HomeMy WebLinkAbout9B Approve Pike Lake Prelim Plat PRIO4,
U 4646 Dakota Street SE
Prior Lake,MN 55372
rSo11" CITY COUNCIL AGENDA REPORT
MEETING DATE: MAY 26, 2015
AGENDA#: 9B
PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
AND JEFF MATZKE, PLANNER
PRESENTER BY: DAN ROGNESS &JEFF MATZKE
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTON APPROVING THE PIKE LAKE
PRELIMINARY PLAT
DISCUSSION: Introduction
The purposed of this agenda item is to review and approve a preliminary plat
application from Ron Clark Construction to be known as Pike Lake. The site
will be developed as a 68-unit affordable rental housing development for
families, located south of Pike Lake and north of County Highway 42. This
proposed affordable workforce housing project is nearly identical to one they
recently completed in Savage north of the Arby's Restaurant.
History
Although the site under consideration is nearly 22 acres, much less is buildable
due to extensive wetlands and a large storm water pond/easement. The
property is zoned High Density Residential (R-3), which would allow the
proposed multi-family housing project by Conditional Use Permit (CUP). The
2030 Comprehensive Plan guides a larger 86-acre area as Planned Use, Sub-
Area A, Pike Lake West, for 50% Low Density Residential, 25% High Density
Residential, and 25% Commercial.
In 2007, the city approved a Final PUD Plan for this site to include 11 residential
townhomes and 8 townoffice units. However, the developer did not move
forward with this project. Since then, various other ideas have been reviewed
with City staff, but the wetland and pond easement constraints are difficult to
work around for townhomes. The Ron Clark proposal is the first one to consider
a single 3-story multi-family building that appears to work better on this
constrained site.
The Planning Commission held a public hearing on April 20, 2015 at which time
questions regarding future assessments, agricultural farming noise and odor,
and traffic signal needs were raised. Following the public hearing, the Planning
Commission tabled discussion of the preliminary plat and conditional use permit
to May 4, 2015 and directed the applicant to revise the development plans in
accordance with the major grading, storm water, and access comments in the
City Staff review memorandums.
Prior to the May 4, 2015 Planning Commission meeting, the applicant provided
revised plans which addressed the major City staff comments including 1)
eliminating the right-out access from the parking area directly onto Pike Lake
Trail, 2) improving the grading west of the building along the storm water pond,
3) revising the filtration area west of the storm water pond, and 4) adding proof
of parking areas to the site plan. After discussion at their May 4, 2015 meeting,
Phone 952.447.9800/ Fax 952.447.4245/www.cityofpriorlake.com
the Planning Commission recommended approval of the Preliminary Plat
request.
Current Circumstances
The following paragraphs outline the physical characteristics of the existing site,
the Comprehensive Plan and zoning designations, and a description of some of
the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 21.7 acres. The net site area (gross
land area less existing right-of-way, ponding, and wetlands) is 12.05 acres.
Topography: This site has a varied topography, with elevations ranging from
856' MSL at its highest point (southeastern corner) to 824' MSL at its lowest
point (west central edge).
Vegetation: The site is a vacant parcel with approximately 3,200 caliper inches
of significant trees. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance.
Wetlands: The designated wetland on the site encompasses approximately 5.1
acres.
Access: Access to the site is from Pike Lake Trail. The adjacent residential
property (bounded by the project on the west, east, and south) currently has a
driveway access off of Pike Lake Trail and will maintain an access thru the
development to Pike Lake Trail.
2030 Comprehensive Plan Designation: This property is designated for P-US
(Planned Use) on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned R-3 (High Density Residential), allowing a
maximum housing density of 20 units per acre.
Shoreland: This property is also located within the Shoreland District for Pike
Lake, a Natural Environment Lake.
PROPOSED PLAN
Preliminary Plat: The preliminary plat indicates a 4.7-acre area for the 68-unit
high density building; in addition, the plat shows three single family lots
designated north of the potential future east-west city street.
The City received the complete application for this request on March 30, 2015. The City has
notified the applicant that the due to required review by other governmental agencies, and
the required time for a City public hearing review, it is necessary to extend this review period
up to a maximum 120 days. The current review period is until July 28, 2015.
Building: The site plan calls for a 3-story, 68-unit building which has a footprint
of 29,360 square feet and total area of 118,320 square feet, including
underground parking. The unit mix includes twelve 1-bedroom, 38 2-bedroom
and 18 3-bedroom units with common areas (lobby, office, fitness, and
clubroom). This project will be at a density of 14.5 units per net acre.
Setbacks: The typical residential required setbacks of 30 foot front and rear, 15
foot side yard, and 30 feet from the pond feature on Outlot D are proposed.
2
Parks / Trails: A trail is proposed around the existing storm water pond. The
remainder of the parkland dedication will be satisfied through a cash-in-lieu
payment to the City Park Fund following a possible Final Plat approval.
Parking: The applicant has indicated a parking of 130 stalls on the high density
residential site with 6 additional spaces marked for "proof of parking" in case
the City desires extra spaces are necessary. The required parking based on 2
stalls per dwelling unit is 136 stalls.
Streets / Sidewalks: A 300 foot local east-west street with a temporary cul-de-
sac is the sole proposed local street improvement for the site; the City
recommends a sidewalk be placed along this new street on the south side. The
Pike Lake Trail north-south collector street will also be partially constructed with
a sidewalk/trail on the west side, connecting to County Highway 42. Normally,
the City would require the developer to construct the full extent of the east-west
street. However, due to the costs associated with the construction of Pike Lake
Trail as well as the eastern third of the east-west street, that additional cost
makes this affordable housing project infeasible.
Sanitary Sewer / Water Mains: Sanitary sewer and water mains will be
extended within the local street right-of-way to the site. In addition, the City is
exploring the ability to share financing of extending the utilities to the western
property line for future development using city resources such as tax increment
financing.
Storm Water / Hydrology: Storm water will be directed toward a proposed
permanent filtration basin within Outlot D.
Tree Preservation/Landscaping: The minimum landscaping for the
development is based on the perimeter of the site as well as lustering access
locations. The Zoning Ordinance requires at least one tree for each 40' feet of
the perimeter of the site. The landscaping plan will need to be submitted as
part of the final review of the project plans.
Fees and Assessments: This development will be subject to the standard
development fees, including park dedication, trunk street and utility service
charges, and utility connection charges. No assessments are proposed as a
result of this development; however, as noted with"Streets/Sidewalks", a future
assessment is likely to help support the cost of completing the east-west street.
Drainage and Utility Easement: The applicant requests the vacation of 5,210
square feet of drainage and utility easement at the northeast corner of the storm
water pond in order to allow for construction of the building. A larger drainage
and utility easement (5,494 square feet) will be dedicated with the final plat
along the eastern edge of the pond for additional pond storage in the future.
Conditional Use Permit: On May 4, 2015 the Planning Commission issued a
Conditional Use Permit for a Multiple Family Dwelling Land Use located in the
R-3 (High Density Residential) Zoning District.
Conclusion
The Developer met with City staff recently to discuss issues related to the
design of the preliminary plat. As noted in the attached staff memorandums
from the Community Development and Engineering/Public Works Departments,
3
the developer must refine the plans to assure compliance with the Public Work
Design Manual requirements and City Zoning Ordinance. It does not appear
that these comments will drastically affect the design of the plat. Therefore, City
Staff recommends approval of the Preliminary Plat subject to the following
conditions:
1. The Developer shall obtain the required permits from other state or local
agencies prior to any work on the site.
2. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Engineering/Public Works
Departments dated April 28, 2015.
3. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Community Development
Department dated May 1, 2015.
ISSUES: The primary issue with this preliminary plat relates to if and when the full east-
west street is completed, and how it will be paid for due to wetlands on the south
side and three single family homes on the north side. Future assessments will
not be enough to pay the total cost of extending that local street further to the
west. It is possible that the existing low density residential development to the
west will remain for a long time, resulting in little or no need to extend that street.
However, City staff wants the City Council to either recognize that fact, or have
a plan to finance that cost in the future. Two financing options discussed by
staff include: (1) capturing TIF during years 16-26 of the proposed TIF District,
and (2) adjusting trunk fees during the upcoming comprehensive plan process
to pay that cost as a needed street/utility connection that benefits a much larger
area. However, project financing is not part of this agenda item but will be
considered by the city council as part of an upcoming agenda if this project
scores high enough to proceed.
FINANCIAL The City Council previously approved a resolution of preliminary support of tax
IMPACT: increment financing for$600,000 through 15 years. As noted under Issues
above, City staff is also proposing that the City Council consider its support for
public financing to help pay for a majority of cost associated with the future
construction of the east-west street, if extended to the west.
ALTERNATIVES: The City Council has the following alternatives:
1. Motion and a second to approve a resolution approving the Pike Lake
Preliminary Plat subject to the listed conditions.
2. Motion and a second to table this item to another City Council meeting and
provide the developer with direction on the issues that have been discussed.
3. Motion and a second to recommend denial of the request based upon
findings of fact.
RECOMMENDED Alternative#1.
MOTIONS:
ATTACHMENTS: 1. Location Map
2. Development Plans stamp dated 4/27/15
3. Community Development Dept. Memorandum dated 5/1/15
4. Engineering/Public Works Dept. Memorandum dated 4/28/15
4
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4646 Dakota Street SE
4:livxEsoll" Prior Lake, MN 55372
RESOLUTION 15-XXX
A RESOLUTION TO APPROVE THE PIKE LAKE PRELIMINARY PLAT
Motion By: Second By:
WHEREAS, Ron Clark Construction (the"Developer') has submitted an application for a Preliminary
Plat known as Pike Lake; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on April 20, 2015 and
continued discussion to May 4, 2015 to consider the proposed Preliminary Plat; and
WHEREAS, Notice of the public hearing on said Preliminary Plat has been duly published and posted
in accordance with the applicable Minnesota Statutes and Prior Lake Ordinance; and
WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to
present their views and objections related to Pike Lake for the record at the public hearing
conducted by the Planning Commission; and
WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat
on May 26, 2015; and
WHEREAS, The Planning Commission and City Council have reviewed the Preliminary Plat according
to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and
found said Preliminary Plat to be consistent with the provisions of said Ordinances; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a Preliminary Plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Pike Lake Preliminary Plat is hereby approved subject to the following conditions:
a) The Developer shall obtain the required permits from other state or local agencies prior to any work
on the site.
b) The Developer shall revise the plans in accordance with the requirements contained in the
memorandum from the Engineering/Public Works Department dated April 28, 2015 prior to approval
of a grading permit for the site.
c) The Developer shall revise the plans in accordance with the requirements contained in the
memorandum from the Community Development Department dated May 1, 2015.
PASSED AND ADOPTED THIS 26TH DAY OF MAY, 2015.
VOTE Hedberg Keeney McGuire Morton Thompson
Aye ❑ ❑ ❑ ❑ ❑
Nay ❑ ❑ ❑ ❑ ❑
Absent 0 ❑ ❑ ❑ ❑
Abstain ❑ ❑ ❑ 0 ❑
Frank Boyles, City Manager
1
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trME_�, „,..__ .ape 'i TOPSOIL SHALL BE GRADED TO Nus OR HMS T MCN OF TIE SPECIFIED TFICK TOPS
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tr/tr 1 ANO COMIC=GRATE ALONG MATHES PAVEMENT ALFAS NI)/OR CURBS.
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=11
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----...._
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uMer TRY.Beat erWMebO o!Pot
iti ENGINEERING Maple `5535, uba 4II O SPS RON CLARK CONSTRUCTION 15-011
NO. DATE DESCRIPTOR lc SERVICES,INC. 51-5172
FOP I5-a»-4242 DALE.
REIGNS E-W:mwnpb•wryHanormwa Mer..,P.G,gNa-TIT W THAT Dat« PRIOR LAKE,MN SHEET N0. 7 OF t9 SHEETS 03/25/2015
4 PRijf'
Memo
Date: April 3,2015
To: Mike Roebuck, Ron Clark Development
From: Jeff Matzke,Planner
Subject: Pike Lake Preliminary Plat
City Project#DEV2015-000003
The Community&Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan revision date of 4/10/2015 and we have the following comments:
General
1. Development fees—The following development fees are to be collected at the time of
final plat approval: Park Dedication of 68 units at$3,750 per unit, Trunk Water
($5,500/net acre), Trunk Sanitary Sewer($3,040/net acre), Trunk Storm Sewer
($2,790/net acre), Street Oversize ($4,920/net acre), $9,000 Water Connection Fee,
$9,000 Sewer Connection Fee, and a 4%administrative fee and 5%construction
observation fee based on the total estimated construction costs (which include grading,
landscaping, and public utility connections).
2. Along with future Final Plat application,provide City with draft warranty deed for any
outlot areas to be dedicated to the City according to Ordinance 1004.604. A recorded
copy of the deeds shall be delivered to the City after recording of the final plat.
3. Drainage and Utility Easements around the storm water pond could be vacated at the time
of Final Plat since Outlot E is proposed to be dedicated to the City.
4. A variance from the subdivision ordinance would be required to allow the location of the
right-out access point along Fish Point Road.
5. Access agreement should be recorded for access to existing house along with Final Plat if
the right of way for future roadway to the west is not platted at this time.
Site Plan /Preliminary Plat
1. Building height maximum is 35 feet. Revise accordingly.
2. List maximum allowed and proposed impervious surface square footage and percentage
for proposed Lot 1 on site plan. Maximum allowed impervious surface is 30%of total lot
area above high water elevations.
3. Play Area fence - Chain link fencing is not allowed within front yards. Only 4 foot, 50%
opacity fencing maximums are permitted in front yards. (Section 1101.504)
4. No landscape plan is included with plans. Include a landscape plan that complies with
Section 1107.1900.
5. No lighting plan is include with plans. Include a lighting plan that complies with Section
1107.1900.
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
ti
Memo
MiNNEsO-st-
Date: April 17,2015
To: Community Development and Natural Resources Department
From: Engineering Department—Larry Poppler, City Engineer
Public Works Department—Pete Young,Water Resources Engineer
Subject: Pike Lake Site Plan and Preliminary Plat Review —City Project#DEV15-
000002
The Engineering and Public Works Departments have reviewed the Preliminary Plat and site plans
for the subject project with stamped received date of March 27, 2015 and we have the following
comments.
General
1. The Comprehensive Plan identifies an east/west road and public utilities over the
subject property. The site plan builds a portion of the east/west roadway and utilities
but leaves the remaining roadway and utilities for future development. Considering
the small amount of remaining upland, it is highly unlikely that future platting will
make financial sense for the remaining outlots due to the cost of building the utilities
and the roadway. The sanitary sewer is especially important as the depth needed to
develop along the west side of Pike Lake and must come from this east/west
connection. It is highly recommended that the City require the installation of the
roadway and utilities with this plat or establish Tax Increment Financing to cover the
future cost of the roadway and utilities. In reviewing the overall area, it is
recommended that the property at 13866 Pike Lake Trail be developed at the same
time and sanitary sewer connected through that property to get to the east/west
roadway to provide the appropriate depth for development to the west.
2. The comments provided in this review are preliminary comments. The developer should
review the Public Works Design Manual for additional standards related to site
development. An example is that the public street improvements will require plan/profile
drawings. A more thorough review of the plans will be performed at the final plat stage.
3. Show the City project#DEV 15-000002 on all plan sheets.
4. Considering the utility installation, grading and paving of Pike Lake Trail, developer
should engage the Vierling family on construction impacts. If necessary, temporary
easement may also be needed.
5. Preconstruction meeting will be required prior to commencement of construction.
6. After construction,an as-built record plan shall be submitted. The as-built plan shall follow
the requirements of Section 10 of the Public Works Design Manual prior to issuance of the
certificate of occupancy.
7. A Letter of Credit will be required for grading and erosion control, utility connection
restoration, and right of way restoration.
8. Throughout the drawings it is difficult to determine the location of the existing drainage
and utility easements. Please show these easements on all the plan sheets.
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
Plat
1. The plat is unclear as to areas dedicated as right of way along Pike Lake Trail and CSAH
42.
2. The site triangle should be dedicated as right of way at the intersection of Pike Lake Trail
and CSAH 42.
3. The plat shows dedication of the east/west roadway however a portion of this roadway is
not built. City Code dictates that the public improvements be installed at the time of
platting.
4. All existing easements should be shown on the plat including the large drainage/utility
easement. Previous conversations with the developer indicated a desire to vacate a
portion of the easement in exchange for other areas. If that is the case it should be
shown.
5. Typically a preliminary plat shows the final uses on the property. Outlots should be
subdivided accordingly.
Site Plan
1. Please refer to the PWDM section 9 for site plan requirements. A thorough review of the
site plan will take place with final plat.
Street Improvements
1. Pike Lake Trail as a major collector, has minimum spacing between intersections of
greater than 660 feet according to City Code. The east/west roadway meets this criteria
and will also serve as the connection point for future development to east. However,the
exit for the site parking lot should not access Pike Lake Trail.
2. It is difficult to determine how Pike Lake Trail will line up with CSAH 42 and Pike Lake
Trail to the south.
3. Pike Lake Trail is a State Aid Roadway and a major collector and should meet State Aid
standards.
4. Plan/profile sheets will be necessary for all public roadways. Street sheets should
include pavement striping plan.
5. The east/west roadway should be built to a minimum standard of 32 feet wide.
6. Provide EOF for low point on Pike Lake Trail.
7. Storm sewer pipe sizes should be shown on the plans.
8. A commercial entrance for the driveway to the east of Pike Lake Trail is not necessary.
9. Trail/Sidewalk should be shown along the east/west roadway.
10. County standards for bituminous trail are 10 feet wide along county roadways.
11. Please show the existing Pike Lake Trail to the north.
12. The temporary cul-de-sac does not appear to meet City Standards. Please refer to the
public works design manual.
13. Developer should consider alternative location of the play area instead of locating this
feature along a City Major Collector street.
14. Soil borings and pavement analysis will be needed to determine the typical sections for
the roadways and parking areas.
Utility Plan
1. The sanitary sewer to serve properties to the west must utilize sanitary sewer
connection approximately 300 feet north of the east/west roadway. The sanitary
sewer must then follow the east/west roadway alignment. Optimally the site to the
north 13866 Pike Lake Trail would develop in conjunction with this plat and the
installation of the sanitary sewer be installed to the west property line of the subject
plat. The single family home at 13900 Pike Lake Trail is too low in elevation to be
served by this sanitary sewer.
2. The sanitary sewer installation for the subject building is shown connecting to the
Trunk Sanitary Sewer Interceptor.This 36"diameter pipe serves the entire City. The
plans show the installation of a new manhole over this large important pipe.
Considering the importance of this sanitary sewer pipe, additional details regarding
the manhole installation over the pipe is paramount. Bypass pumping for the 36"
diameter pipe will be needed. Contingency plans should be shown on the plans in the
event pumping operations fail. Another option would be into connect to the manhole
at Pike Lake Trail and the east/west roadway.
3. The watermain system should be shown on the east side of Pike Lake Trail to avoid one
crossing of Pike Lake Trail. Watermain is not necessary along the north side of CSAH 42.
4. The PRV should be shown at approximately 2+00 Pike Lake Trail on the east side. A new
hydrant should be shown just south of the PRV. A PRV detail drawing will be needed for
final plat review.
5. Two -45 degree bends should be utilized to bring the watermain in alignment with Pike
Lake Trail. The existing hydrant at the connection can be removed and disposed. It is too
old to be re-utilized.
6. All watermain on the plat should be 12"DIP.
7. The watermain valve at Pike Lake Trail and the intersection of the east/west roadway
should be as follows: Install a 12 GV at the end of the north leg, install a 12 GV on the
east leg (the watermain should be 12"DIP),the remaining legs do not require valves.
8. Install a 12" GV at the end of the east/west roadway.
9. Review hydrant coverage for the building. Fire hydrants should be provided at a spacing
to provide for every portion of the building to be within 300 feet of a fire hydrant. The
back side of the building does not meet this requirement.
10. A manhole should be shown at the right of way for the sanitary sewer leaving the building.
11. Place note on the plans that the Contractor contact the Prior Lake Engineering Department
at 952-447-9830 to coordinate inspection of utility installations. City inspectors require a
minimum of 48 hours notice.
Grading and Erosion Control
1. Revised plans were submitted showing a new location of the stormwater filtration
area. This new location is within the current drainage and utility easement.
Considering that CSAH 42 is a principal arterial, it is likely that expansion of
drainage facilities will be necessary in the future. It is recommended that the current
drainage and utility easements be preserved for future expansion of CSAH 42. As
such the developer should locate stormwater facilities outside the drainage and utility
easement.
2. Please show the benchmark on the plans.
3. Please provide blow-up drawing with final plans for the handicapped parking area and
main entrance. Please utilize additional spot elevations on the blow-up.
4. The building should be moved away from the pond location to provide at least 10 feet of
area at less than 4:1 slope. Developer should consider 4:1 slopes instead of 3:1 slopes in
this area.
5. Retaining walls over 4 feet in height will require a building permit and City structural
review.
6. Retaining wall may be necessary along the east side of Pike Lake Trail. Alternatively,
temporary grading easement could be granted by the landowner.
7. The flared end section serving the property ease of Pike Lake Trail will likely be prone to
sedimentation. How can this be avoided?
8. Show existing and proposed drainage and utility easements.
9. A Minnesota General Construction Stormwater Permit(MN R100001)will be required
for this project. The City will review and approve the SWPPP before a grading permit is
issued.
Wetlands
1. Wetland impacts are proposed.The WCA and Corps of Engineers approval processes
should be started as soon as possible to avoid potential project delays.
2. Please submit all wetland information, including any previous wetland approvals for the
site.A Notice of Decision for a wetland boundary/type was issued for the Overlook at Pike
Lake site on 2/3/2014;the decision is valid for a period of 5 years from that date.
3. Ensure that project will meet wetland buffer requirements. An average buffer width of 30
feet is required (minimum of 20 feet), measured back from the delineated wetland line.
Trails may be located within this area as long as the total buffer width meets the
requirements. Show all wetland buffers on the plans.
Hydrology
1. The proposed filtration shelf is located within the City's drainage and utility easement for
an existing stormwater pond.Please provide an estimate of the volume that could be added
to the pond if this area were instead used for future pond expansion.
2. Ensure that the filtration design meets MN Stormwater Manual requirements. Grading
within 10 feet of the delineated wetland line is not allowed,and a minimum 20 foot wetland
buffer must be maintained.
3. Provide additional EOF locations for the stormwater pond and all low points.
4. If developer is proposing modifications of the existing pond, please show pond contours
below water level.
5. Please provide a stormwater management report that summarizes existing and proposed
conditions for rate control, volume control, and pollutant removal. The existing regional
stormwater pond design calculations should be included as an attachment.