HomeMy WebLinkAbout4A 02 27 2023 Revival II PrePlat PC full agenda report4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: February 27, 2023
AGENDA #: 4A
PREPARED BY:
PRESENTED BY:
Jeff Matzke, Planner
Jeff Matzke
AGENDA ITEM: Hold a Public Hearing to Consider a Preliminary Plat for Prior Lake Revival II
and to Consider Approval of a Resolution Approving a Variance from the Min-
imum Floor Area Ratio to Construct a One-Story Commercial Building located
in the Town Center (TC) Zoning District
DISCUSSION: Introduction
The purpose of this public hearing is to consider a request from Prior Lake Revival
LLC for a Preliminary Plat and a variance from the Minimum Floor Area Ratio in the
TC, Town Center Zoning Use District. The variance would allow a one-story com-
mercial building located along CH21 between Duluth Avenue and West Avenue.
Current Circumstances
The following paragraphs outline the physical characteristics of the existing site, the
Comprehensive Plan and zoning designations, and a description of some of the
specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total development site area consists of approximately 46,146
square feet.
Topography: This area has relatively level topography, with elevations ranging
from the 936’ MSL in the northwestern corner to a high point of 966’ MSL in the
southwestern portion of the site above the retaining wall.
Access: The main access to the site is currently from a private parking lot east of
the property. An ingress and egress easement is in place to allow access through
the parking lot to Duluth Avenue SW.
2030 Comprehensive Plan Designation: This property is designated for Town
Center Land Uses on the 2040 Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned TC, Town Center.
PROPOSED PLAN
Commercial Development: The development plan calls for a single 11,328 square
for commercial building which will be occupied by three or four businesses. Exterior
building elevations with varying colors and materials types including glass, masonry,
and architectural cement board. Awnings and varying wall heights as well as wall
breaks are also proposed in accordance with the City Code.
2
Building Setbacks: The developer does not request any modification to the re-
quired TC, Town Center Zoning District building setbacks:
Landscaping: The landscaping plan identifies 22 overstory trees as well as various
shrubs and landscape beds in accordance with the City Code.
Sanitary Sewer / Water Mains: Sanitary sewer and watermains will be extended
from the private parking lot east of the site.
Grading / Storm water: The site will be graded so that the storm water drainage is
directed to a storm water basin in the northwest corner of the site to meet the City’s
water quality and runoff requirements. The basin will pretreat the stormwater runoff
of the development prior to flowing into the area wetlands.
Fees and Assessments: This development will be subject to the standard devel-
opment fees including park dedication and trunk utility service charges.
Variance: Subsection 1142.301 of the Prior Lake Zoning Ordinance details the Di-
mensional Standards which apply to the TC, Town Center Use District. The TC Dis-
trict has a minimum floor area ratio of 0.5. The applicant is proposing to construct
a one-story commercial building and is requesting a variance from the minimum floor
area ratio. The property has a lot area of 46,146 square feet and the applicant is
proposing to construct an 11,328-square foot building for a total floor area ratio of
0.25.
Conclusion
The commercial development will offer additional downtown office, service, and res-
taurant venues and will be similar in style to the Prior Lake Revival building con-
structed to the immediate east in 2017. Similar landscaping and parking will be
located on the site along with access to Duluth Avenue. Although the minimum floor
area ratio requirement in the Zoning Ordinance contribute to a greater amount of
building square footage and the overall downtown feel, the subject property is not a
‘traditional’ downtown property in the TC, Town Center Use District. City Staff be-
lieves the requested variance is warranted due to the distance between this property
and the core downtown area and the visibility and safety concerns related to the
surrounding street network. The development will need to provide off-street parking
for employees and customers because of the distance from municipal parking lots
and the lack of on-street parking in the immediate area. City Staff has reviewed the
site plans and recommends approval of the preliminary plat and variance subject to
the listed conditions in the variance resolution and City Staff review memorandums.
Setbacks Required
Minimum
(TC Zoning)
Proposed
Front None 16.2’
Side 0’ 10.3’
Rear 0’ 134’
ISSUES: Section 1152.202 states that the Board of Adjustment may grant a variance from
the strict application of the provisions of the Zoning Ordinance, provided:
3
a. Variances shall only be permitted when they are in harmony with
the general purposes and intent of the Zoning Code.
The granting of the variances appears to be in harmony with the general
purposes of the Ordinance. A purpose of the Zoning Ordinance to “Pro-
mote the most appropriate and orderly development of the residential,
business, industrial, public land, and public areas” and “enhance the aes-
thetic character and appearance of the City.” The proposed building de-
sign will fit with the surrounding residential properties and enhance the
aesthetic character and appearance of the downtown area.
b. Variances shall only be permitted when they are consistent with the
Comprehensive Plan.
The granting of the variance is consistent with the Comprehensive Plan
and its goal to maintain and improve physical character and identity. This
is accomplished by achieving compatible relationships between different
types of land uses by utilizing design standards, appropriate buffers, land
use transitions, and high-quality design.
c. Variances may be granted when the applicant for the variance
establishes that there are practical difficulties in complying with the
Zoning Code. “Practical difficulties,” as used in connection with
the granting of a variance, means the property owner proposes to
use the property in a reasonable manner not permitted by the
Zoning Code, the plight of the landowner is due to circumstances
unique to the property not created by the landowner, and the
variance, if granted, will not alter the essential character of the
locality.
This property is a unique Town Center property because of its location
away from the core downtown area. This property is not located near
municipal off-street parking lots and on-street parking is not available in
the immediate area. A second story would increase the floor area ratio;
however, a second story would also require additional off-street parking
which is not possible due to insufficient land area. The property will be
used in a reasonable manner.
d. Economic considerations alone do not constitute practical
difficulties.
Economic considerations are not the reason for the variance request.
ALTERNATIVES: 1. Motion and a second to recommend approval of the Prior Lake Revival II Pre-
liminary Plat and to approve a resolution approving a variance from the Minimum
Floor Area Ratio of 0.5 in the TC, Town Center Zoning Use District.
2. Motion and a second to table or continue discussion of the item for specific pur-
pose as directed by the Planning Commission.
3. Motion and a second to recommend denial of the Prior Lake Revival II Prelimi-
nary Plat and motion and second to deny the variance request because the
Planning Commission finds a lack of demonstrated practical difficulties under
the zoning code criteria.
4
RECOMMENDED
MOTION:
Alternative #1.
ATTACHMENTS: 1. Location Map
2. Proposed Site Plans
3. 2-2-23 City Engineering Memorandum
4. 2-3-23 City Community Dev Memorandum
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 23-02PC
VARIANCE FROM THE MINIMUM FLOOR AREA RATIO FOR A PROPERTY IN THE
TC (TOWN CENTER) ZONING DISTRICT
WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted
a public hearing on February 27, 2023, to consider a request from Prior Lake Revival
LLC, the property owner, to approve a variance to allow the construction of a one-
story commercial building on a property located in the TC (Town Center) Zoning
District at the following property:
A portion of the Northeast Quarter of the Northwest Quarter of Section 2, Township
114, Range 22, Scott County Minnesota. (PID 259021250, 259021260); and
WHEREAS, Notice of the public hearing on said variance request was duly published in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this variance
request, and persons interested were afforded the opportunity to present their views
and objections related to the variance request; and
WHEREAS, The Planning Commission has reviewed the application for the variance as
contained in Case #DEV22-000027 and held a hearing thereon on February 27,
2023; and
WHEREAS, The Planning Commission has considered the effect of the proposed variance upon
the health, safety, and welfare of the community, the existing and anticipated traffic
conditions, light and air, danger of fire, risk to the public safety, the effect on property
values in the surrounding area and the effect of the proposed variance on the
Comprehensive Plan.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR
LAKE, MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
a. Variances shall only be permitted when they are in harmony with the general
purposes and intent of the Zoning Code.
The granting of the variances appears to be in harmony with the general purposes of the
Ordinance. A purpose of the Zoning Ordinance to “Promote the most appropriate and
orderly development of the residential, business, industrial, public land, and public areas”
and “enhance the aesthetic character and appearance of the City.” The proposed building
design will fit with the surrounding residential properties and enhance the aesthetic character
and appearance of the downtown area.
2
b. Variances shall only be permitted when they are consistent with the Comprehensive
Plan.
The granting of the variance is consistent with the Comprehensive Plan and its goal to
maintain and improve physical character and identity. This is accomplished by achieving
compatible relationships between different types of land uses by utilizing design standards,
appropriate buffers, land use transitions, and high-quality design.
c. Variances may be granted when the applicant for the variance establishes that there
are practical difficulties in complying with the Zoning Code. “Practical difficulties,”
as used in connection with the granting of a variance, means the property owner
proposes to use the property in a reasonable manner not permitted by the Zoning
Code, the plight of the landowner is due to circumstances unique to the property not
created by the landowner, and the variance, if granted, will not alter the essential
character of the locality.
This property is a unique Town Center property because of its location away from the core
downtown area. This property is not located near municipal off-street parking lots and on-
street parking is not available in the immediate area. A second story would increase the
floor area ratio; however, a second story would also require additional off-street parking
which is not possible due to insufficient land area. The property will be used in a reasonable
manner.
d. Economic considerations alone do not constitute practical difficulties.
Economic considerations are not the reason for the variance request.
3. Based upon the findings set forth herein, the Planning Commission hereby approves the
following variance to allow the construction of a one-story commercial building per the proposed
survey in the TC (Town Center) Zoning District:
a. A 0.25 variance from the required minimum 0.5 floor area ratio of a building in the TC (Town
Center) Zoning District (Section 1142.301)
4. The variances are subject to the following conditions of approval:
a. The variance resolution shall be recorded at Scott County.
b. Building Permit shall be obtained from the Building Department prior to the commencement
of construction.
PASSED AND ADOPTED THIS 27th DAY OF FEBRUARY 2023.
_______________________________
David Tieman, Commission Chair
ATTEST: _________________________________
Casey McCabe, Community Development Director
VOTE Tieman Johnson Kallberg Tschetter Ringstad
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐☐☐☐☐
Absent ☐ ☐ ☐ ☐
☐
Abstain ☐ ☐ ☐ ☐ ☐
a010
site plan
er / jc
1" = 20'-0"
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 architect under the laws
of the state of Minnesota.
name
scale
license number
datename
118 E. 26th Street
Suite 300
Minneapolis, MN 55404
P:612-879-8225
F:612-879-8152
www.tanek.com
project
copyright Tanek 2022
signature
civil engineer
24515
12.22.2022Nathaniel Shea
issued for review 12.15.2022
Revival II
16xxx Duluth Ave SE
Prior Lake, MN
Paramount
Engineering &
Design
201 West Travelers Trail,
Suite 100
Burnsville, MN 55337
owner
issued 12.22.2022
CONCRETE/
WALL POINT
TOP
CONCRETE/
WALL
GROUND AT
CONCRETE/
WALL
A 947.02 946.50
B 946.82 945.32
C 946.82 945.32
D 946.31 946.31
E 946.10 946.10
F 946.10 943.50
G 946.10 943.50
H 946.10 943.80
I 945.60 944.50
J 946.70 944.20
K 946.70 944.20
L 946.75 944.50
M 946.92 946.92
CURB POINT
NUMBER
TOP CURB
ELEVATION
FLOWLINE/
PAVEMENT
ELEVATION
1 946.84 946.34
2 946.35 946.35
3 946.32 946.32
4 946.81 946.31
5 946.73 946.23
6 946.22 946.22
7 946.16 946.16
8 946.09
9 946.06
10 946.02
11 945.98
12 945.90
13 945.88
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 engineer under the laws
of the state of Minnesota.
license number
datename
signature
civil engineer
15284
12-26-2022Robert Wiegert
Paramount
Engineering and
Design
201 WEST TRAVELERS TRAIL
SUITE 100
BURNSVILLE, MN 55337
project
copyright Paramount 2022
Revival II
16xxx Duluth Ave SE
Prior Lake, MN
Revival II, LLC
13875 Hwy 13 South Front
Rd #100
Savage, MN 55378
owner
118 E. 26th Street
Suite 300
Minneapolis, MN 55404
P:612-879-8225
F:612-879-8152
INFILTRATION BASIN CONSTRUCTION NOTES
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 engineer under the laws
of the state of Minnesota.
license number
datename
signature
civil engineer
15284
12-26-2022Robert Wiegert
Paramount
Engineering and
Design
201 WEST TRAVELERS TRAIL
SUITE 100
BURNSVILLE, MN 55337
project
copyright Paramount 2022
Revival II
16xxx Duluth Ave SE
Prior Lake, MN
Revival II, LLC
13875 Hwy 13 South Front
Rd #100
Savage, MN 55378
owner
118 E. 26th Street
Suite 300
Minneapolis, MN 55404
P:612-879-8225
F:612-879-8152
Structure
Number
Structure/
Inlet *Casting Rim
Elevation Invert Elevation Build Length Size Slope Notes
FES 100 934.00 18" RCP Apron
65'18" RCP 0.52%
STMH 101 48" DIA 1733 946.00 940.18 (8"PVC)
934.35 N,S(18")11.65'
35'18" RCP 0.52%
CBMH 102 48" DIA 4342 945.52 934.53 N,E 10.99'
15'18" RCP 0.52%
CBMH 103 48" DIA 2535 945.69 934.61 E,W
931.61 SUMP 14.08'CURB OPENING IN
CURB
61'18" RCP 0.52%
CBMH 104 48" DIA 3360-A/C 945.93 940.18 N (10" PVC)
934.93 E,W 11.00'
108'15" RCP 0.45%
CBMH 105 48" DIA 3067V 945.66 937.89 N,S
935.41 W 10.25'
87'15" RCP 0.70%
CBMH 106 27" DIA 4342 941.00 938.50 2.50'
CBMH 105 48" DIA 3067V 945.66 937.89 N,S
935.41 W 10.25'
33'15" RCP 4.88%
CBMH 107 48" DIA 3067V 944.28 939.50 4.78'
49'15" RCP 2.04%
CBMH 108 2' x 3"3067V 945.20 940.50 4.70'
FES 109 935.35 18" RCP APRON
20'18" RCP 0.50%
POS 110 48" DIA 938.20 935.45 4.20'SEE DETAIL
STMH 101 48" DIA 4342 944.80 940.18 (8" PVC)
934.35 N,E(18")10.45'
18'8" PVC 1.00%
INLET 1
8" 45
Degree
Bend
(horz), 8"
Wye (vert)
w/8" Riser
ADS LIGHT
DUTY
DOME
946.30 940.36 5.94'SEE DETAIL
16'8" PVC 1.00%
INLET 2
8" 90
Degree
Bend (vert)
w/8" Riser
ADS LIGHT
DUTY
DOME
946.52 940.52 6.00'SEE DETAIL
WYE 1 8" X 10"940.52
15'8" PVC 3.07%
INLET 3
8" Wye
(vert) w/8"
Riser
ADS LIGHT
DUTY
DOME
946.52 940.98 5.54'SEE DETAIL
20'8" PVC 1.00%
INLET 4
8" 90
Degree
Bend (vert)
w/8" Riser
ADS LIGHT
DUTY
DOME
946.52 941.18 5.34'SEE DETAIL
WYE 2 8" X 10"940.54
7'8" PVC 6.00%
INLET 5
8" 90
Degree
Bend (vert)
w/8" Riser
ADS LIGHT
DUTY
DOME
946.52 940.96 5.56'SEE DETAIL
CBMH 104 48" DIA 3360-A/C 945.92 940.18 N (10" PVC)
934.93 E,W 10.69'
42'10" PVC 1.00%
BUILDING
ROOF
DRAIN
940.60
* All pipe connections to concrete structures are water tight with sanitary sewer style boot.
** All pipe is RCP Class 3 unless noted as PVC = Schedule 40 with solvent weld joints.
STORM SEWER SCHEDULE
Storm Structure Pipe
LOCATION
WM PIPE @
7.5'COVER
SAN SEWER
PIPE
STM SEWER
PIPE CONSTRUCTION NOTES
A 937.85 BOT 936.35 TOP DIFF=1.5' - OK
B 938.62 BOT 936.35 TOP DIFF=2.27'. INSULATE SANITARY.*
C 939.30 TOP
938.80 BOT
938.61 TOP
938.11 BOT
LOWER WM MIN 2.7' FOR MIN 18"
CLEAR BETWEEN PIPES
D 937.14 TOP 939.70 BOT DIFF=2.56' - OK
E 937.95 TOP 939.90 BOT DIFF=1.95'. INSULATE SANITARY.*
* INSULATE SANITARY SEWER 5 FEET EITHER SIDE OF STORM SEWER. SEE DETAIL C6.
a-3South Elevation0’-0”28’-0”19’-0”ARCHITECTURAL CEMENT BOARDMASONRY1.9.2023Prior Lake - Revival IItanek
a-4West Elevation0’-0”28’-0”19’-0”ARCHITECTURAL CEMENT BOARDMASONRY1.9.2023Prior Lake - Revival IItanek
a-5North Elevation0’-0”28’-0”19’-0”ARCHITECTURAL CEMENT BOARDMASONRY1.9.2023Prior Lake - Revival IItanek
a-6East Elevation0’-0”28’-0”19’-0”ARCHITECTURAL CEMENT BOARD1.9.2023Prior Lake - Revival IItanek
[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: February 2, 2023
Re: Revival II – Site Plan Review
We have reviewed the revised Civil Plans submitted for Revival II site dated December 26, 2022 as prepared
by Paramount Engineering and Design. The following documents were received:
· Submitted Plans - Revive II Preliminary Plat 12-26-22.pdf
· Stormwater Management Report - Revival II Storm Water Report 12-01-22.pdf
We have the following comments with regards to stormwater management and engineering:
General
1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES,
Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.)
2. Provide the access agreement with the adjacent property to the east to verify any language that may
limit expansion due to traffic volumes and use of the shared access
3. Additional comments may be generated by PLSLWD’s review of the revised plans
4. Additional comments may be generated by Scott County’s review of the revised plans
5. Discuss access agreement for future lot through the west to connect to West Street.
6. Address all comments in the following memo and on the redline plan set and provide responses
Site Plan/Grading Plan
1. Provide whether an agreement exists for ownership and maintenance of the existing retaining wall
2. Retaining walls greater than 4' shall require a plan prepared by a licensed engineer submitted for
review and approval by the Building Official prior to permit issuance
3. Provide the first floor elevation of the adjacent building to the east to show minimum freeboard
requirements are met
4. Provide the EOF of the filtration basin
5. Verify whether the potential draintile for the building will interact with the drainage of the
infiltration basin where they share common walls/footings.
6. Show the limits of clearing and grading, including grading over the proposed storm sewer pipe to the
west discharge point.
7. Provide emergency access turning movements with a fire truck that demonstrates that all building
faces are within 150' of fire truck movements per 2020 MN State Fire Code Sec 503.1
Utility Plans
1. Provide ownership and maintenance agreements defining responsibilities for onsite stormwater,
sanitary sewer and water utilities in the future
a. Provide additional easement for access to the hydrants and water shutoff valves
2. Identify and label all utility crossings
a. Insulate when separation is less than 36” between storm sewer and water service/main
3. Label existing utilities
a. Existing watermain as 8” C900
4. Coordinate discharging to the County Pond by obtaining applicable permit and meeting County
requirements
5. Install 4-foot sump manhole as the last structure which is road accessible prior to discharging into
any waterbody (CBMH-103).
6. Modify the invert elevation of the pond inlet flared end section to match the outlet elevation of the
pond.
7. Junction structures should be designed to limit hydraulic head increase by matching hydraulic flow
lines (invert adjustments needed at CBMH 104).
Stormwater Management
1. HydroCAD Model
a. Modify the modeled pond outlet to match the OCS detail.
i. Please provide the .hcp HydroCAD file so the orifice modeling can be reviewed.
b. Submit an associated catch basin drainage area map.
2. Basin Design
a. Install two or more underdrains for the basin.
i. Noted that infiltration is now proposed instead of filtration but drain tile with a
knife valve should be added to the basin in case the infiltration system clogs.
ii. Underdrains must have a minimum slope of 0.5-percent.
iii. Include at least 2 observations/cleanouts for each underdrain, one at the upstream
end and one at the downstream end.
b. Provide adequate pretreatment for all runoff prior to the infiltration basin.
i. It is highly recommended that before entering an infiltration practice, stormwater
should first enter a pretreatment practice sized to treat a minimum volume of 25
percent of the water quality volume. Due to site constraints, consideration of a SAFL
Baffle or similar treatment device is recommended.
c. Provide how maintenance access will be achieved for storm sewer structures in the
infiltration basin.
d. Install an observation well.
e. A minimum of two infiltration tests shall be used to provide a base infiltration rate of
surrounding soils. The infiltration tests shall be conducted at the location and elevation of
the proposed infiltration system.
f. A 66” minimum diameter structure is required for OCS with a weir wall.
SWPPP
1. Add City detail plate #201 to the plans.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community Development Department has reviewed the Preliminary Plat and PUD plans for
the subject project with a plan date of 12-22-22 and we have the following comments.
General
1. Development Fees – The following development fees are to be collected prior to
recording of any approved 2023 final plat application: Park Dedication ($9,000/net acre),
Trunk Water ($4,180/net acre), Trunk Sanitary Sewer ($5,130/net acre), Trunk Storm
Sewer ($9,390/net acre), and a 6% administrative fee and 8% construction observation
fee based on the total estimated construction costs (which include any landscaping, public
street/trail work and public utilities for this project).
2. Access Easement – Shall be recorded along with Final Plat at County following Final Plat
approval.
Site Plan
3. Elevation Plan – Submit an elevation plan with the breakdown/percentages of each
exterior material so the City may review it with the Architectural Design Ordinance (see
below).
Grading Plan
4. Retaining walls – Any walls exceeding 4 feet in height will require a building permit
application.
Landscape Plan
5. Retaining wall trees – ensure that tree species above retaining wall will be suitable at
mature width for placement between fencing and wall.
6. Tree placement – On landscape plan/details plan, indicate note that placement of all trees
shall be a minimum of 5 feet from property lines.
7. 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.
Date: February 3, 2023
To: Matt Shafer, Prior Lake Revival II
From: Jeff Matzke, Planner
Subject: Prior Lake Revival II, Preliminary Plat, Variance
City Project #DEV22-000028