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HomeMy WebLinkAbout06(B) - Presentation of a Concept Plan for Outlots B and C, Jeffers Pond 1st Addition and Outlot A, Jeffers Corner 1st Addition Report 2605 Fernbrook Lane, Suite B Plymouth, MN 55447 715-710-5243 Jeffers Pond Planned Unit Development (PUD) Concept Plan Review Outlot A Jeffers Corner 1st Addition – Commercial Property Owner / Applicant Jeffers Foundation Kelly Johnson, CFO Fergus Wooley, CEO Architecture / Engineering Kimley Horn, Will Matzek Pioneer Engineering, Nick Polta, Jenny Thompson Brokerage – Listing Agent HJ Development, Chris Moe Proposal Overview With this application the Jeffers Foundation has prepared concept plans showing how the future development commercial areas, included in the Jeffers Pond PUD can be achieved. The current approved PUD amendment, includes a commercial component showing 87,000 square feet of commercial uses. The attached updated concepts provide examples and clarification about how and where the commercial component of the PUD can be achieved, in conjunction with the development proposals submitted for the remaining areas of the PUD. The concept plans included show the future commercial uses, within the NE corner of the development. This area was part of Outlot C, Jeffers Pond (OLC) and is now known as Outlot A, Jeffers Corner 1st Addition (OLA). History The development of the Jeffers Pond property began in 1999. The 360 acre property, was part of the larger estate left by the late Robert Jeffers. Paul Oberg, as executor of the Robert Jeffers Estate had the task of forming a non-profit organization from the proceeds of the estate dedicated to preserving and teaching environmental stewardship. Paul Oberg selected the initial development team to work with him on these goals. The development team worked with the City of Prior Lake and participated in the 2020 vision planning process. This initial development proposal included several goals integrated that were part of the 2020 vision plan. These included: · A future elementary school (achieved) · A fire station (achieved) · A nature park (achieved) · Expanded trail system (achieved) All of these stated goals have since been built as part of the Jeffers Pond Development to date. The population density in the area (1999 – 2001) was not significant enough to support the existing commercial zoning of the northern portion of the Jeffers Pond property. Re-zoning from C-BO (old zoning code) was a something the Prior Lake City Council was considering. In October 2002, the DNR approved the reclassification of the Jeffers Pond from a Natural Environmental (NE) waterbody to a Recreation Development (RD) waterbody. (Note. Prior Lake is General Development classification which is a lower standard of protection) This approval was contingent upon establishing a publicly owned natural vegetation buffer, prohibiting the use of motorized watercraft and private docks, preserving the steep slopes and trees surrounding the pond, and creating storm water retention ponds with infiltration basins to treat the storm water and improve the water quality of Jeffers Pond. All of these restrictions were included and incorporated in the design of the approved Jeffers Pond PUD. In November 2002, once the DNR re-classification process had concluded, the City of Prior Lake City Council reviewed a request to re- zone the northern 160 acres from C-BO Business Office Park and R- L/MD Low to Medium Density residential uses. The draft proposal called for 950 housing units, and the commercial base that was previously shown in this area was to be located in other parts of the city. In an attempt to fulfill both the housing goals and provide opportunities for commercial development, the development group created a concept plan and preliminary plat that could meet both the housing and commercial needs within the requirements of the Shoreland Overlay District. This concept plan required completing an Environmental Assessment Worksheet (EAW). The completed EAW Identified some areas where this initial plan did not fully meet the necessary guidelines. Therefor the concept needed to be re-designed. The developer selected by the Jeffers Foundation for the northern commercial portion of the development (Deanovic team) was unwilling to revise their plans, leaving the Jeffers Foundation seeking a developer for the commercial area. In January 2004, the development group changed to Wensmann Homes. Wensmann Homes, along with the Jeffers Foundation, became the primary developer of Jeffers Pond. A final concept plan was prepared and, the EAW study was successfully updated and published in late July 2004. The Jeffers Pond / Jeffers Waterfront project was designed to include a combination of life cycle housing choices, a variety of housing price points, shopping opportunities, pedestrian friendly walkways, pristine nature park, elementary school and active recreational parks. As currently developed, the public benefits of Jeffers Pond are significant. They include the following: · Preserved natural features, over 177 acres of open space that is ecologically beneficial to the area. · Parks, picnic areas, playgrounds, ball fields · Natural areas and nature trails for the enjoyment not only for the residents with immediate access, but the entire Prior Lake community. These areas include over 5 miles of public trails and sidewalks that cover the development. Jeffers Pond Elementary School · Prior Lake Fire Station. The original PUD incorporated perimeter uses that were consistent with adjacent land uses, topography consideration, forest preservation, and waterfront buffering. The northern 28 acres was designated as the “commercial area” and was shown within Outlot B and Outlot C, Jeffers Pond (OLB and OLC). Higher density units and commercial areas were placed in areas that allowed ease of access to the county roads and in areas that avoided congestion. The less intense residential uses were designed for the interior of the development where additional sensitivity to the natural amenities of the site could be achieved. This has not changed and the 2 residential PUD applications that you will soon be reviewing are following these guidelines. Current Status As part of the designation of Jeffers Pond as a Recreational Development (RD) lake a shoreland tier overlay was applied to the development. Each tier limited the amount of impact within the tier for both housing units and the amount of impervious surface (shoreland overlay map exhibit “A”). The closer the tier, to the lake, the lower the allowable housing unit count and impervious surface impacts. In order to have a final calculation of the available impervious surface for the highly impervious commercial uses, the housing really needed to come first. All available impervious surface calculations are included in tables attached. This includes data from all the building permits approved to date. Any excess sq footage of impervious surface from each tier is allowed to be transferred outward. This transfer was expected and is needed in order to meet the impervious surface needs of the commercial development. The commercial development in Outlot C (OLC) falls within the first two tiers (tiers 1 and 2), which are more limited tiers. Any unused impervious surface from the residential areas from tiers 1 and 2 would be transferred to OLC for use in the commercial development. OLB falls within tier 3. Impervious surface of the housing proposed for OLB does not impact the commercial development in OLC as unused allowances cannot be transferred backwards (from tier 3, down to tier 1 and 2). In addition to needing the unused impervious surface allowances, “rooftops” were also needed to provide purchase power support for a commercial development. With this concept review application, we are providing two separate proposals for how the remaining commercial area can be developed. We have verified that each concept including current residential proposals stays within the allowed impervious surface. The tables (attached) verify that the proposed 87,000 square feet of commercial area can be achieved. Of the 87,000 square feet of commercial square feet required under the last PID amendment, 16,700 square feet are being satisfied by the Little Explorers development currently under construction, leaving a remaining balance of 70,300 square feet to be completed. Concept Designs There are two separate commercial concept plans attached. Concept 1 includes a 49,000 stand-alone “big box” – grocery store as well as a 5,000 sf stand-alone retail building. We have had discussions with potential grocery store developer prospects. While these buyers have not yet moved forward, they are currently considering this property as a future grocery site. In total, Concept 1 includes 70,700 sf of commercial uses. This is 16,300 sf short of the previous concept approval. That being said with some parking space requirement flexibility we would be able to expand the building shown to meet the goal of 87,000 sf. Concept 2 includes a 66,000 sf three-story medical / office / professional building and a 5,800 sf stand-alone retail similar to Concept 1. We have prospective buyers looking at this site with designs similar to what is shown in this concept. The total sf of this concept is 88,500 sq ft, slightly higher than the goal of 87,000 sq ft. Both drawings are “concepts”. They were designed to take into consideration parking and storm-water management requirements. The concepts show the property can meet the total 87,000 commercial square feet requirement but that there could be cases where some reasonable reductions or increases may be required to fit the needs of the specific user / buyer. Development Barriers Barriers - Previous barriers to commercial developments have been “rooftops”. Without residents to support the commercial development the property will continue to remain undeveloped. HJ Development will be providing an update on the efforts to date to secure commercial developers on the property. Impervious surface allocation area available – until we had development plans for all residential property, we were unsure if there would be potential limitations due based on the amount of impervious surface allowed within the Shoreland Overlay. With the two proposals that will soon be under consideration we are assured that we will not exceed the amount of impervious surface allocated to our PUD. Significant economic factors - Soon after filing of the Jeffers Pond Development was hit with its first major setback, the housing crisis and subsequent recession that lasted from 2008 – 2013. The original developer closed their doors during this crisis, and the platted lots were foreclosed on by various banks. During that time the Jeffers Foundation was unable to market the commercial property or the remaining residential property. In 2014-2015 new stormwater management requirements were implemented. These requirements significantly increased the area needed for storm water treatment. It is estimated that the area needed increased by at least 30%. The new stormwater management requirements coupled with the impervious surface area limitations already in place under the Shoreland Overlay District further limited the amount of land available fore development from the plans that were initially approved in 2005. The Jeffers Foundation was also involved in a petition for tax abatement in 2016-2017 through Scott County. This resulted in a significantly lower tax valuation of the commercial property, successful tax abatement and refund. The Scott County assessor agreed the property was overvalued as commercial property. From 2017-2020 the housing recovery was moving full speed, we believed that commercial development would follow. However, in late 2020 COVID hit, affecting commercial development more than any other type of development. COVID also re-set how people eat, shop, and work, with the final “new normal” yet to be determined. Flexibility to move and adapt with these resulting changes may be required. Project Direction The Jeffers Foundation is seeking minor flexibility during the marketing of the commercial property. Is 87,000 sq ft a hard “floor” for the minimum square footage or, is there minor flexibility. As a PUD each project still requires review and approval. Would commercial development requests be denied if they do not meet the exact sq footage? Could there be flexibility in parking requirements to allow for larger building sizes? The two concept sketches shown range from 88,500 – 70,700. Is there a hard, fast number needed to design around? The proposed housing projects before the Planning Commission and Council will provide the additional residents and housing units to support the marketing efforts of commercial development. The housing meets the needs of the community, provides the additional lifestyle housing options which was a goal of the PUD and further supports commercial development. The Jeffers Foundation supports the two applications currently being requested. Conclusion The Jeffers Foundation is a non-profit organization. The proceeds from any development within Jeffers Pond is used for charitable purposes only. Prior Lake School District and the City of Prior Lake have been direct beneficiaries of the Jeffers Foundation. The priority of the Jeffers Foundation is not for profit, it is simply to convert land holdings into a cash asset to use for charitable purposes. Jeffers Pond Development has been in process for nearly 20 years and with the two proposals coming before the Council will be nearly complete. The feedback and direction the Jeffers Foundation is seeking provides a means to facilitate the marketing and development of the remaining commercial areas of Jeffers Pond. Exhibit “A” Shoreland overlay map FOUNTAIN HILLS DRIVEEAGLE CREEK AVENUE 140TH STREET (COUNTY ROAD 42)PONDPONDPONDPROPOSED BUILDING3-STORY66,000 SFDAYCARE16,700 SFPROPOSEDBUILDING5,800 SFWETLANDWETLAND111232OF3-21-22DateRevisions XXXXXXDesignedDrawn11JEFFERS FOUNDATION901 TWELVE OAKS CENTER DRIVE #914WAYZATA, MINNESOTA 55391JEFFERS COMMERCIAL2422 Enterprise DriveMendota Heights, MN 55120(651) 681-1914PRIOR LAKE, MINNESOTACIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTSCONCEPT PLAN 1c2011 Pioneer Engineeringwww.pioneereng.comFax: 681-9488 FOUNTAIN HILLS DRIVEEAGLE CREEK AVENUE 140TH STREET (COUNTY ROAD 42)PONDPONDPONDPROPOSED BUILDING49,000 SFDAYCARE16,700 SFPROPOSEDBUILDING5,000 SFWETLANDWETLAND111232OF3-21-22DateRevisions XXXXXXDesignedDrawn11JEFFERS FOUNDATION901 TWELVE OAKS CENTER DRIVE #914WAYZATA, MINNESOTA 55391JEFFERS COMMERCIAL2422 Enterprise DriveMendota Heights, MN 55120(651) 681-1914PRIOR LAKE, MINNESOTACIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTSCONCEPT PLAN 2c2011 Pioneer Engineeringwww.pioneereng.comFax: 681-9488 01-ENG-121290-SHEET-SITE-PUD 2.2SITE PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 21OFTHE PRESERVE AT JEFFERS POND PIROR LAKE, MINNESOTA INTEGRATE PROPERTIES, LLC 6980 SAND RIDGE ROAD 02-14-2022 JMM JMM/MSN Name Reg. No.Date Revisions Date Designed Drawn 2022 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 02-14-2022 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55346 C.S.A.H. NO. 42 (140TH STREET NW.) (PUBLICLY DEDICATED ROAD - VARIABLE WIDTH) OUTLOT C FOUN T A IN H I L L S D R I V E 25' B UIL DI N G S E T B A C K 25' BUILDING SETBACK25' BUILDING SETBACK 25' BUILDING SETBACK 30' BUILDING SETBACK3 0 ' B U I L D I N G S E T B A C K 118 UNIT MULTI-FAMILY RESIDENCE 44,233 SF FFE = 889 GFE = 878 21 103 UNIT MULTI-FAMILY RESIDENCE 37,898 SF FFE = 887 GFE = 876 22 13 13 18 19 16 16 14 14 BASIN 2P UNDERGROUND SYSTEM BASIN 1P TREATMENT POND BASIN 3P DETENTION POND 25' B UIL DI N G S E T B A C K 25' BUILDING SETBACK25' BUILDING SETBACK 25' BUILDING SETBACK 30' BUILDING SETBACK3 0 ' B U I L D I N G S E T B A C K 118 UNIT MULTI-FAMILY RESIDENCE 44,233 SF FFE = 889 GFE = 878 21 103 UNIT MULTI-FAMILY RESIDENCE 37,898 SF FFE = 887 GFE = 876 22 13 13 18 19 16 16 14 14 BASIN 2P UNDERGROUND SYSTEM BASIN 1P TREATMENT POND BASIN 3P DETENTION POND A 18'(TYP) 24' A F F F F F F F F B B B B BB B B B B B 24' 18' 6' 9' 24' 40.25' I J J L 28' 84.98' 6' 24.00 A A A A A AAA 18'(TYP) 9'(TYP) 24' 6' 6' 22' 28' G GB G GK K H E H E H E H E H E M D C R20' R20'R20' R20' R25' R4.5' R5' R5' R5' R5' R5' R5' R29' R25' R4.5' R4.5' R25' R29' R5' R4.5'R5' R5' R5'R25' R4.5' A FF F A 24' 9' 24' G NO DATE BY CKD APPR SHEET OF Date License # Print Name: I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental© 2021 Sambatek RACHEL DEVELOPMENT AND VINCENT OUTLOT C, JEFFERS POND FIRST ADDITION 12/13/2021 PRIOR LAKE, MN50475 12/15/2021 JRM JRM BWF JACOB R MITZEL 58666 A 03/18/2022 JRM BWF JRM CITY RESUBMITTAL A SCALE IN FEET 0 10050 NORTH THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B.B-612 CONCRETE CURB AND GUTTER C.POOL DECK (SEE ARCHITECTURAL PLANS FOR DETAILS) D.DOG PARK (SEE ARCHITECTURAL PLANS FOR DETAILS) E.FLAT CURB SECTION F.CONCRETE SIDEWALK G.SEGMENTAL BLOCK RETAINING WALL H.ACCESSIBLE RAMP I.ACCESSIBLE STALL STRIPING J.ACCESSIBLE PARKING SIGN K.TRANSFORMER L.EXISTING MONUMENT SIGN M.DECORATIVE FENCE KEY NOTES 1.NOTES PLACEHOLDER DEVELOPMENT NOTES CONCRETE CURB EASEMENT LINE BUILDING LINE WET LAND TREE LINE SAW CUT LINE SIGN PROPOSED EXISTING LEGEND BOLLARD ##REGULAR PARKING STALL COUNT 1 KEYNOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE AREA GROSS SITE AREA NET SITE AREA APARTMENT SETBACKS FRONT YARD REAR YARD SIDE YARD WETLAND SUMMARY NORTH WETLAND AREA SOUTH WETLAND AREA WETLAND BUFFER SUMMARY NORTH WETLAND BUFFER SOUTH WETLAND BUFFER PARKING SUMMARY TOTAL PARKING REQUIRED TOTAL PARKING PROVIDED COVERED PARKING PROVIDED SURFACE LOT PARKING PROVIDED BUILDING REQUIREMENTS GROUND FLOOR RATIO MAXIMUM BUILDING HEIGHT (APARTMENT) ZONING EXISTING ZONING PROPOSED ZONING DEVELOPMENT SUMMARY 491,363 SF 11.28 AC 370,260 SF 8.50 AC 30 FT/15 FT (CURB) 20 FT 20 FT 32,992 SF 0.76 AC 17,382 SF 0.40 AC 14331 SF 0.33 AC 14605 SF 0.34 AC PUD PUD (1.5 STALLS PER UNIT) 332 387 221 (6 ACCESSIBLE STALLS) 166 (2 ACCESSIBLE STALLS) 0.40 43.75 FT STANDARD DUTY ASPHALT PAVING 22.0S (LMS TECH) | JACOB MITZEL, PE (MN) | 3/17/2022 11:02:47 AML:\PROJECTS\50475\CAD\SHEETS\50475-C3-SITE.DWG:C3.01 - SITE PLANSITE PLAN C3.01 WETLAND BUFFER AREA STONE RETAINING WALL