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HomeMy WebLinkAbout4B - Jeffers Pond Apts - Major PUD Amendment 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: DECEMBER 12, 2022 AGENDA #: 4B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER A MAJOR AMENDMENT TO THE PLANNED UNIT DEVELOP- MENT (PUD) PLAN FOR JEFFERS APARTMENTS ON OUTLOT C, JEFFERS POND 1st ADDITION DISCUSSION: Introduction Rachel Development and Vincent Development, on behalf of the property owner, Jeffers Foundation, has applied for an amendment to the Planned Unit Develop- ment (PUD) known as Jeffers Pond for a proposed high density residential apart- ment project. The subject property is in the southwest corner of the CSAH 42 and CSAH 21 intersection, along Fountain Hills Drive NW. History The original PUD Plan for Jeffers Pond was approved in 2005. Since that time, residential neighborhoods have been platted and developed, as well as the streets, public park/trail system, the elementary school, and the fire station. Two outlots (totaling three parcels) remain undeveloped, including: · Outlot B – approximately 9.28 acres in the Preliminary PUD Plan has since been approved for a 197-unit high density residential housing building. · Outlot C – Two parcels, approximately 11.3 acres and 7.4 acres respectively. This area was designated as “The Pier” which included a mix of commercial and residential uses in the PUD Plan. The 16,700 square foot Lil’ Explorers Child Care Facility (approved in 2021) is the only part of this area currently constructed. The Jeffers Pond PUD was designed and approved as a lifecycle housing project which would offer various types of housing in a range of density and models in- cluding small single-family homes, large single-family detached homes, attached one and two-story single-family townhomes, and apartments. The original PUD approval anticipated 693 total housing units; however, as many individual phases of development were submitted for review, the housing densi- ties were proposed to be reduced. In 2015, the City of Prior Lake and Metropolitan Council approved an amendment to the Jeffers Pond PUD related to Outlots B, C, and D. The amendment reduced the overall residential units from 693 at a density of 3.57 units per acre to 663 at a density of 3.42 units per acre. The res- olution also stated the overall density shall be no less than 605 housing units at a density of 3.10 units per acre. 2 To date, nine neighborhoods have been developed within Jeffers Pond. These neighborhoods were originally anticipated to provide 579 units; however, only 345 units have been created. As PUD amendments have been approved for Jeffers Pond over the years, this residential density shortfall has been transferred from the individual neighbor- hoods to The Village area, which is a commercial mixed-use area proposed across Outlots B and C. The City of Prior Lake had anticipated between 260 and 318 additional residential units would be added to Jeffers Pond between Outlots B and C to meet the minimum residential density requirements. If approved as proposed, the high density residentials housing developments by Rachel Devel- opment (Outlot C) and Carlston Development (Outlot B) would provide 337 addi- tional housing units. In addition to adjusting the residential unit mix, the 2015 resolution amending the Jeffers Pond Preliminary PUD plan related to Outlots B, C, and D changed the commercial requirement from 270,000 square feet to a minimum of 87,000 square feet of commercial space on Outlots B and C. In April 2022 Rachel Development proposed two apartment buildings (240 units) on the site without space for future commercial areas. The Planning Commission recommended denial of the proposal, requesting that the applicant consider a mix of apartments and commercial uses on the site. The applicant subsequently with- drew the proposal to prepare this redesign of the site. The following paragraphs outline the physical characteristics of the site, zoning designations, and information as it relates to the proposed project. PHYSICAL SITE CHARACTERISTICS: Site Area: The western half of Outlot C, Jeffers Pond 1st Addition consists of approximately 11.3 acres. The site is current vacant. Topography: This area has elevations which change approximately 20 feet from 860’ by the Prior Lake Outlet Channel on the east portion of the property to ap- proximately 900’ near the access point to the site from Fountain Hills Drive. Wetlands: The Prior Lake Outlet Channel is a DNR protected wetland bordering the east end of the site. No wetland impacts are proposed to the channel area. Access: The current access to the site is from the intersection Fountain Hills Drive at the roundabout. This access will remain as the main intersection to the proposed high-density residential and future commercial areas. Zoning: The site is presently zoned Planned Unit Development (PUD). PROPOSED PLAN Building/Parking: The development plan proposes a single three-story apart- ment building and an area for future commercial development. Parking areas with 263 parking spaces (140 underground / 123 surface) as well as 117 spaces for the future commercial are proposed for a potential total of 380 spaces on the site. 3 The ratio of parking for the apartments is 1.88 spaces per dwelling unit. This parking indicates a PUD modification to the required 2 spaces/unit designated for high-density residential uses. Building Setbacks/Height: As a part of the PUD the developer is not requesting any modifications to the standard property line and shoreland setbacks. The de- veloper is, however, indicating a modification to the maximum height of the build- ing (52 feet); however, the average height would still meet the previously ap- proved height standard (43.75 feet) set previously for Jeffers Pond. Landscaping: The City Code requires 1 tree per dwelling unit, which equates to 140 trees. The applicant has prepared an extensive landscape plan which will incorporate these trees on this property. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service are avail- able in Fountain Hills Drive NW. Grading / Storm water: The applicant proposes to direct storm water towards storm water facilities at the center of the development. The applicant has also indicated a design to handle the stormwater for the future commercial areas of the site. Final Plat / Development Fees: The site requires approval of a Final Plat by the City Council prior to any construction. A Development Agreement will accompany the Final Plat and will specify standard development fees. Traffic: Previous comprehensive traffic studies of the Fountain Hills Drive area were completed in 2004 and 2015 to analyze residential and commercial impacts. The applicant has also provided an updated trip generation report indicating a total of 896 trips per day for the apartment complex and 476 trips per day for the future commercial space onto the roundabout and Fountain Hills Parkway. Based on this trip generation the existing roadway network has sufficient capacity for this development. Architectural Design: The building identifies a variety of exterior elevation ma- terials and colors along with varying height elevations and building accents within the building design. The developer believes the exterior elevations of siding/stone as proposed are of high quality and blend well with the surrounding natural and residential areas and requests the current design be approved as part of the PUD Amendment. The increased presence of lap siding and board and batten siding that varies in texture and color are the result of the requested exception to the City standards. As shown, the developer is proposing: · South elevation is 40.3% allowed materials with 59.7% limited materials · North elevation is 37.2% allowed materials with 62.8% limited materials · West elevation is 38.0% allowed materials with 62.0% limited materials · East elevation is 35.4% allowed materials with 64.6% limited materials ISSUES: PUD’s provide a flexible approach to development that allows creative, efficient, and effective use of land, including the mixing of land uses. The PUD must be reviewed based on the criteria found in Section 1132 of the Zoning Ordinance. 4 The criteria which are applicable to the proposed Major Amendment request are discussed below: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The proposed PUD Amendment is in harmony with the purpose and intent of the Zoning Ordinance and consistent with the Comprehensive Land Use Plan designations for this area. (2) More creative, efficient, and effective use of land, open space and public facilities through mixing of land uses. In addition, the joint access to Fountain Hills Drive from the roundabout maintain the vehicular efficiency of the high-density residential site. (3) Create a sense of place and provide more interaction among people; The proposed PUD amendment proposes high density residential dwellings which will provide another variety of housing in the area as well as future commercial uses that will provide services to the area. (4) Increase transportation options, such as walking, biking or bussing; Trails/sidewalks are currently in place along the Fountain Hills Drive area. A sidewalk connection into the site will be provided as well. (5) Provide opportunities for life cycle housing to all ages. The proposed PUD amendment provides opportunities for current and future residents of Prior Lake that are seeking market rate rental housing options. (6) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The proposed PUD amendment will utilize existing street and utility infrastructure which was designed and installed previously to accommodate land uses in the areas of Outlot C. (7) 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. The PUD district also 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. The proposed PUD amendment is consistent with previously approved high density residential designations and commercial designations in this area of the Jeffers Pond development. (8) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings. The proposed PUD amendment does not include any changes to the existing wetland near the Prior Lake outlet channel. 5 (9) High quality of design compatible with surrounding land uses, including both existing and planned. The developer is proposing the use of architectural standards including but not limited to a variety of building materials and colors, varying wall heights, stone and lap siding, as well as accent design features. ALTERNATIVES: Conclusion The developer has altered the original site design by incorporating a mix of high- density residential and commercial uses on the site as recommended by the Plan- ning Commission in April 2022. While the 140-unit apartments would be con- structed first, the site is designed with potential to accommodate 35,000+ square feet of future commercial uses. The apartment project would satisfy the PUD plan of high-density residential land uses in the northern area of the Jeffers Pond Development. City Staff has prepared comment memorandums for the plan re- visions and does recommend the Major PUD amendment for approval. 1. Motion and a second recommending approval of the Major Amendment to the Jeffers Pond PUD subject to the listed conditions, or others that may be added or modified by the Planning Commission. 2. Motion and a second to recommend denial of the Major Amendment to the Jeffers Pond PUD plan based on findings of fact. 3. Motion and a second to table this item to a future Planning Commission meet- ing and provide the applicant with direction. RECOMMENDED MOTION: Alternative #1. ATTACHMENTS: 1. Location Map 2. PUD Plans 3. Applicant Narrative – November 4, 2022 4. Engineering/Public Works Dept. Memorandum – November 16, 2022 5. Community Development Dept. Memorandum – November 21, 2022 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887GFE = 876 BASIN 2P UNDERGROUND STORAGE BASIN 1P SEDIMENTATION POND BASIN 3P FILTRATION BASIN 15 15 15 21 09 11 37 20' B UI L DI N G S E T B A C K 20' BUILDING SETBACK20' BUILDING SETBACK 20' BUILDING SETBACK 30' BUILDING SETBACK30 ' B U I L D I N G S E T B A C K 25' C O M M E R CI AL/ R E T AI L E R S E T B A C K 25' COMMERCIAL/RETAILER SETBACK25' COMMERCIAL/RETAILER SETBACK 25' COMMERCIAL/RETAILER SETBACK 25' C O M M E R C I A L / R E T A I L E R S E T B A C K 12 12 24 1214 POSSIBLE FUTURE 2 STORY BUILDING LOCATION WITH 31 UNDERGROUND PARKING STALLS 12,700 SF 04 POSSIBLE FUTURE BUILDING LOCATION 10,000 SF 08 C.S.A.H. NO. 42 (140TH STREET NW.) (PUBLICLY DEDICATED ROAD - VARIABLE WIDTH) OUTLOT C FO UN T A IN H I L L S D R I V E 18'(TYP) 24' FF B B 24' 18' 9' 24' 40.25' L 24' A A 18'(TYP) 9'(TYP) 24' 6' G G B G K M D A F F 24' 9' (TYP) G 7' R20' R5'R5' R5' R5' R29' R25' R4.5' R4.5' R25' R25' R20' R20' R5' R4.5' R44' HHJ H J R28.5' TRASH ENCLOSURE R40' R16' 24' R4.5'R4'R4'F EE C G F E EF G B G 24' J I J I B A A BB B E E B 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 11/04/2022 JRM JRM BWF JACOB R MITZEL 58666 A SCALE IN FEET 0 10050 NORTHTHE 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 (DESIGN AND DETAIL BY OTHERS) H.ACCESSIBLE RAMP I.ACCESSIBLE STALL STRIPING J.ACCESSIBLE PARKING SIGN K.TRANSFORMER PAD L.EXISTING MONUMENT SIGN M.DECORATIVE FENCE KEY NOTES 1.PROPOSED COMMERCIAL AREA IS FOR CONCEPT USE ONLY. PLEASE REFERENCE THE AMMENDMENTS OF THE THE PUD FOR THE PROPERTY FOR MORE INFORMATION. DEVELOPMENT NOTES CONCRETE CURB EASEMENT LINE BUILDING LINE WET LAND TREE LINE SAW CUT LINE SIGN PROPOSED EXISTING LEGEND BOLLARD ##REGULAR PARKING STALL COUNT 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 COMMERCIAL/RETAIL CENTER SETBACKS FRONT YARD REAR YARD SIDE YARD WETLAND SUMMARY NORTH WETLAND AREA SOUTH WETLAND AREA PARKING SUMMARY APARTMENT BUILDING COMMERCIAL/RETAIL CENTER TOTAL REQUIRED TOTAL PARKING PROVIDED (APARTMENT BUILDING) COVERED PARKING SURFACE PARKING TOTAL PARKING TOTAL PROOF OF PARKING (COMMERCIAL/RETAIL CENTER) COVERED PARKING SURFACE PARKING TOTAL PARKING ZONING EXISTING ZONING PROPOSED ZONING BUILDING REQUIREMENTS GROUND FLOOR RATIO MAXIMUM BUILDING HEIGHT (APARTMENT) WETLAND BUFFER SUMMARY NORTH WETLAND BUFFER AREA SOUTH WETLAND BUFFER AREA DEVELOPMENT SUMMARY 491,363 SF 11.28 AC 370,260 SF 8.50 AC 30 FT 20 FT 20 FT 25 FT 25 FT 25 FT 32,992 SF 0.76 AC 17,382 SF 0.40 AC PUD PUD 0.40 52 FT 14331 SF 0.33 AC 14605 SF 0.34 AC (1.7 STALLS PER UNIT) 238 (1 STALL PER 250 SF FLOOR AREA) 141 379 140 (3 ACCESSIBLE STALLS) 123 (4 ACCESSIBLE STALLS) 263 31 86 117 STANDARD DUTY ASPHALT PAVING 22.0S (LMS TECH) | ROHIT MALI, EIT (MN) | 11/4/2022 10:55:13 AML:\PROJECTS\50475\CAD\SHEETS\50475-C3-SITE.DWG:C3.01 - SITE PLANSITE PLAN C3.01 WETLAND BUFFER AREA STONE RETAINING WALL 1 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 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876890886887887887888889891892893 870 875 8758858908828 8 28838838838838838848 8 48848868 8 7887 887888888888889889890891892 885 8858 8 5 8848 8 4 886 88788788 0 87787887988 1 875880 885 890 873874876877878879881882883884886887888889891892 872875870875874873874878877871872876877879885 88688688 7 87687615 15 15 21 09 11 37 BASIN 2PUNDERGROUND STORAGEHWL: 882.20 BOTTOM: 878.21 BASIN 1P SEDIMENTATION POND HWL:886.49 NWL:878.71 BOTTOM:875.71 BASIN 3P FILTRATION BASINHWL:873.86 TOP OF SAND:868 BOTTOM OF SAND:865.54 20' BUI L DI N G S E T B A C K 20' BUILDING SETBACK20' BUILDING SETBACK 20' BUILDING SETBACK 30' BUILDING SETBACK30 ' B U I L D I N G S E T B A C K 25' CO M M E R CI A L/ R E T AIL E R S E T B A C K 25' COMMERCIAL/RETAILER SETBACK25' COMMERCIAL/RETAILER SETBACK 25' COMMERCIAL/RETAILER SETBACK 25 ' C O M M E R C I A L / R E T A I L E R S E T B A C K EX POND 1PHWL100: 863.93NWL:861.00BOT: 850.00 5.00' 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 11/04/2022 JRM JRM BWF JACOB R MITZEL 58666 A SCALE IN FEET 0 10050 NORTH INFILTRATION BASIN CONSTRUCTION NOTES GRADING NOTES SEE NOTES PAGE C4.04 SEE NOTES PAGE C4.04 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. OVERALL GRADING PLAN C4.01 PROPERTY LINE CONCRETE CURB BUILDING LINE RETAINING WALL TREE LINE PROPOSED EXISTING LEGEND SOIL BORING999.9 ST # STORM SEWER DRAINTILE WETLAND LIMITSWL 800 SPOT ELEVATIONS RIPRAP EOF 902.5 OVERFLOW ELEV. HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) STANDARD DUTY ASPHALT PAVING CONTOUR C.S.A.H. NO. 42 (140TH STREET NW.) (PUBLICLY DEDICATED ROAD - VARIABLE WIDTH) FOUN T A IN H I L L S D R I V E 860 860860860860860860 865865 865 865865865865 865 865865865870 870870 870870875875 875875880880880 880885885885 8858 8 5 885 8908 9 0 890890 895895895895895895895 89 5 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876 12 12 24 1214 POSSIBLE FUTURE2 STORY BUILDING LOCATION WITH 31 UNDERGROUND PARKING STALLS 12,700 SF 04 POSSIBLE FUTUREBUILDING LOCATION 10,000 SF 08 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876 12 12 24 1214 POSSIBLE FUTURE2 STORY BUILDING LOCATION WITH 31 UNDERGROUND PARKING STALLS 12,700 SF 04 POSSIBLE FUTUREBUILDING LOCATION 10,000 SF 08 NO DATE BY CKD APPR SHEET OF Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. 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 11/04/2022 A SCALE IN FEET 0 10050 NORTH CALCULATIONS PERIMETER TREE CALCULATIONS: 1 PER UNIT (2 ORNAMENTAL MAY SUBSTITUTE FOR 1 OVERSTORY) ENTRY PLANTINGS: NO NUMERICAL REQUIREMENT, BUT SHALL REFLECT THE PROPOSED PLANTINGS. TREES REQUIRED FOR PERIMETER CALCULATIONS SHALL NOT BE APPLICABLE TO THIS DESIGN FEATURE. THE COMPLIMENT OF TREES FULFILLING THE MINIMUM REQUIREMENTS SHALL BE AT LEAST 25% DECIDUOUS AND AT LEAST 25% CONIFEROUS. AT LEAST 20% OF THE CONIFEROUS AND/OR DECIDUOUS CANOPY TREES MUST EXCEED MINIMUM SIZE (AT LEAST 8' HEIGHT OR 3.5" CALIPER). LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED PRIOR LAKE LANDSCAPE CODE TREE SCHEDULE WETLAND LIMITS TREELINE PROPOSED 140 TREES (71 OV) (69 CON) CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE D S LS RIPRAP REQUIRED 140 TREES MIN: 50 TREES MIN: 28 TREES TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY AB2 Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 3.5"Cal 5 AF2 Acer freemanii `Sienna Glen` / Sienna Glen Maple B & B 3.5"Cal 3 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 10 WS Betula papyrifera `Whitespire` / Whitespire Birch - Clump Form B & B Clump 10`21 HB Celtis occidentalis / Common Hackberry B & B 2.5"Cal 5 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 8 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 6 QMA Quercus macrocarpa / Burr Oak B & B 2.5"Cal 8 RO Quercus rubra / Red Oak B & B 2.5"Cal 3 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 2 CONIFERS CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY BF Abies balsamea / Balsam Fir B & B 6`13 LR2 Larix laricina / Tamarack B & B 8`4 NS2 Picea abies / Norway Spruce B & B 8`17 BS Picea glauca densata / Black Hills Spruce B & B 6`8 BS2 Picea glauca densata / Black Hills Spruce B & B 8`9 HOL Thuja occidentalis 'Holmstrup' / Holmstrup Arborvitae B & B 6`15 THU Thuja occidentalis 'Techny' / Techny Arborvitae B & B 6`3 PLANT SCHEDULE GROUND COVERS CODE BOTANICAL / COMMON NAME CONT ART Artificial Turf / XGRASS Pet . 25-151 MNDOT Seed Mix 25-151 / High Maintenance Turf Seed 33-261 MNDOT Seed Mix 33-261 / Ponds and Wet Areas Seed 35-241 MNDOT Seed Mix 35-241 / Mesic Prairie General Seed TUR HIG Turf Sod Highland Sod / Sod Sod PLANT SCHEDULE GROUNDCOVER SCHEDULE 22.0S (LMS TECH) | ROHIT MALI, EIT (MN) | 11/3/2022 2:41:52 PML:\PROJECTS\50475\CAD\SHEETS\50475-L1-LSCP.DWG:L1.01 LANDSCAPING PLANLANDSCAPING PLAN L1.01JW JW BWF FOUN T A IN H I L L S D R I V E 865865865865 865 865870870 870870875875 875875880880880 880885885885 8858 8 5 885 8908 9 0 890890 8958 9 5895895895895895 89 5 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876 12 12 24 1214 POSSIBLE FUTURE 2 STORY BUILDING LOCATION WITH 31 UNDERGROUND PARKING STALLS 12,700 SF 04 POSSIBLE FUTURE BUILDING LOCATION 10,000 SF 08 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876 12 12 24 1214 POSSIBLE FUTURE 2 STORY BUILDING LOCATION WITH 31 UNDERGROUND PARKING STALLS 12,700 SF 04 POSSIBLE FUTURE BUILDING LOCATION 10,000 SF 08 SCALE IN FEET 0 6030 NORTH NO DATE BY CKD APPR SHEET OF Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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 Landscape Architect under the laws of the State of Minnesota. 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 11/04/2022 A LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED SHRUB AND PERENNIAL SCHEDULE WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE D S LS RIPRAP SHRUBS CODE BOTANICAL / COMMON NAME CONT QTY RS Amelanchier alnifolia `Regent` / Saskatoon Serviceberry 5 gal 9 YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 4 CD Cornus sericea `Alleman`s Compact` / Dwarf Red Twig Dogwood 5 gal 81 AH Hydrangea arborescens `Annabelle` / Annabelle Smooth Hydrangea 5 gal 32 TN Physocarpus opulifolius `SMPOTW` / Tiny Wine Ninebark 5 gal 10 PM Pinus mugo `Slowmound` / Mugo Pine 5 gal 8 PT Potentilla fruticosa `Fargo` TM / Fargo Potentilla 5 gal 14 GL Rhus aromatica `Gro-Low` / Gro-Low Fragrant Sumac 5 gal 28 GRASSES CODE BOTANICAL / COMMON NAME CONT QTY KFG Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 38 PERENNIALS CODE BOTANICAL / COMMON NAME CONT QTY HHR Hemerocallis x `Happy Returns` / Happy Returns Daylily 1 gal 72 CAT Nepeta x faassenii `Junior Walker` / Junior Walker Catmint 1 gal 8 RFL Rudbeckia fulgida sullivantii 'Little Goldstar' / Little Goldstar Coneflower 1 gal 58 PLANT SCHEDULE 22.0S (LMS TECH) | ROHIT MALI, EIT (MN) | 11/3/2022 2:41:52 PML:\PROJECTS\50475\CAD\SHEETS\50475-L1-LSCP.DWG:L1.02 SHRUB PLANSHRUB PLAN L1.02JW JW BWF 4180 Napier Ct NE St. Michael, MN 55376 Office: 763.424.1500 www.racheldevelopment.com Jeffers Pond Planned Unit Development (PUD) Major Amendment Narrative Outlot C Jeffers Pond 1st Addition – 11-4-2022 Location: Outlot C, Jeffers Pond 1st Addition Scott County, MN Applicant: Rachel Development Don Rachel, CEO David Stradtman, VP Development Paul Robinson, Development Director Vincent Development Brandon Laubach, Co-Founder & Managing Partner Aaron Maciej, Managing Partner Architecture: Cole Group Architects – David Majchrzak, Architect/Partner Wetland: Midwest Natural Resources, Ken Arndt, Sr. Forest Ecologist/Wetland Specialist Engineering: Sambatek, Inc. - Brian Frank, PE, Project Manger Sambatek, Inc. - Josh McKinney, LA/PM Survey: Sambatek, Inc. - Surveyor – Jason Howard, PLS Landscaping: Sambatek, Inc. - Landscape Architect – Johnnie Workman, PLA Proposal Overview: Rachel Development and Vincent Development have worked for almost a year now on plans to develop the portion of Outlot C Jeffers Pond that was not part of the Jeffers Corner First Additional Plat. The portion of Outlot C that we are developing includes 11.28 acres of the Jeffers Pond Planned Unit Development area. With the support of the Jeffers Foundation, our proposed major PUD amendment consists of one high quality 140 unit market rate apartment building along with a pad ready commercial area projected to handle up to 35,400 sf of commercial uses. Proposal History: In late 2022 we submitted plans which eventually became a proposal for two apartment buildings within the portion of Outlot C that we are developing. Through the approval process it became clear that with the approval of a 196 unit apartment in Outlot B, Jeffers Pond that City’s desire for Outlot C was to stay close to the intent of the PUD amendment approved in 2015. To that end we withdrew our application, worked with the City and the Jeffers Jeffers Pond - Outlot C – PUD Major Amendment Narrative November 4, 2022 Page 2 Foundation to retool our application. Our current PUD Amendment stays true to the intent of the 2015 PUD amendment by including one apartment with enough units to meet the City’s housing unit targets for Jeffers Pond while also reserving enough area for a commercial pad that could accommodate up to 35,400 sf of commercial uses. When this is combined with future commercial uses in the remainder of Outlot C (east portion), not subject to our amendment, the total amount of commercial targeted in the 2015 PUD of 87,000 sf can be achieved. Existing Site Characteristics: Site Area Gross Acres 11.3 Utility Easements* -0.9 Wetlands/Channel -1.3 Other -0.4 Storm Pond -0.2 Net Acres 8.5 *Easement area outside wetlands Current Use and Zoning: • Current Use – Vacant Land • Current Zoning - PUD: Planned Unit Development zoning district. Proposed Use/Request: • PUD Amendment Request – Multi-Family (mid-rise apartment) along with approval to grade and prepare the remaining area within Outlot C for commercial uses. • Units Requested o Apartment – 140 Units • Density: 140 units /approx. 4.5 acres – 31 units per net acre. Building Design: The apartment building we are proposing will use high quality interior and exterior materials. The building has a modern look that includes a flat roof. Parking will be incorporated into the lower and first levels of the proposed four story apartment along with some outdoor surface parking. The rendering that follows shows front elevation of the proposed apartments and on the same page are some pictures of similar structures already built in other markets. Jeffers Pond - Outlot C – PUD Major Amendment Narrative November 4, 2022 Page 4 Our apartment building will have a number of modern amenities. They will be located adjacent and east of the main building entrance. As shown below, these amenities include a community room, game room, fitness center and office spaces located around an adjacent outdoor patio and a pool. The outdoor patio has ample space for social gatherings, hanging out by the fire, or getting together with friends to share a meal at the outdoor grill. The pool deck has an indoor/outdoor bar connection to the community room for both formal and casual events. Our apartment will also be pet friendly and will include a dog run and dog wash areas west of the entrance as shown below. Jeffers Pond - Outlot C – PUD Major Amendment Narrative November 4, 2022 Page 5 Site Access/Traffic: Our PUD Amendment Plan utilizes the existing access point at the roundabout on Fountain Hills Drive. We do not anticipate capacity issues since the uses and units being proposed are similar to the uses and units that have been planned in this area since the Jeffers Pond PUD was initially approved. Nonetheless, we are updating our traffic memorandum to reflect the current proposed uses. That report will be provided in conjunction with or shortly after our application is submitted. Landscaping & Screening: Landscape requirements will be met. Current plan includes planting 140 trees. This will include a variety of coniferous, deciduous, and ornamental trees that will be planted throughout the site. Tree Preservation: Several outlots in Jeffers Pond, including this one, were graded as a part of the initial development of the PUD over 15 years ago. Since that time, a number of volunteer trees have regrown and established themselves and dominate the few remaining wooded areas on Outlot C. A majority of the volunteer trees are not considered significant. Nonetheless we are preserving many of the significant trees along with the newer volunteer trees. Included in our submittal is an updated survey of the significant trees. In total we are not exceeding the removal threshold allowed and are keeping the majority of the trees on and along the existing berm on Fountain Hills Drive as well as the trees along the Prior Lake Outlet Channel. Storm Water: The onsite stormwater management has been designed to meet the requirements of the City of Prior Lake, Prior Lake-Spring Lake Watershed District (PLSLWD), and the MPCA. This site’s rate standard is many times more restrictive than most typical suburban storm water standards. In the area we are developing, prior to development, around 2½ feet of water over a football field left our undeveloped site per hour in a 100 year rain event. With the construction of a number of storm water treatment practices including but not limited to; a subsurface storage facility, settlement pond and filtration basin, this rate will be reduced to less than an inch over a football field per hour. Additionally, all volume control, rate control, and water quality will be achieved for the developed areas of this site through this design. This includes both the apartment site as well as the pad ready commercial area. Lighting: Lighting will be LED on poles with concrete bases. Lighting will be in conformance with City Code and located/shielded to avoid overlap to adjacent properties. Jeffers Pond - Outlot C – PUD Major Amendment Narrative November 4, 2022 Page 6 Planned Unit Development Amendment: The following list outlines Jeffers PUD amendments we are requesting. • Reduce Required Parking – Reduce parking requirement from 2 spaces per unit to 1.7 per unit - Current parking requirements for multifamily dwellings is two (2) parking spaces for each dwelling unit. The intent of our proposed plan is to provide 1.7 parking spaces for each unit. This parking ratio is consistent with other successful projects that Vincent and Rachel have within their portfolio and exceeds to ratio recently approved for the apartment planned in Outlot B, Jeffers Pond. Parking for the commercial area is difficult to predict. That being said, our concept for the commercial area shows 1 parking stall for every 250 sf of commercial building area. This ratio should accommodate the vast majority of uses. Between the apartment and the commercial uses there will be an operation and maintenance agreement that outlines the maintenance, replacement and use of the shared area and facilities such and the storm water ponding and treatment as well as parking. This agreement will allow for some overlap and sharing of parking spaces between the residential and commercials areas • Building Height – With this PUD amendment we are asking for a building height to 52’ as measured on the front elevation from the first floor finished elevation to the top of the parapet detail. This height is similar to the height of the apartment building recently approved in Outlot B Jeffers Pond. • Amended Planned Unit Development Standards - The purpose of the PUD District is to offer an alternative to development as outlined in the residential, commercial, and industrial zoning districts of the Zoning Code. Ordinance No. 105-03 established the Jeffers Pond Planned Unit Development (PUD) which defined the district standards. This application requests modifications to certain design standards as shown on the following table: Jeffers Pond - Outlot C – PUD Major Amendment Narrative November 4, 2022 Page 7 We respectfully request City approval of our PUD Amendment and look forward to reviewing this application with you in the coming weeks. Sincerely, Paul Robinson Development Director Rachel Development Apartment Jeffers Pond Requested Outlot C PUD Standards PUD Standards Lot Size Varies Complies Lot Width Varies Complies Ground Floor Ratio 0.4 Complies Building Height 43.75 feet 52’ feet* Building Setbacks Front Setback 30 feet/ 15 feet (curb) Complies Side Setback 20 feet Complies Rear Setback 20 feet Complies Parking Requirement 2/unit 1.7/unit * As measured on front elevation from ground floor elevation to top of parapet [Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: Jeff Matzke, Planner From: Nick Monserud, Assistant City Engineer Pete Young, Water Resources Engineer Kris Keller, Consulting Engineer Date: November 16, 2022 Re: Jeffers Pond – Outlot C – First Addition – Site Plan Review We have reviewed the Civil Plans submitted for Jeffers Pond – Outlot C – First Addition site dated November 4, 2022 as prepared by Rachel Development and Sambatek. The following documents were received: · Submitted Plans - 3 - Jeffers Pond - Outlot C - CIVIL PLAN SET 22-11-04.pdf · Stormwater Management Report - 6 - Jeffers Pond - Oulot C - Stormwater Mgt Plan 22-11-04.pdf We have the following comments with regards to stormwater management and engineering: General 1. Submit for and provide copies to the City of any required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) a. All utility and grading work, including the connection and/or modifications to the existing sanitary sewer structure in the MCES easement will need to be reviewed, permitted and approved by MCES. 2. Provide stormwater management, sanitary sewer and watermain maintenance agreements a. Agreements shall be recorded against the property prior to the release of any permits. b. Provide easement for the watermain/City access to water shutoffs and hydrants i. Easement shall be a minimum of 20’ centered on the watermain up to and including any hydrants and shutoff valves 3. Additional redline comments are provided in the accompanying plan set. Provide a response to all comments in this memo and the redlined plan set Stormwater Management 1. Rate Control a. Preliminarily shown to be met. Update analysis based on drainage area comments. 2. Volume Control a. The Prior Lake Spring Lake Watershed District biofiltration factor must be considered in the required total treatment calculation. 3. Freeboard a. Provide 2 feet of freeboard between Basin 1P 100-year HWL and the FFE of the adjacent building. b. Provide 2 feet of freeboard between the EOF elevations and the building low openings. 4. Basins a. Show or define access routes for maintenance purposes to all stormwater infrastructure and ponding areas (maximum grade of 8%, maximum cross slope of 2%, minimum of 10- feet wide). b. Show the underdrains on the plans (label the diameter, slope, cleanout locations). Include at least 2 cleanouts for each underdrain (upstream and downstream ends). The underdrain shall have a minimum slope of 0.5 percent. c. The EOF of Basin 1P should be at least 1 foot higher than the HWL. d. The berm used to create Basin 3P should have maximum slope of 4H:1V. At a minimum, a clay core should be designed in consideration of groundwater flow. e. Because the head difference between the outlet elevation of Basin 3P and the downstream land exceeds 3-feet, the berm design must address maintenance of the pond water level and berm stability. The outlet pipe should be designed with anti-seep collars because the head difference exceeds 6-feet. f. Provide calculations for the dead storage volume within the pretreatment basin 1P. 5. Drainage Area a. Include the offsite drainage area north of the entrance to the property in the analysis. b. The berm between Fountain Hills Road and the apartment will route additional water into a low point between the berm and the apartment. Provide an outlet from the low point and redelineate the drainage area. 6. Modeling a. Existing pond (Pond 1P) - Unless the as-built can confirm how it is currently modeled, the pond appears to be a wet basin, indicating that the starting elevation should be set at the outlet elevation. Ensure that the outlet elevation matches the plans. i. See snips from the as-built below. The HydroCAD model outlet structure should replicate the as-built (other than updated surveyed inverts). 1. 2. 3. b. The existing and proposed drainage area maps have been modified since the original submittal to exclude the runoff from Fountain Hills Drive. Although the drainage area is undisturbed and does not need to be considered in the rate control model, it should be included as a drainage area to the existing basin to accurately determine the proposed high water level. c. Label the location of the 6.2" orifice out of Pond 1P on the plans. d. Provide a detail of the underground chamber system. e. Label the location of the 5.9" orifice out of Basin 2P on the plans (provide OCS information). f. Label the components of OCS 300A on the plans (i.e. provide a detail). g. Label the pipe size, material, and length from OCS 300A to FES 300. Grading 1. The lowest opening elevation of the buildings must be a minimum of 2’ higher than the adjacent EOF. a. Define the emergency overflow paths from the basins and ensure adequate freeboard is provided. 2. Drainage to the garage trench drains/catch basins should be minimized and limited to the flow that falls directly on the entrance ramps and not part of any emergency overflow paths. 3. Label driveway grades. a. Provide existing grades of the roundabout coming into the development 4. All retaining walls greater than 4’ will require a separate retaining wall permit a. Drainage should be directed around the walls such that it doesn’t overtop b. Provide fences on top 5. Show areas where ‘tipout’ curb is proposed 6. Maintain minimum 2% surface grade away and around the building 7. Grading extends into MCES easement and over trunk main a. Coordinate impacts and potential casting adjustments with MCES Utilities 1. Show vertical separation between water main, sanitary, and storm sewer at all crossings a. Potential conflicts between storm sewer and watermain b. Provide minimum 18” separation from water and insulate when storm sewer is within 36” separation 2. Storm Sewer a. Submit a storm sewer drainage area map. b. Calculations show that several pipes into the basins (FES 100, 600, 403a, 700, and 303c) have erosive velocities. Revise pipe slopes to reduce the velocity to less than 6 fps. c. Assuming catch basins can receive a maximum of 3 cfs, multiple catch basins may be required at low points. Provide analysis. a. Storm sewer pipe size shall be 15-inches or greater in diameter with a minimum of a 0.5% slope. b. Install environmental manholes (4-foot sumps) as the last structure which is road accessible prior to discharging into any waterbody. c. Match pipe crowns at structure 404 to limit hydraulic head increase. 3. Sanitary Sewer d. Describe proposed connection to existing MCES manhole (provide detail) i. Consider connecting to the existing 12” stub to the west with a drop manhole ii. Connection to be coordinated with, permitted and approved by MCES 4. Watermain a. Consider connecting into the existing 8” watermain stub south of building at Fountain Hills Drive to improve looping and minimize the disruption (currently all 140 units and future commercial sites) if there is an outage or maintenance in the area of the roundabout. b. Connection to existing watermain will be 12" DIP a. Consider extending 12" watermain to 12" x 12" tee with two 12" to 8 reducers b. Consider eliminating proposed 8 gate valve c. Water service will be private from the existing 12" gate valve d. Provide utility access easements and maintenance agreements for watermain c. Further discussions are necessary with the building department and fire official regarding fire access for area around building Miscellaneous 1. Provide a note on the plans specifying that the perimeter/downstream sediment control BMPs should be installed by the contractor and inspected by the City prior to any site work. 2. Provide a note on the plans specifying that slopes greater or equal to 3:1 shall have approved erosion control BMPs installed immediately after finished grading. 3. Include the MnDOT rip rap detail. Wetland 1. Wetland Boundary is approved. No wetland impacts are proposed as part of this project. a. Dimensions should be shown to demonstrate that the wetland buffer is meeting the PLSLWD wetland buffer requirements. [updated per new buffer requirements, these match PLSLWD’s requirements (see PWDM Section 3.4.iv)] b. Wetland buffer signage should be provided and shown on the plans at each inflection point and at intervals not greater than 200’. SWPPP 1. Indicate permanent stormwater management BMP ownership and provide an operations and maintenance agreement if necessary. 2. Mark the site location and 1 mile radius on the site location and USGS maps. 3. Install inlet protection devices on Fountain Hills Drive immediately adjacent to the project site. 4. Extend the double line of silt fencing along the entire southeast perimeter, not just adjacent to the wetlands, to protect the Prior Lake Outlet Channel. 5. Provide a temporary sedimentation basin because more than 5 acres are routed to one point. PLSLWD Note the PLSLWD is currently reviewing the updated design and may be providing additional comments Rule D – Stormwater Management 1. HydroCAD Modeling Comments: a. The surface area of the existing pond should be modeled as impervious surface. 2. Soil borings should be completed within the footprint of proposed filtration basins. Borings may indicate that infiltration is feasible in which case basin design should be updated. 3. The southwest basin is not sized to provide water quality treatment for the entire 2-year storm from the site (i.e. pass the 2-year storm through the draintile line). While the proposed PLSLWD rules allow for treatment of less than the 2-year storm if water quality modeling demonstrates 60% total phosphorus (TP) reduction and 90% total suspended solids (TSS) reduction, this project was reviewed under the current set of rules which don’t include this provision. The system would still need to be refined as current TSS reduction is 84%. 4. Plan set is missing the culvert outlet to the southwest basin and the draintile lines for both basins. 5. A detail for the filtration basins has not been provided. Recommend using a biomedia mix of 80% washed coarse sand, 10% organic compost, and 10% MnDOT Grade 2 peat to minimize phosphorus leaching from organics in the compost mix. 6. BMP parameters were not included in summary of Minimal Impact Design Standards (MIDS) modeling. An updated summary should be provided for full review. Rule E – Erosion and Sediment Control 1. The following changes should be made to the erosion and sediment control plan. a. Provide locations of concrete washout area, temporary parking and storage, and soil stockpiles. b. Extend the double line of silt fencing along the entire southeast perimeter, not just adjacent to the wetlands, to protect the flowage of the Prior Lake Outlet Channel. 2. Confirm that grading note #18 (restoration of disturbed areas within wetland) doesn’t apply and that wetlands will not be disturbed by the proposed development. 3. A dewatering plan has not been provided. This plan is necessary to restore storage in temporary sediment basins once the basins are halfway full. The plan should document how temporary basins will be dewatered while preventing adverse impacts downstream. 4. Documentation of required NPDES permit has not been provided. Rule G – Wetland Alterations 1. A wetland delineation was completed on the site and approved in November 2021 and identified all water resources on the site. Rule J – Buffer Strips 1. The developer will be required to enter into a Development Agreement and provide Conservation Easements to the District over the wetlands and required buffer strips. A draft Conservation Easement has not been provided for review. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community Development Department has reviewed the Preliminary Plat for the subject project with a plan date of 11-4-22 and we have the following comments: General 1. Development fees – The following 2023 Development Fees are to be collected at the time of final plat approval: Trunk Water ($4,180/net acre), Trunk Sanitary Sewer ($5,130/net acre), Trunk Storm Sewer ($7,510/net acre), and a 6% administrative fee and 8% construction observation fee based on the total estimated construction costs (which include grading and public utility connections). 2. PUD Amendment – A Planned Unit Development Amendment to the Jeffers Pond PUD is required to approve the High-Density Residential Land Use with reduced parking ratio (1.7/unit) and increased building height (52 ft) Applicant has applied for this request. 3. Future Final Plat – Name the Final Plat document as Jeffers Pond 11th Addition in sequence with the other development phases at Jeffers Pond. Civil Site Plan 1. Site details – All site details must meet requirements outlined in Chapter 11of the City Code including but not limited to parking, signage, landscaping, and architectural design. Further detailed review will be conducted during the construction site plan and building permit reviews. 2. Parking – Applicant identifies 263 surface parking stalls constructed with an addition 38 stalls easily accessible as proof of parking if needed for apartment. Commercial area will share future parking areas with an ultimate 380 proposed parking stalls between the apartment and the 35,400 square feet of commercial uses. 3. Trash enclosure – Trash shall be screened above height of trash receptacles with a solid fencing/wall and gates. Architectural Plan 1. Submit elevation material percentage breakdown for each elevation (glass, stone, brick, metal, siding, etc). City Code for exterior elevations is as follows: Permitted Exterior Materials: The following materials shall be allowed as exterior finishes for all buildings: Brick, stone, stucco or EIFS synthetic stucco (provided that the material shall not be allowed within 4 feet from grade) architectural concrete precast panels, color impregnated decorative block, and glass. Architectural precast panels may be painted to the manufacturer’s painting specifications. Date: November 21, 2022 To: Paul Robinson, Rachel Development From: Jeff Matzke, Planner Subject: Jeffers Apartments – Outlot C Major PUD Amendment City Project #DEV22-000034 Wood, cement siding or prefinished metal are allowed, provided that no more than 25% of any individual exterior wall shall consist of this material. This 25% limit may be exceeded only as follows:  Up to 75% of any individual exterior wall, including accessory structures, may be constructed of these materials, provided the entire exterior wall is not visible from off the site. There is no limit on the amount of insulated metal wall panels that may be used on an exterior wall in the C-3 or I-1 use districts provided they are used in a panelized system that consists of prefabricated or factory manufactured insulated metal wall panels and the building design includes a minimum of three of the design elements identified in 1107.2202 (8) below. Masonry materials such as brick, stone and block may be used as face or veneer, adhered or anchored, as long as the exterior finish remains durable with equal high architectural quality. Prohibited Exterior Materials. The following materials shall not be allowed as exterior finishes for all buildings: Unadorned pre-stressed concrete panels, non-decorative concrete block, sheet metal, corrugated or unfinished metal (except copper or other metal specifically engineered for exterior architectural use). Landscape Plan 1. Subdivision Signage Area – Developer has previously indicated agreement to maintain Jeffers Pond Subdivision monument sign and landscape area along Hwy 42. This would be agreed at the time of Final Plat Development Agreement. 2. Monument Sign – Identify location on monument sign if applicable. 3. Final tree locations – Tree locations may be subject to change depending on field construction of public/private utilities and maintenance access locations for ponding and utilities.