in certain areas of the City and to insure the redevelopment goals and objectives within the Redevelopment District will be achieved. (9) Provides for flexibility in design and construction of the development in cases where large tracts of land are under single ownership or control and where the use(s) has the potential to significantly affect adjacent or nearby properties. 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 L:\02FILES\02subject\jeffer pond\pud iSS~L~AL OPPORTUNITY EMPLOYER (10)Encourages the develOper to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site. Every PUD proposal is reviewed based on these criteria. The City Council makes findings on whether or not to approve a PUD plan based on these criteria. When considering the use of a PUD, the developer is also encouraged to review and address these criteria as part of the application. L:\02FILES\02subject\jeffer pond\pud issues.doc City of Prior Lake Zoning Map 800 0 800 A Aodcultural R-S Rural Subdivision Residential R-1 Low Density Residential R-2 Low-Medium Residential R-3 Medium Density Residential R-4 High Density Residential C-1 Neighborhood Commercial C-2 Community Business C-3 Specialty Business C-4 General Business C-5 Business Park I-1 General Industrial SMDC R-O-W LAKE SD Boundary PUD Boundary Updated June 20, 2001 City of Prior Lake Comprehensive Land Use Plan Designated Land Use Residential Classlfl~ations [~ Rural Density E~ Urban Low/Medium Density ~ Urban High Density Commercial Development Cla$~ifications ~ Retail Shopping (Neighborhood Retail Shopping (Community) ~ Town Center ~ Hospitality General Business ~ Business Office Park Industrial Development Classification ~ Planned Industrial Public Development Classifications ~ Recreation & Open Space ~ Right-Of-Way ~ Lake ~ SMDC December 20, 2000 Allowed Density (if the C-5 area is rezoned to R-l) R-lSD - Tier 1: R-lSD - Tiers 2-4 R-1 (outside SD) 'Total Units Overall Density 78 acres/40,000 sf = 113 acres/20,000 sf = 49 acres x 3.6 u/a - 508 un/191.70 ac = 85 units 246 units 177 units 508 units 2.65 units/acre Parkland Dedication Requirements (Subdivision Ordinance requires dedication of 10% of the gross land area. Acceptable land includes wooded areas or dry upland with slopes less than 10%.) Required Dedication: 360.50 x 10% = 36.05 acres Streets and Utilities: Area dedicated for streets and utilities is generally about 30% of the land area. This does not affect the density calculation but may affect the number of units. Area Dedicated: 72 acres Number of Possible Units: (Assumes streets and utilities spread evenly thru site) R-lSD - Tier 1: 54.6 acres/40,000 sf - 60 units R-lSD- Tiers 2-4 R-1 (outside SD) Total Units Overall Density 79.1 acres/20,000 sf = 34.3 acres x 3.6 u/a = 357 un/191.70 ac = 173 units 124 units 357 units 1.86 units/acre Allowable Uses (R-l) Single family homes Townhouses (up to 4 units per building) A PUD could increase the number of units per building, but not the overall density or allowable uses. 1:\ 01files\ 01subject\jeffers property\analysis.doc 9/13/01 Page 2