HomeMy WebLinkAbout10A - Jeffers Concept Plan CITY COUNCIL AGENDA REPORT
MEETING DATE: MARCH 17, 2003
AGENDA #: 10 A
PREPARED BY: JANE KANSIER, PLANNING COORDINATOR
AGENDA ITEM: DISCUSSION OF CONCEPT PLANS FOR DEVELOPMENT
OF JEFFERS PROPERTY
DISCUSSION: History: Jim Deanovic of the Peter Andrea Company,
Wensmann Realty and Paul W. Oberg are considering
development of the Jeffers property, which consists of
approximately 320 acres of property located on the west side of
CSAH 21, south of CSAH 42 and about ~ mile north of CSAH
82. This property is presently vacant land. The south ~ of the
property is designated for Low to Medium Density Residential
uses on the 2020 Comprehensive Plan Land Use Map. The
north ¼ of the site was recently designated as R-HD (High
Density Residential). Almost the entire site is located within the
Shoreland District for Jeffers Pond.
The developers have submitted a concept plan for the
development of this site. The plan includes a combination of
residential dwelling types, including 92 single family homes, 462
townhouse and condominium units, 262 apartment units and 40
affordable rental townhouse units. The concept plan identifies a
total of 856 units, for an overall density of 2.7 units per acre.
The concept plan submitted March 11,2003 also includes a fire
station, a nature center, a transit station site, parkland and trails
and a future elementary school site. The attached plans and
narrative provide more specifics on the site.
On March 10, 2003, the developers presented the concept plan
to the Planning Commission. The details of this presentation
are included in the draft minutes of the Planning Commission
meeting attached to this report. The key points of this
presentation are as follows:
. The design of the development is intended to maintain the
amenities of the site, such as the wetlands and the trees.
1:\03 files\03 concept plans\jeffers pg_nd\cc repprt.doc Page 1
16200 Ea§]e Cree!~ Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (9'52) 447-4245
AN EQUAL OPPORTUNITY EHPLOYER
· The density on the development is concentrated on the
north side of the property.
· The developers intend to utilize most of the allowable
density, which is about 862 units.
The plan has been revised to address the City's concerns
about the fire station site. This site has been relocated to
the south next to the Coachman Lane intersection with
CSAH 21.
· The transit station has been moved to the north side of the
plan at the full-access intersection location on CSAH 21.
· The proposed nature center has also been moved.
· The proposal includes a trail system which will connect with
future trails and developments. This system is intended to
be a part of the regional trail system.
· The plan also identifies a large park/nature area. Paul
Oberg is proposing that the Jeffers Foundation retain
ownership of this area.
· Parkland dedication for the development would be satisfied
by the dedication of the trails, the nature center site, two
neighborhood parks and a cash dedication.
· The plan includes an elementary school site approximately
14 acres in size (including the fire station site).
· The lake (Jeffers Pond) would be restricted to canoes and
paddle boats, and a +50' public dedication would be
provided around Jeffers Pond to site the trail and assure that
docks are not erected around the shoreline.
The Issues: The staff has not reviewed the specifics of this
plan. The issues pertaining to this concept plan are broader
and more policy related. Some of the questions to ask are:
· What is the Council's feeling about a private park for public
use?
· If this area is under private ownership, what is the guarantee
that the funding for the operation and maintenance of this
area will be available?
· Who will be responsible for the operation and maintenance
of the private park?
· Who is responsible for building and operating the nature
center and the transit station?
· If the school site is not purchased by the School District,
what is the proposed use of this site?
· Where are the proposed neighborhood parks on the north
side of the development, and do they meet the needs of the
area?
1:\03 files\03 concept plans\jeffers pond\cc report.doc Page 2
· How does the development meet the PUD criteria? (i.e.,
what is the benefit to the City in exchange for relaxed
standards such as setbacks, street widths, etc.?)
· Who will build the trail system?
· How is the public assured the private park will remain in
perpetuity if that is one of the benefits of the PUD?
The Council's discussion of these issues will guide the
developer in design of this development.
Conclusion: The purpose of this item is to discuss the concept
development of the site, and to allow the Council to voice any
particular concerns or ideas about the proposed development.
This discussion is for informational purposes only. Any future
plans must be processed with the appropriate hearings and
public participation.
REVIEWED BY: Frank ~~Ma~ nager
1:\03 files\03 concept plans~jeffers pond\cc report.doc Page 3
Planning Commission Meeting
March 10, 2003 DRAFT
MOTION BY ATWOOD SECOND BY RINGSTAD TO RECOMMEND APPROVAL
OF THE COMPREHENSIVE PLAN AMENDMENT TO THE C-CC AND I-PI
DESIGNATIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on April 7, 2003.
6. Old Business:
7. New Business:
A. File #03-19 Discuss concept plan for Jeffers Pond development area.
Planning Coordinator Jane Kansier presented the Planning Report dated March 10, 2003
on file in the office of the City Planning Department.
Jim Deanovic of the Peter Andrea Company, Wensmann Realty and Paul W. Oberg are
considering development of the Jeffers property, which consists of approximately 320
acres of property located on the west side of CSAH 21, south of CSAH 42 and about ½
mile north of CSAH 82.about 1/4 mile south of CSAH 42. This property is presently
vacant land. The south ½ of the property is designated for Low to Medium Density
Residential uses on the 2020 Comprehensive Plan Land Use Map. The north ½ of the
site was recently designated as R-HD (High Density Residential). Almost the entire site
is located within the Shoreland District for Jeffers Pond.
The developers have submitted a concept plan for the development of this site. The plan
includes a combination of residential dwelling types, including 92 single family homes,
462 townhouse and condominium units, 262 apartment units and 40 affordable rental
townhouse units. The concept plan identifies a total of 806 units, for an overall density of
2.5 units per acre. The concept plan also includes a combined fire station/visitor
center/transit station site, parkland and trails and a future elementary school site.
Gary Tushie, the architect, gave the overall presentation. The developers and Paul Oberg
the attorney for the estate. Tushie gave a brief history of the initial development concept
starting in 1999 and the many changes until present. Over the last few months the plan
has been tweaked to accommodate all the City's needs resulting in the plan presented.
Along the way, the DNR has agreed to redesignate the pond and the Comprehensive Plan
has changed the commercially zoned land to high density.
Atwood questioned the outcome of the meetings with Scott County Parks and Three
Rivers Park. Tushie said Mr. Oberg will address that issue in more detail. The thought
was from an operation standpoint, they might be better equipped to operate on an on-
going basis a natural environment park. It has recently come to light that the funds are
probably not going to be available for this to occur.
L:\03 Files\03 Planning Comm\03pcMinutesWIN031003.doc 5
Planning Commission Meeting
March 10, 2003
DRAFT
Lee Koppy, of Schoell & Madson Engineering, spoke of the changes up until a few
minutes ago based on staWs suggestions. The plan has designed with an emphasis on
maintaining the amenities on the site, preserving the trees and work in the parkland.
They feel they can meet and exceed the requirements of the City, Watershed and DNR.
One of the ways is to exceed the DNR's setback requirements. The ponding will take the
rate control and reduce it to one half the existing rate flow. The trail system will connect
the downtown Prior Lake and ultimately connect with future trails and developments.
Koppy pointed out the changes on the concept plan. The biggest change was the
locations of the fire station and access; transit station and visitor's center. He spoke on
reducing the street width to help reduce impervious surface coverage. The allowable unit
count for the overall area including Jeffers South was 943. There will be 81 units
constructed in Jeffers South leaving a total of 862 allowable units left for the remaining
320 acres. They attempted to address the City's access concerns, the details will be
defined as they proceed. The other two access points will be on County Road 21 between
the senior housing and townhomes and another access towards the south end opposite
Coachman Lane. The County agreed with the proposed access points. The EAW will be
completed with the process as well.
Criego questioned if anyone was going to discuss the small single family and condo
units. Jim Deanovic said they are just showing lifecycle housing at this point. They will
present that at a later time.
Paul Oberg, the Executor for the Bob Jeffers Estate, stated Jeffers left all but $600,000 of
his estate to charities. One of the charities that was important to him was the use Jeffers
Pond, his farm, to create a natural park, no recreation. Just a place to recharge your
batteries. Over the years the question came as who was the best to operate and
administer such a park with idea the park would be used as a teaching vehicle for
children. This is one of the related elements of the potential location the elementary that
the school district, as well as other school districts would use the park as a learning area.
The Watershed District has a program on purifying water for adults, hopefully they
would expand that for children.
Obcrg submitted a preliminary proposal to City Staffwith the idea the estate would
contribute a portion of the parkland and the difference to make up the 10% would be
spent as a credit against the cash differential. He is very strongly in support of a regional
trail system. The idea is a regional trail system would be available for maintenance 12
months of the year to move people within the project so they wouldn't have to go out on
the public roads. The goal would be that the amount necessary to construct the project
would be credited as the project proceeds within the PUD. Oberg pointed out on the map
the area that would be woo&hips that would not be available for any kind of motorized
vehicles. Not a recreational area.
Oberg went on to explain in keeping with the Jeffers Foundation, dedicating the portion
of the nature park only used for public purposes, but not included in the park
L:\03 Files\03 Planning Comm\O3pcMinutesWIN031003.doc 6
Planning Commission Meeting
March 10, 2003 DRAFT
contribution. The idea being for four potential players, being the improvement of that
park by the Jeffers Foundation. Second the leasing of $1 to the City if they agree to
construct and maintain it. As an alternative Scott County and Three Rivers Park District.
It appears at this time everyone is short of money. He pointed out the area included in
the park contribution. The idea being the City could use it for an interpretive center,
nature center or recreational purposes.
Oberg said they need to find a player to construct, operate and maintain the facility
primarily as an education center for the benefit of children. Who is best to do this? The
land will be available owned by the Jeffers Foundation for public use even though it will
not be improved at this time until a player is found with the capabilities.
Criego questioned if the Jeffers Foundation has long term funds. Oberg replied the
Foundation will have a substantial amount of money, but how much would be allocated is
not known. It is important to Oberg to carry out Bob Jeffers wishes that the land be kept
in its natural state - don't cut down any trees and don't use it for ball fields. Also
maintenance of the park, where he can get the most bang for the buck and use for an
educational tool his other concern. The estate might be willing to carry it for a time until
things (funds) loosen up. Oberg felt the problem will solve itself. There are no nature
facilities like this south of the river and felt many schools will benefit. Nothing is in
writing at this time.
Comments from the Commissioners:
Atwood:
· As far as the parks go, this is an exciting and potential jewel for Prior Lake. Love
the trails and the regional accessibility.
· Was not at the workshop, does not have a lot of history on the development.
· Likes the proposed concept.
Ringstad:
· Questioned the proposed setbacks consistent with other developments in the City.
Kansier said yes and no. Generally speaking it does. The staff hadn't time to go
through those details. Those details can be worked out.
Criego:
· What is defined as small single lots? Kansier said the front footage would be 80
feet and part of the PUD.
Ringstad:
· How does the City feel about the narrower City streets? Kansier said some of
them the City would be okay. The 22 foot streets are too narrow, it has to be 24
feet for emergency vehicles. There are some variations and will work out those
details with the developer.
· Overall, likes what he sees.
L:\03 Files\03 Planning Comm\03pcMinutesXMN031003.doc 7
Planning Commission Meeting
March 10, 2003
DRAFT
· Must be both exciting and frustrating to work with such a unique parcel of land
that holds such promise.
· From his point, the project is on track and look forward to seeing the preliminary
plans as they develop.
Stamson:
· Agreed with Commissioners. It is exciting to see a development with such
diversity. Everyone worked hard to develop a site that uses the natural lay of the
site and really creates an exciting development.
* Very ni¢¢ property - would like to s¢¢ mom developments come in like this.
Criego:
· Agreed with Commissioners on all thc positives.
· Asked thc developers to look at the 118 condominiums in the northwest corner to
s¢¢ if that is really appropriate. Originally talked about that area being high
density as it related to thc northeast section. Not sum it is appropriate in that
comer.
* The nature park and trails are incredible. There are so many pluses to this
development.
· Appreciates all the effort that has gone into this development.
Rye said the developers would like some kind of reaction to the concept Mr. Oberg talked
about park ownership and operation.
Criego:
· Agreed to keep this a natural park. The more natural, the better offthis whole
park system will be. Hope there is ways of working the City and County to
ensure the purpose of the park is not turned into football fields and it is lef~ in the
Jeffer's Trust.
· Concern with the long term expenses associated with it and if the Trust can
maintain it.
· Probably don't have to do a lot to maintain the current status. That is probably
the reason not to put a lot of money into it and keep it natural.
e Oberg said he discussed with Bud and A1 from the Maintenance Departments,
about the costs of maintaining the park. They concluded that deadfall trees would
be the main issue. Bud pointed out, maintaining this park could be done in the
winter. It fits into the recreational portion of the park system.
· It might be better that a community like Prior Lake maintain it as opposed to other
communities. We have local pride and maybe some extra manpower on the off
season. Oberg agreed and went on to say his concern is maintaining the nature
center. It could be a joint project with Three Rivers where each can contribute
their expertise.
L:\03 Files\03 Planning Comm\03pcMinutes'uMN031003.doc 8
Planning Commission Meeting
March 10, 2003
Stamson: DRAFT
Agreed to maintain in the natural state. Originally thought the County would be
the ones to control as it tends to be the types of parks they control but it will take
a combination of talented people to make it work.
Atwood:
· Delighted this is in trust to stay a natural state and Mr. Jeffers had the foresight to
keep it natural.
Lemke:
· Maintain as a natural park. It doesn't need to be ball fields.
Gary Tushie said on behalf of the development team he wanted to thank the City Staff,
Planning Commission and City Council. The entire parmering process has really helped
make the project what it is today. It wouldn't have been the dynamic plan without the
partnering effort. The developers are happy and are looking forward to bringing it in.
A recess was called at 8:05 p.m. The meeting reconvened at 8:10 p.m.
B. 2003 Annual Variance Report.
Planning Coordinator Jane Kansier presented the Planning Report dated March 10, 2003
on file in the office of the City Planning Department.
The variance requests in 2002 are comparable to requests made in the previous 4 years.
Seventeen applications with 40 requests. Seventeen were approved and 25 denied.
Seven were appealed to City Council with 3 overturned. It is interesting to note all but
one of the lots involved in these requests are within the Shoreland District, and 13 of the
16 lots were riparian lots. This indicates the need for variances may be triggered by the
development or redevelopment of smaller lots.
The City adopted 4 amendments to the Zoning Ordinance in 2002.
Criego asked if there was anything that would be needed to change the current
ordinances. Kansier said staff looks at the ordinances regularly, but none of the variances
requested needed amendments.
Lemke:
Questioned the appeals from last year. Kansier said the applicants were ready to take the
next step. Maybe because there was a new City Council.
Atwood:
Got very positive comments from the public with the planning staff.
Criego:
Coming in 6 or 7 years ago, needed more detail. There has been enormous improvement.
L:\03 Files\03 Planning Comm\03pcMinuteshMN031003.doc 9
December 13, 2002
Mr. Paul Oberg Jim Deanovic
1000 Superior Blvd. PETER ANDREA COMPANY
Wayzata, MN 55391 9565 Amesbury Lane
Eden Prairie, MN 55347
Gary Tushie Jim Krause
TUSH IE MONTGOMERY ASSOCIATES, INC. 1000 Superior Blvd.
7645 Lyndale Avenue South, Suite 100 Wayzata, MN 55391
Richfield, MN 55423
Herb Wensmann
Kelly Murray
WENSMANN REALTY
1895 Plaza Drive, Suite 200
Eagan, MN 55122
Re: Jeffers Pond Development
Ladies and Gentlemen:
As promised at the meeting, I am sending this letter to outline what I believe were the pertinenet conclusions from
our November 25, 2002 meeting. The following persons were present: Paul Oberg, Jim Krause, Jim Deanovic, Gary
Tushie, JoAnn Matzch, Herb Wensmann, Kelly Murray, Suesan Lea Pace, Jack Haugen, Jane Kansier, Sue
McDermott, Bud Osmundson, Don Rye and Frank Boyles.
The key points are as follows:
1. The City believes and expects that the Jeffers Pond concept includes the following elements: · 2-acre Transit Station
· 70+ acre Park / Nature Center
· Interpretive Center building by developer
· 3.88 acre Fire Station site
· 15 - 18 acre Elementary School site
· 50 - 60 foot dedication around the water body and through the subdivision for regional
trail
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Jeffer~ Pond Development
December 13, 2002
Page 2 of 2
· restrictions prohibiting motorized boats and docks from Jeffers Pond
· lifecycle and lifestyle housing to approximately 950 units
2. Need to confirm the best location of the Interpretive Center building. Is it the 3.88 acre Fire Station site or
the School site?
3. Need to know whether the school is committed to the proposed elementary school site.
4. Need to know if the Fire Station works on the 3.88 acre site.
5. Oberg will donate 3.88 acre parcel for Fire Station.
6. Boyles will have the School's architects provide the standard layout for an elementary school to Tushie.
7. Tushie will lay out the Fire Station and elementary school concept to see if they can work on the proposed
site.
8. Following this, Haugen would like to meet with Oberg and Westerhaus to discuss.
9. Oberg and Boyles agreed to split the cost of the feasibility study outlined in #7, not to exceed $1500 each.
10. Oberg willing to look at conservation covenants to assure that Nature Center remains in perpetuity.
11. Boyles will check with Three Rivers and City Park maintenance to see if they would operate and maintain
Nature Preserve and Nature Center building.
12. Kansier will solicit proposals from engineers to complete the EAW.
13. None of the property dedicated to the City will be leased to another party.
14. Regional trail and sidewalks will be paved.
15. Once these steps completed, next step is the preliminary plat, preliminary PUD and EAW.
I have also included a copy of my notes from the meeting. Please review this letter and the attached notes and let
me know if you believe I have missed anything. If I do not hear from you, I will assume you concur. It might be
useful for us to consider another meeting in 30-45 days to be sure the above items are moving forward.
Sincerely,
Frank Boyles, City Manager
cc: Bud Osmundson
Don Rye
Sue McDermott
Jane Kansier
Suesan Lea Pace
MRR-O?-21D03 12:56 TUSHIE MONTGOMERY 612 861 9632 P. 01/04
7645 Lyndale Avenue South. Suite 100
Minneapolis, Minnesota 55423-4084
612. 861. 9636 Fax: 612. 861. 9632
www. tmiarchitects . corn T U S H I E
MONTGOMERY
TRANSMITTAL A R C H I T £ C T S
To: Jane Kan~ier Date: 3/7/03
City of Prior Lake Project Number: 201077A
16200 Eagle CYeek Ave. S.E. Project Name: leffers' Ponds
Prior Lake, MN 55372-1714
Phone: 952-447-4230 Fax: 952-447-4245
WE ARE SENDING YOU VIA:
[] Fax - Total Pages: a~ [] Picked Up [] U.S. Mail [] Messenger
[-'] Hand Delivery [] Overnight Delivery
THE FOLLOWING ITEMS:
[] PRINTS [] SPECIFICATIONS [] SHOP DRAWINGS [] OTHER
COPIES DATE NO.SHTS DESCRIPTION
I 03/07/2003 3 Revised areas of Site Plan indicatin~ relocation of fire station
and Visitor Center
[] YOUR USE [] AS REQUESTED [] REVIEW AND COMMENT
[] APPROVAL [] BIDS DUE [] DISTRIBUTION TO OTHERS
REMARKS:
CC: One set of (3) three pages each faxed to:
Frank Boy!es, City of Prior Lake, MN; Fax: 952-447-4245
lira Deanovic, Peter Andrea Company;
Paul Oberg;
Lee Koppe, Schoell-Madsen
Scott McQueen, Wold Architects, Fax: 651-223-5646
~'?-' rTM '-... ]77-'- ....
COPYTO: File FROM: GaryTushie LJ klL j;~ ./
Kindly not/fy us if you have any questions or concerns regarding this transmittal.
I'1RR-07-2003 12:56 TUSHIE MONTGO['IERY 612 861 9632 P.82/84
%¢2 ~,
r,'IAR-~?-2E)E].~ 12'- 5F-_, TUSHIE r. IONTGOP1ERY 612 861 '9632 P. 0.~/'04