HomeMy WebLinkAbout4D Super America PUD Amendment pc report
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JUNE 15, 2014
AGENDA #: 4D
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY:
PUBLIC HEARING:
JEFF MATZKE
YES
AGENDA ITEM:
CONSIDER APPROVAL OF A MAJOR PUD AMENDMENT FOR THE
JEFFERS POND PLANNED UNIT DEVELOPMENT
DISCUSSION: Introduction
Kimley-Horn & C-Store Partners have applied for approval of an amendment to
the Planned Unit Development (PUD) known as Jeffers Pond on property lo-
cated south of CSAH 42, west of CSAH 21.
History
In 2005, the City Council approved a PUD for the approximately 336 acre Jeffers
Pond mixed use development including the following elements:
• Mix of land uses including commercial retail and office; low, medium, and
high density residential; and public institutional and municipal sites
• Up to 693 total residential units.
• An active park of at least 4.6 acres (Jeffers Pond Park)
• An fire station site (Prior Lake Station #2)
• An elementary school site (Jeffers Pond Elementary School)
• Public parkland and trails (over 145 acres of parkland has been created)
Seven phases within the PUD development have been platted including sites for
over 160 single family detached homes, 165 attached townhomes, Jeffers Pond
Elementary School, and Prior Lake Fire Station #2.
Current Circumstances
This current request involves a major amendment to incorporate a Motor Vehi-
cle Fuel Station and Car Wash as the first project within the designed mix use
commercial/high density residential area (Outlot C).
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 area consists of 1.63 acres.
Topography: This site has varied topography, with elevations ranging from 876’
MSL near the Fountain Hills Drive entrance to 884’ MSL at the center of the site.
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Vegetation: The natural vegetation on the site was cleared after the original
preliminary/final plat was approved for the area. The project is subject to the
landscape requirements of the Zoning Ordinance.
Wetlands: No wetlands are located on the site.
Access: Access to the site is from Fountain Hills Drive (public street).
2030 Comprehensive Plan Designation: This property is designated for Com-
munity Retail Shopping (C-CC) uses on the 2030 Comprehensive Plan Land Use
Map.
Zoning: The site is presently within the Jeffers Pond PUD (Planned Unit Devel-
opment).
PROPOSED PLAN
Site Layout: The plan calls for construction of a 3,500 square foot convenience
store with 16 motor vehicle fueling pumps and a 1,300 single stall automatic car
wash. The convenience store is planned for 24 hour operation while the car
wash is planned for 6am-10pm hours.
Architectural Design: The exterior elevations of the proposed building will be
mainly constructed of brick material along with glass windows. City Staff rec-
ommends a metal roof rather than the proposed asphalt singled roof to comple-
ment the fire station roof design within the PUD.
Streets: No public streets are proposed as part of the project. A private drive
from Fountain Hills Drive will be maintained by the business and will be the future
access point for other commercial/high density residential uses within t Outlot C.
Impervious Surface: The Jeffers Pond PUD is divided into tiers surrounding
the lake for the purpose of impervious surface calculations. The current ap-
proved maximum impervious surface for the commercial area (Outlot C) is
226,000 square feet within Tier 2. The impervious surface within the proposed
Super America project is 36,631 square feet within tier 2. Therefore the approx-
imate remaining square footage with tier 2 that is currently allocated to the entire
Outlot C would be 189,400 square feet (226,000-36,600). The overall impervi-
ous surface for the entire Jeffers Pond Development would continue to be less
than (24.5%) the original impervious surface maximum amount (25.5%) ap-
proved in 2005.
Sanitary Sewer/Water Mains: Sanitary sewer and water mains are currently in
place along Fountain Hills Drive. Proposed utility mains running under the pro-
posed private access drive will connect to these existing utilities.
Fees and Assessments: This development will be subject to the standard de-
velopment fees including trunk street and utility service charges payable at the
time of recording of the final plat.
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Conclusion
The developer has met with City staff to address the proposed changes to the
PUD and ways to maintain the core of the originally approved plan of the Jeffers
Pond Development. City Staff does recommend the developer incorporate other
features into the site design such as a common signage stone base similar to
the other signage within the PUD and a metal roof similar to the nearby fire sta-
tion. As noted in the attached staff memorandums from the Engineering and
Community & Economic Development Departments, the developer must refine
the plans to assure compliance with the Public Work Design Manual require-
ments and City Zoning Ordinance including incorporation of a trail along Hwy 21
and sidewalks leading into the site. However, none of these revisions will greatly
impact the overall design of the proposed site. Therefore, if the Planning Com-
mission finds the PUD Amendment acceptable, the staff would recommend the
following conditions be attached:
1. The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
2. Revise the plans to address all of the comments in the memorandum from
the City Engineering Department dated June 5, 2015.
3. Revise the plans to address all of the comments in the memorandum from
the City Community & Economic Development Department dated June 5,
2015.
4. Revise the plans to address all of the comments in the memorandum from
the Scott County Highway Department dated June 4, 2015
ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and standards
allowed under a PUD. The PUD provisions offer maximum flexibility in many
areas, some of which include such aspects as setbacks, building heights, and
densities. With the incorporation of additional right of way needs identifying by
the County Highway Department, the developer will likely be requesting modifi-
cations to the minimum parking setbacks for the proposed project. City Staff
also recommends the applicant follow the pattern of architectural signage found
throughout the PUD and the metal roof of the adjacent fire station within the
PUD.
ALTERNATIVES: 1. Motion and a second to recommend approval of the PUD Amendment sub-
ject to any listed conditions as identified by the Planning Commission.
2. Motion and a second to table this item to another 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.
RECOMMENDED
MOTION:
Alternative #1.
EXHIBITS: 1. Location Map
2. PUD Site Plans
3. Conceptual Building Elevation
4. Engineering Dept. Memorandum dated 6-5-15
5. Community Development Dept. Memorandum dated 6-5-15
6. Scott County Highway Dept. Memorandum dated 6-3-15
7. Public Hearing Comments
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community & Economic Development Department has reviewed the PUD Amendment for
the subject project with a plan date of May 19, 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: Trunk Water ($5,500/net acre), Trunk Sanitary Sewer ($3,040/net
acre), Trunk Storm Sewer ($5,780/net acre), Street Oversize ($4,920/net acre), and a 4%
administrative fee and 5% construction observation fee based on the total estimated
public improvement construction costs (which include grading, and public utility
connections).
2. PUD – The PUD calls for continuity among architectural features, signage, and other
aspects of the development. City Staff recommends the Super America site propose
features such as 1) a metal roof similar to the nearby fire station, 2) an external
monument sign of which base matches the stone façade of the development signs (nearby
Jeffers Waterfront sign), and 3) pedestrian access to the site via sidewalks (Jeffers
Waterfront PUD is designed as a walkable development community).
3. Identify an 8 foot trail along the County Hwy 21 corridor. Possible reduced parking
setback could be indicated as part of PUD amendment. Also indicate a sidewalk access
to the site at the entrance intersection
4. Prepare exterior lighting plan in accordance with Ordinance Section 1107.1800 to be
submitted along with building permit application.
Date: June 5, 2015
To: Kimberly Horn
From: Jeff Matzke, Planner
Subject: Super America PUD Amendment
City Project #DEV2015-000005
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
Date: June 5, 2015
To: Community Development
From: Engineering Department – Larry Poppler, City Engineer
Public Works Department – Pete Young, Water Resources Engineer
Subject: Super America Site Plan Review – City Project #DEV15-000005
The Engineering and Public Works Departments have reviewed the site plane for the subject
project with a received date of May 19, 2015 and we have the following comments.
General
1. Show the City project #DEV15-000005 on all plan sheets.
2. Provide City benchmark on all plan sheets. These can be obtained from the City’s
Engineering department.
3. Obtain all regulatory agency permits and approvals necessary for proposed construction
(County, MN Department of Health, MPCA, etc.)
4. Preconstruction meeting will be required prior to commencement of construction.
5. 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.
6. A Letter of Credit will be required for grading and erosion control, utility connection
restoration, and right of way restoration.
7. City of Prior Lake Standard details should be used and shown on the plans (structures,
utilities, etc.).
8. Easments and property lines should be shown on all plan sheets.
Plat
1. A driveway easement is needed for the drive entrances.
Site Plan
1. Show all surface utilities on the plan (gate valve, manholes, catch basin, etc.).
2. All construction activities should be shown on the plans including sawcutting, removals,
etc. and labeled. All proposed features should be labeled.
3. Provide site dimensions on the plans.
4. Provide all applicable City of Prior Lake standard details (commercial access, trails,
sidewalk, etc.).
5. Provide 8’ wide bituminous trail along CSAH 21 starting at Fountain Hills Drive north to
end of property. Provide access connection from trail to commercial building.
6. Provide concrete walk from Fountain Hills Drive along access to first driveway.
7. Show limits of construction, especially impacts to Fountain Hills Drive.
8. Grades within parking lot should be between 2-5% except as required for ADA
accessible.
9. Show trash enclosure on the plan.
Utility Plan
1. 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.
2. Provide all applicable City of Prior Lake standard details (hydrant, manholes, gate valves,
etc.?
3. What is proposed for existing hydrant currently located in the access drive? Label all bends
and proposed connection. Notes shown on “Fire Protection Plan” should be incorporated
into the “Utility Plan”.
4. Please verify existing hydrant on west side of access drive does not have to be relocated.
5. Flushing hydrant may be necessary at the end of the watermain.
6. Is 8” fireline a fire hydrant or service line for fire suppression?
7. Show roof scupper locations.
8. Please note on the plans watermain shutoff shall be performed by City personnel only.
9. A maintenance agreement is required for the watermain system and fire hydrants to ensure
that these features are regularly maintained and will function as designed. A long-term
maintenance plan is a required component of the maintenance agreement. A copy of the
standard agreement template is available from the City.
Grading and SWPPP
1. A Minnesota General Construction Stormwater Permit (MN R100001) will be required
for this project. The City will conduct a full SWPPP review prior to grading permit
issuance. SWPPP must meet all current permit standards.
2. Typical details for all SWPPP BMPs will be needed.
3. Grades within parking lot should be between 2-5% except as required for ADA
accessible.
4. Provide note connection of draintile to existing CB. Connection should be core drilled.
5. It is uncertain how the grading will relate to future developable acreage to the north and
west.
Hydrology
1. Because the proposed site will not add 1 or more acre of impervious surface, the project
should comply with the standard City requirement for volume control. Site runoff volume
shall be reduced in the proposed condition by a volume equal or greater than 0.5 inch
over all new impervious surfaces.
2. The existing storm sewer system must be evaluated for capacity to show that it can
accommodate the proposed additional flows. As-built plans will be provided. The
developer should consider additional catch basins to receive drainage from the drive
aisle.
3. Please provide a detail or plan notes for the connection to the existing storm sewer
system. Connection should be core drilled and sealed with non-shrink grout.
4. Additional information is needed for the stormwater treatment basin. Ensure that the
basin meets MN Stormwater Manual design standards for filtration basins. A cross
section detail is needed showing all critical elevations and structures.
5. The MN Stormwater Manual considers gas stations to be stormwater hotspots. Additional
design features must be added to ensure that spills can be contained at the site before
pollutants are discharged to the City’s storm sewer system. At a minimum there should
be a way to divert or block flows from the rest of the storm sewer system in the event of a
fuel spill. A pretreatment basin with an outlet structure that can be blocked would be
useful for this purpose. The filtration portion of the basin should not receive direct runoff
from the site. Reference:
http://stormwater.pca.state.mn.us/index.php/Potential_stormwater_hotspots
6. A maintenance agreement is required to ensure that the stormwater management features
are regularly maintained and will function as designed. A long-term monitoring and
maintenance plan is a required component of the maintenance agreement. A copy of the
standard agreement template will be provided.
SCOTT COUNTY COMMUNITY SERVICES DIVISION
600 COUNTRY TRAIL EAST · JORDAN, MN 55352-9339
(952) 496-8346 · Fax: (952) 496-8365 · www.co.scott.mn.us
June 3, 2015
Jeff Matzke
City of Prior Lake
4646 Dakota Street SE
Prior Lake, MN 55372
RE: Super America
CH 21 and Fountain Hills Road
Dear Jeff:
We have reviewed the Preliminary Plat and offer the following comments:
CH 21 is an A-minor arterial roadway. The minimum right-of-way dedication along CH 21 is 75 feet
from the centerline of the roadway. To meet the minimum requirement, approximately 10 feet of
additional right-of-way shall be dedicated along CH 21 with the plat.
There is no sidewalk or trail shown along CH 21. We recommend a trail or sidewalk to be constructed
along the length of the proposed Super America parcel. The additional 10 feet of right-of-way to be
dedicated should support a sidewalk along CH 21.
No ponding, berming, landscaping, or signage shall be permitted within the County right-of-way.
Any work within the County right-of-way shall require a County permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
Craig Jenson
Transportation Planner