HomeMy WebLinkAbout5B - EP 06-146-149 Village Commerce Bldg.
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
5B
PUBLIC HEARING TO CONSIDER THE FOLLOWING
REQUESTS:
· APPROVAL OF A COMBINED PRELIMINARY AND
FINAL PLAT TO BE KNOWN AS VILLAGE
COMMERCE ADDITION
. VACATION OF THE EXISTING DRAINAGE AND
UTILITY EASEMENTS
. VARIANCE TO THE REQUIRED FRONT YARD
SETBACK
· VARIANCE TO THE REQUIRED PARKING SETBACK
ALONG THE FRONT YARD AND ALONG THE EAST
PROPERTY LINE
. VARIANCE TO THE REQUIRED NUMBER OF
STACKING SPACES FOR A DRIVE-THRU BANK
JANE KANSIER, PLANNING DIRECTOR
_X YES NO-N/A
MARCH 27, 2006
Village Commerce Building, LLC, has submitted an application for the development of
the property located on the south side of Park Nicollet Drive and on the west side of
Franklin Trail, directly east of the Keystone building. The property is made up of the
former T J Towing site and Lot 1, Block 2, Park Nicollet Addition.
The application includes the following requests:
1. Approval of a combined Preliminary and Final Plat;
2. Approval of the vacation of the existing drainage and utility easements on Lot 1,
Block 2, Park Nicollet Addition;
3. Approval of the following variances for the building and parking:
. A 45' variance to allow a the building to be setback 5' from the front property line
rather than the required 50 feet;
. A 2' variance to allow a 4' setback from the right-of-way rather than the required
6' setback for the parking lot;
. A 5' setback to allow a parking lot to be located 15' from a Residential Zoning
District rather than the required 20 feet;
. A variance to allow 6 stacking spaces for the drive-thru bank rather than the
required 12 stacking spaces.
The proposed development includes a 2-story, 22,332 square foot office building with a
drive-thru bank and parking. The plat combines the existing parcels into a single lot,
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Phone 952.440.9675 / Fax 952.440.9678
consisting of 82,546 square feet (1.895 acres). There are no new streets or public
improvements required as part of the development.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 1.895 acres.
Toooaraohv: This site has very little relief. There is a small knob located towards the
center of the site, where it appears some material may have been stockpiled during
earlier construction projects.
Veaetation: The site is vacant land. There are some trees on the site, most of them
box elders or elms. The only significant tree on the site is an 8" ash tree, which will be
removed. The project is subject to the Tree Preservation requirements of the Zoning
Ordinance.
Wetlands: There are no wetlands on this site.
Access: Access to the site is from Park Nicollet Avenue. The parcel also fronts on
Franklin Trail, but there will be no access at this location.
2020 ComDrehensive Plan Desianation: This property is designated as C-CC
(Community Retail Shopping) on the 2020 Comprehensive Plan Land Use Map.
Zonina: The site is presently zoned C-4 (General Business).
PROPOSED PLAN
Lots: The preliminary and final plats consist of 1 lot. The new lot meets the minimum
lot area and lot width requirements of the C-4 District.
Streets. SidewalkslTrails. Sanitary SewerlWater Mains: This plan does not include
any new streets or public utilities.
Stormwater: The plan includes a stormwater pond, which is specifically designed to
serve this site. The developer is working with the City and the Watershed District on an
alternative design which would provide for some off-site stormwater treatment. The
alternative design would increase the size of the pond, but does not affect the location or
design of the building and parking lot.
Parks: Parkland dedication for this development was satisfied as part of the earlier plat.
No additional dedication is required.
Site Gradina: The site will be graded to accommodate the new construction. A grading
plan will be approved as part of the site plan and building permit process.
Tree Reolacement: There is one significant tree on this site (8" ash). This tree will be
removed. The Zoning Ordinance allows up to 25% of the total significant caliper inches
to be removed for building pads and driveways. Any removal above these amounts
requires tree replacement at a rate of ~ caliper inch for each inch removed. This
development requires replacement of 3 caliper inches. The developer has provided a
landscaping plan which will include this requirement.
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Buildina and Site Desian: The proposed building is a 2-story building with a total of
22,332 square feet. The building footprint is approximately 75' wide by 170' long. The
exterior materials include brick, stone and glass.
The building is located at the center of the site, facing Park Nicollet Avenue. Parking for
the building is located to the east and to the south of the building. The drive-thru is
located on the north side of the building.
Setbacks: The required and proposed setbacks for this development are shown on the
following table:
Building
Front (Park Nicollet Avenue)
Front (Franklin Trail)
I Side (Adjacent to R-3 District)
I Rear
Required
50'
50'
60'
30'
Proposed
5'
160'
60'
208'
I Parking
I Front (Park Nicollet Avenue)
I Side (Adjacent to R-3 District)
I Rear
Required
6'
20'
10'
Proposed
4'
15'
10'
Parkina: The required parking for office buildings of this size is calculated at the rate of
one parking space for each 250 square feet of floor area. In addition, drive-thru facilities
require 6 stacking spaces for each customer service point. This use requires 89 parking
spaces and 12 stacking spaces. The developer is providing the required parking
spaces, but only 6 stacking spaces, and has requested a variance to the stacking
requirements.
Landscaoina: Landscaping for commercial buildings is required at a rate of 1 tree for
every 40' of the perimeter of the site or 1 tree for each 1,000 square feet of floor area,
whichever is greater. In this case, the calculation is based on the perimeter of the site,
and 40 trees are required. The landscaping plan identifies the required trees. Also
required on this site are specific bufferyards to provide screening along the east property
line and along the parking lot on the west side of the site. The bufferyards are also
shown on the landscaping plan. The plan does need to specifically identify the required
oversized trees. This change can be done as part of the site plan approval process.
ANAL YSIS:
Combined Preliminarv/Final Plat: The applicant proposes to combine two existing
parcels into a single lot. Because one of these parcels is unplatted, the new subdivision
plat is necessary. The proposed lot meets the minimum C-4 requirements of 150 feet in
width and 1 acre in area. Included as conditions of approval are the Engineering
comments that must be addressed prior to approval of the final plat. The remaining
Engineering comments can be addressed prior to issuance of a building permit.
Vacation of Drainaae and Utilitv Easements: The existing drainage and utility
easements on this site were dedicated on the Park Nicollet Addition, approved by the
City Council in June, 2002. The proposed building will encroach into one of the existing
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easements, so the developer is requesting this vacation. The new plat will rededicate
the necessary easements.
As required by State Statute 462.356 Subd.2, the Planning Commission is required to
make a recommendation to the City Council regarding the disposal or acquisition of
public lands as it relates to compliance with the Comprehensive Plan. Upon proper
notification, State Statute 412.851 allows the Council to vacate easements by resolution.
The statute also states "no such vacation shall be made unless it appears to be in the
public interest to do so."
The Planning Commission must make two determinations. Does the vacation of the
existing easement comply with the Comprehensive Plan and is there a public need or
anticipated future need for the dedicated property?
Comprehensive Plan Review: The Comprehensive Plan does not specifically discuss
utility easements, other than as a function of ensuring access to public utilities. The
vacation of these easements is not inconsistent with any specific goal or objective of the
Comprehensive Plan. The new plat will dedicate necessary easements for this area.
Public Need: As noted above, the new plat will dedicate necessary easements. The
approval of this vacation would allow the development of the new lot.
As a precaution, the resolution approving the vacation of these easements will not be
released until the final plat is approved. The resolution will be recorded just prior to the
final plat. It must also be noted this vacation does not constitute approval of any building
plans for the site.
Variances: The applicant is requesting variances for the building setbacks, parking
setbacks, and required stacking spaces for the drive-thru bank. Section 1108.400
states that the Board of Adjustment may grant a variance from the strict
application of the provisions of the Zoning Ordinance, provided that:
1. Where by reason of narrowness, shallowness, or shape of a lot, or where by
reason of exceptional topographical or water conditions or other extraordinary
and exceptional conditions of such lot, the strict application of the terms of
this Ordinance would result in peculiar and practical difficulties or exceptional
or undue hardship upon the owner of such lot in developing or using such lot
in a manner customary and legally permissible within the Use District in which
said lot is located.
The narrowness of the lot is an unusual condition which causes an undue hardship.
This lot is 140' wide at its narrowest point. Applying the required building setbacks of
50' from the front lot line and 60' from the URn use district allows only a 30' wide
commercial building. The narrowness of the lot also limits the possible design and
layout of the parking on the site.
2. Conditions applying to the structure or land in question are peculiar to the
property or immediately adjoining property, and do not apply, generally, to
other land or structures in the Use District in which the land is located.
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The narrow configuration of the lot is unique to this site. The narrow dimension of
the lot, the area required for stormwater ponding and the adjacency to the "R" use
district limit the design options for this site.
3. The granting of the proposed variance is necessary for the preservation and
enjoyment of a substantial property right of the owner.
The granting of the requested variances is not necessary for the preservation and
enjoyment of a substantial right of the owner because the design limitations of the
site.
4. The granting of the proposed variance will not impair an adequate supply of
light and air to the adjacent property, unreasonably increase the congestion in
the public streets, increase the danger of fire, or endanger the public safety.
The granting of the requested variance will not impair an adequate supply of light or
air to adjacent properties. The applicant has designed the site to maximize the
distance between the building and the adjacent "R" use district, and to orient the use
away from the "R" use district.
5. The granting of the variance will not unreasonably impact on the character and
development of the neighborhood, unreasonably diminish or impair
established property values in the surrounding area, or in any other way impair
the health, safety, and comfort of the area.
The granting of the variance will not unreasonably impact the character of the
neighborhood. The design minimizes the impact on the adjacent residential use by
locating the building away from "R" use district and providing a landscaped buffer
along the property line.
6. The granting of the proposed variance will not be contrary to the intent of this
Ordinance and the Comprehensive Plan.
Section 1101.102 of the Zoning Ordinance includes the following three purposes of
the Ordinance: (1) Protect the residential, business, industrial and public areas of
the community and maintain their stability; (2) Promote the most appropriate and
orderly development of the residential, business, industrial, public land and public
areas; and (3) Provide adequate light, air and convenient access to property. The
granting of the requested variances is not contrary to the purpose of the Zoning
Ordinance.
7. The granting of the variance will not merely serve as a convenience to the
applicant but is necessary to alleviate a demonstrable undue hardship or
difficulty.
The granting of the requested variance is necessary to alleviate a demonstrable
undue hardship. The design limitations of the site justify the need for these
variances.
8. The hardship results from the application of the provisions of this Ordinance
to the affected property and does not result from actions of the owners of the
property.
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The hardship is a result of the lot configuration and the application of the Ordinance
provisions.
9. Increased development or construction costs or economic hardship alone
shall not be grounds for granting a variance.
Increased development or construction costs are not the basis for the variance
requests.
STAFF RECOMMENDATION:
The staff recommends approval of the requested actions subject to the following
conditions:
1. The developer is currently showing a design that incorporates some City
infrastructure, as the City is attempting to partner with them on their stormwater
system. The developer needs to provide costs so that we can decide whether we
are able to participate; however, if we are unable to participate, the previous design
does meet our requirements. The developer must choose a final design prior to
review of the final plat by the City Council.
2. Site Plan approval is required prior to the issuance of any building permits.
3. A monument sign is located within a drainage and utility easement. The developer
must enter into a "Private Use of Public Property Agreement" before this sign is
placed in this location.
4. The resolution approving the vacation of these easements will not be released until
the final plat is approved.
ALTERNATIVES:
1. Recommend approval of the Combined Preliminary/Final Plat, the vacation of the
drainage and utility easements and the requested variances subject to the conditions
identified by the Planning Commission.
2. Continue this item to a specific date and provide the developer with direction on the
issues that have been discussed.
3. Recommend denial of the request. In this case, the Planning Commission should
direct staff to prepare a resolution with findings of fact denying the requested
variances.
RECOMMENDATION:
The Planning staff recommends Alternative #1.
ACTION REQUIRED:
1. A motion and second to recommend approval of the combined preliminary/final plat
to be known as Village Commerce Addition, subject to the listed conditions.
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Page 6
2. Motion and second to recommend the City Council approve the vacation as
requested subject to the condition that the resolution not be recorded until after final
plat approval.
1. A motion and second adopting Resolution 06-10PC approving the following
variances:
a) A 45' variance to allow a the building to be setback 5' from the front property line
rather than the required 50 feet;
b) A 2' variance to allow a 4' setback from the right-of-way rather than the required
6' setback for the parking lot;
c) A 5' setback to allow a parking lot to be located 15' from a Residential Zoning
District rather than the required 20 feet;
d) A variance to allow 6 stacking spaces for the drive-thru bank rather than the
required 12 stacking spaces.
EXHIBITS:
1. Location Map
2. Reduced Copy of Plans
3. Developer's Narrative
4. Referral Comments
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Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
RESOLUTION 06-10PC
A RESOLUTION APPROVING A 45' VARIANCE TO ALLOW A 5' FRONT YARD
RATHER THAN THE REQUIRED 50 FEET; A 2' VARIANCE TO ALLOW A 4'
SETBACK FROM THE RIGHT-OF-WAY RATHER THAN THE REQUIRED 6'
SETBACK FOR THE PARKING LOT; A 5' SETBACK TO ALLOW A PARKING LOT
TO BE LOCATED 15' FROM A RESIDENTIAL ZONING DISTRICT RATHER THAN
THE REQUIRED 20 FEET; AND A VARIANCE TO ALLOW 6 STACKING SPACES
FOR THE DRIVE-THRU BANK RATHER THAN THE REQUIRED 12 STACKING
SPACES.
BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota;
FINDINGS
1. Village Commerce Building, LLC, is requesting variances from the zoning ordinance
for the construction of a 2-story office building and parking lot on property zoned C-4
(General Business) at the following location, to wit;
Lot 1, Block 2, Park Nicollet Addition, Scott County, Minnesota (Torrens
Certificate Number: 36998)
and
That part of the West Half of the Southeast Quarter of Section 2, Township
114, Range 22, Scott County, Minnesota, described as follows:
Commencing at the Southeast corner of said West Half of the Southeast
Quarter; thence North 00 degrees 08 minutes 19 seconds East along the
West line of that plat of Prior South, Scott County, Minnesota, as
monumented, a distance of 1940.74 feet to the intersection with a line drawn
parallel with and distant 33.00 feet Southerly (as measured at right angles)
of the centerline of County Road No. 39 (Franklin Trail) the point of
beginning of the land to be described; thence South 87 degrees 29 minutes
19 seconds West along said parallel line a distance of 150.00 feet; thence
South 00 degrees 08 minutes 19 seconds West a distance of 265.44 feet;
thence South 89 degrees 51 minutes 41 seconds East a distance of 149.84
feet to the intersection with a line drawn South 00 degrees 08 minutes 19
seconds West from a point of beginning; thence North 00 degrees 08
minutes 19 seconds East a distance of 263.38 feet to the point of beginning.
For the purpose of this description to the South line of said West Half of the
Southeast Quarter was designated a bearing of North 89 degrees 55
minutes 36 seconds East and all others are relative thereto, according to the
Government Survey thereof (Torrens Certificate Number: 35072).
1:\06 files\06 subdivisions\prem & final\village commerce building\variance resolution.doc
www.cityofpriorlake.com
1
Phone 952.440.9675 / Fax 952.440.9678
2. The Board of Adjustment has reviewed the application for the variance as contained
in Case #06-147 and held a hearing thereon on July 24,2006.
3. The Board of Adjustment has considered the effect of the proposed variances 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.
4. The narrowness of the lot is an unusual condition which causes an undue hardship.
This lot is 140' wide at its narrowest point. Applying the required building setbacks
of 50' from the front lot line and 60' from the "Rn use district allows only a 30' wide
commercial building. The narrowness of the lot also limits the possible design and
layout of the parking on the site.
5. The narrow configuration of the lot is unique to this site. The narrow dimension of
the lot, the area required for stormwater ponding and the adjacency to the "Rn use
district limit the design options for this site.
6. The granting of the requested variances is not necessary for the preservation and
enjoyment of a substantial right of the owner because the design limitations of the
site.
7. The granting of the requested variance will not impair an adequate supply of light or
air to adjacent properties. The applicant has designed the site to maximize the
distance between the building and the adjacent "Rn use district, and to orient the use
away from the "Rn use district.
8. The granting of the variance will not unreasonably impact the character of the
neighborhood. The design minimizes the impact on the adjacent residential use by
locating the building away from "Rn use district and providing a landscaped buffer
along the property line.
9. Section 1101.102 of the Zoning Ordinance includes the following three purposes of
the Ordinance: (1) Protect the residential, business, industrial and public areas of
the community and maintain their stability; (2) Promote the most appropriate and
orderly development of the residential, business, industrial, public land and public
areas; and (3) Provide adequate light, air and convenient access to property. The
granting of the requested variances is not contrary to the purpose of the Zoning
Ordinance.
10. The granting of the requested variance is necessary to alleviate a demonstrable
undue hardship. The design limitations of the site justify the need for these
variances.
11. The hardship is a result of the lot configuration and the application of the Ordinance
provisions.
1:\06 files\06 subdivisions\prem & final\village commerce building\variance resolution.doc
2
12. Increased development or construction costs are not the basis for the variance
requests.
13. The contents of Planning Case #06-138 are hereby entered into and made a part of
the public record and the record of decision for this case.
CONCLUSION
Based upon the Findings set forth above, the Board of Adjustment hereby approves the
following variances to allow for the construction of a 2-story office building and parking:
1. A 45' variance to allow the building to be setback 5' from the front property line
rather than the required 50 feet;
2. A 2' variance to allow a 4' setback from the right-of-way rather than the required
6' setback for the parking lot;
3. A 5' setback to allow a parking lot to be located 15' from a Residential Zoning
District rather than the required 20 feet;
4. A variance to allow 6 stacking spaces for the drive-thru bank rather than the
required 12 stacking spaces.
The following conditions shall be complied with prior to the issuance of a building permit
for the construction of a detached accessory structure on the subject site:
1. This resolution must be recorded at Scott County within 60 days of adoption. Proof
of recording, along with the acknowledged City Assent Form, shall be submitted to
the Planning Department prior to the issuance of a building permit.
2. The final plat must be approved and recorded prior to the issuance of any building
permits.
3. Site Plan approval is required prior to the issuance of any building permits.
4. The building permit is subject to all other applicable city, county, and state agency
regulations.
Adopted by the Board of Adjustment on July 24,2006.
Anthony Stamson, Commission Chair
ATTEST:
Jane Kansier, Planning Director
1:\06 files\06 subdivisions\prem & final\village commerce building\variance resolution.doc
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WLLAGE COMMERCE ADDITION
KNOW ALL PERSONS BY lHESE PRESENTS That Village CC'lmerce Building, LlC. a limited liability
corporation, owner end proprietor of the following described properly situated in the County of
Scott, Stale of Minnesota. to wit
Lot I, Block 2, PARK NICOlLET ADDITION
Aod
That port of the West Half of the Southeast Quarter Of Section 2, Township 114, Range 22,
Scatt County, Minnesota described os follows: Commenc:ng at the Southeast corner of said
West Half of the Southeast Quarter; thence North 00 degrees 08 minutes 19 seCOnds Eost
along the West line of the plot of Prior South, Scott County, Minnesota as monumented, 0
distance of 1940.74 feet to the intersection with a line drown parallel with and distant 33.00
leet Southerly (os measured at right angles) of the cer.terline of County Road No. 39 (Franklin
Trail) the point of beginning of the land to be described; thence South 87 degrees 29 minutes
19 seconds West along said parallel line 0 distance of 150.00 feet; thence South 00 degrees
08 minutes 19 seconds West 0 distance of 256.44 feet; thence South 89 degrees 51 minutes
41 seconds East a distance of 149,84 feet to the intersection with a line drawn South 00
degrees 08 minutes 19 seconds West from the point of beginning; thence North 00 degrees 08
degrees minutes 19 seconds East 0 distance of 263.38 feet to the point of beginning. For
the purpose of this description the South line of said ....est Half of the Southeost Quarter was
designated a bearing of North 89 degrees 55 minutes 2"6 seconds East and 011 others are
relative thereto, according to the Government Survey thryreof.
Hos caused the same to be surveyed and plotted as VILLAC;E COMMERCE ADDITION and does
hereby donate and dedicate to the public, for public use forever, the avenue and also dedicates
the easements as shown on this plat for drainage and utilit; purposes only.
:)
In witness whereof said Village Commerce Building, LLC, 0 limited liability corporation. has caused
these presents to be signed by its proper officer this ___~_ day of _~_____________,
200
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Village Commerce Building, lLC
By ____~___________________________~_ its
ST A TE OF ____________
COUNTY OF ___________
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The foregoing instrument was acknowledged before me this ,_____ day of _______________.
200__, by _________________. ________~______~_ of said Village Commerce Building, a
limited liability corporation, on behalf 01 said corporation
Notary Public. ___~________ County, Minnesota
My Commission Expires ____________~_______
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SEC. 2, TWP. 114, RGE. 22
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SCALE IN
I hereby certify thol I hove surveyed and plotted the property described on this plot os
_________________________~_____; that this plot is 0 correct representotion of said survey;
Ihot 011 distances ore correctly shown on said plot in teet and hundredths of 0 foot; that 011
monuments have been correctly placed in the ground os shown on said plot; that the outside
boundary lines are correctly designated on said plot; ond that there are no wet lands os defined in
Minnesota Statutes, Section 505.02, Subdivision I or public highways to be designated on said plot
other than as shown
John K_ Barnes, licensed land Surveyor
Minnesota license No 15455
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing surveyor's certificote was acknowledged before me this _____ day of
__~____________, 200__, by John K_ Barnes. Minnesota License No 16455.
Notary Public, ___________ County, Minnesota
My Commission Expires __________________~_
We do hereby certify that on the _ _________ day of _____________, 20__, the City Council of
the City of Prior Lake, Minnesota. approved this plot and is in compliance with the provisions of
Minnesota Statutes Section 505.03, Subdivision 2.
___________________~____________._ Moyor
___________________________________ Manager
Scot! County Surveyor
Pursuant to Chapfer 7, Minnesota Lows of 1976. this plot has been approved this _______ day of
Scott County Surveyor
Scott County Auditor/Treasurer
I hereby certify that the current and delinquent taxes on the lands described within ore paid and the
transfer entered this ________ day of __________________, ____________
Scott County Auditor
Scott County Treasurer
_____________________ _________ ______. Deput y
Scott County Registrar ot Titles
I hereby certify that this plat was filed in the office of Registrar of Titles this _____ ___ day of
;:-e-;;;;rd;d~__;-Oo~~;;_;~t-N;;,-======='_.=========-----' at -------- o'clock, __.M. and duly
Scott County Registrar of Titles
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JUN 2 2 2006
By
80
U Sunde Land Surveying, LLC.
FEET
p.f!'2f'r;;"}.V)lf~
(per Certifkate af Tille Na. 3699fl)
lall.fllacI<2.P....RI(NICOLlET....OOnlON,Scatt
Count~, \,Iinnesoto
(Per Cedlficole 01 Title Na. 35(72)
Thot part 01 Ihe Wnt Hal! of the Southeast
Ouart.... of Section 2, Tm.n.hip 114. Ran,!e 22.
Scali C:ounl~. l.linnesota dncribed os !ollo"s:
Commencin,! 01 Ihe Soulheost corner 01 .aid
We.t Hall 01 the Soulheast Ouarler; thence
North 00 de"ree. 08 minutn 19 seconds Ea.t
alan" th. Wut line 01 th. plot 01 Prla< Soulh.
~~~~~cCeO~~I~.9~6~;:s~~:1 ol~ 7ho:~::;~~:~iiO"" "llh
o line dro"n poroll~ "ith and distant 33.00 rut
South...-Iy (0. measured 01 ri~nt on'lles) of the
cenl...-line of CounlyRood No. 39 (,ronlclin Troll)
Ihe point olb."innln<] 01 the land to be
described; tll""ce South 117 de'lrees 29 minutes
19 second. Wesl 010n9 said parollelline 0
di.tonceof 150,00fut; thence S"'-'thOO
degre.. 011 minules 1<] seconds Wesl 0 di.lonce
~In~~~~ 4~ I fe.~~0~~:n~:.r~t~is~:"~:9:~e~4~.184
feet to the int..rsecliQ(\ ..ith 0 line dro"n South
00 deQ.ee. 08 minules 19 seconds We.t Irom
the poinl 01 b.ginnin<]; Ihence Norlh 00 de<]ren
08 d.Qrees m"'utes 19 .econd. Eosl 0 dl.lonce
01263.38 fut to the poinl 01 b"ginnin~. ,or
Ihepurpose of Ihi. description Ihe Soulh line 01
,aid Wnt Hall of Ih. South"ost Quort...- ..as
dui9noled.. beorin9 of Norlh e9 de9ren 55
minules 36 ucond. Eo.t and <PI oth..r. or..
r..lotive Ih..reto. according 10 Ih.. Gov...-nm.nl
Surv.~ therool
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O.notes b.ehiv. calch basin
Donotucatchbo.in
DIOI1otes co"'municatiQ(\ bo.
O.....ates cast iron pip"
O""at"Sductil.ironpip..
Denotes electric !>o.
Denotes "utter
O.nates9uardpa.t
Denotes handiCap romp
g:~::: ~I~~u~l~~o~~verl
D..noleslond.cap.dor.o
Denol.. Ii"ht poi.
g:~::: ~~~~t:~~gel:~:~;C lin.
O.notes pawer pol.
Denales po...r and li"hl pole
Oenat...parl<in".i9"
Denotuplasticpip.
g:~~::: ;~~/o~~~i~ cancrele pip.
Denol... sanilory manhole
D..noles .onitory .....er lin.
g:~::: :::;:: ~~n:o:~e
Oenat..slel.pnanebo.
Deflal... lop 01 curb
Oenatestrolliccontrol.i"n
Denotes und.rgraund cam",unlcation I,,,.
O.natesund...-graund.l.cl.iclin.
Denal...entpipe
g:~~::: :i::I:;.~:~v:~ pip.
Denal...Sa..ld..rtree
DenolesCrobappletree
g:~~::: ~:t'r'i~'e""leeo
Denat..Caloroda Gre..n Spruce lr....
/
VICINITY MAP
SEe 2, TWP. 114, RGE. 22
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Olllill;
I} Loc<llionand.izesalund.r'lraundulilities.ha..n
hereon or.. oppraximato only and a'e shown based
on lield lacolian of vislbl. lidures in combinolion
..ith o",,;lable data pra~ided by va.iou. sources
Some underqround utillt~ lacolian. or. ""a,,n oS
mor.ed an.ile by Ih<l.. ulillt~ camponi... "ho...
lacalarsr..sponde<ltaou.Goph...-Stal.On.Coll.
tidet number 60275140. Utilities sho"n or.
d..pend.nt on the compl.ten... <lnd accurac~ of
dolo pravid..d. Olh... underground ut~ities 01 which
..e ar.. una..ar. ma~ ui.l. Verily all ...tililies
critical ta conslructian or dni"n
2.) Cantoct COf'HER STATE ONE CALL at
651-454-0002 lar preci... onsite iacalian of
ulilnl..spriortoonye.co""tian
3.) Thi..urvey"asprepored"ithoulIh..benel;t01
currenlliU.. ..or". Eo..m.nts. oppurtenoncel, and
.ncumbrances may ..i.t in addition la lh<l... sha"n
h.r..an. Thi....rv.yi..ubjectlor.vl.lonupan
receipl 01 0 current title insuranc.. commitment or
at!arn.Y'1 fille opinion
4.) The,ubjectprapertyoppear. tolie..ithin Ion.. X
(.....0. d..l..rmin.d to b. auloid. th.. 500~yeor
Iloadploin), per th..Notional FlaOdln.u.one.
PrOgram. Flood In.uranc.. Rot.. t.lap Communil~
~9a;7.1 No, 2704J2 0004 C. dot..d Navemb.r 19,
5.) Areo.
:~~~~'''d Lal '. Block I ~ eo,199 Sq. n. or l.fl41
Peo.pased d.dlc<lt.d ri"hl-al_..oy ~ 2.347 Sq. n
or 0.054 Acru
6.) laning and ..tbaclc infarm<lllon o. provided by the
Plonnin'l D.partm.nt 01 Ih. Cit~ 01 Pria. lol<.
Th. .ubject P'ap...-t~ i. zan..d C-4 (Gen...-al
Busin....U...OistrH::t)
200s-'OS 41vn 1."'.R.22.S.aZ 200s'OSPP2,<!wg TSS
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11.) Ea.ement. for ....Iollolion and moinl.....one.. 01
uUilies and Oraina<].. lacililies are res.r.ed over.
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ul~ity .asem.nh
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C'l
8ldll.) Top of lop nul 01 th. 2nd fll'ehydrant
.aulh 0' Saulh 'ranklin Trail on theeost.id. of
Park Nicail.t....venu..
ElevoliQ(\ ~ 9611.le f...1
13.) The..ntir.!ub;ectpropertyi.r.gi!teredland
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q,) O"ner' (norlh aarr.ell
City of Prior lal<e
16200 Eagle Cr..el< ....~enu.. SE
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w. h.ret>y c..rti;~ thai tho. ie 0 true ond correct
r.pr....nlOlionofa.ur...yalth.bound<lfl..ol
lh. land abo...det.eribed <lnd 01 Ih.localion 01
all buildingS. if any, from or on said land.
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VILLAGE COMMERCE BUILDING
PIWJECT TEA~j
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V.__AGE CO:'-':"'ERC::: ~....I_:J_:-"'G, __~
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PRIOR LAKE, MINNESOTA
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PROJECT IX['O
DRAWIXG ,\DEX
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MONTGOMERY
ARCHITECTS
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June 22, 2006
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Jane Kansier
Planning Director
City of Prior Lake
16200 Eagle Creek Avenue Southeast
Prim' Lake, MN 55372
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Re: Site Plan Approval, Variances, Combined Preliminary and Final Plat
Village Commerce Building
Park Nicollet Avenue, Prior Lake
Dear Jane:
Weare pleased to present to you and your Staff our design for the future home of the Village Commerce
Building. This project will consist of a new, two story, office building designed to complement and enhance
the neighboring buildings.
Intended Use of the Property:
As you know, we have been studying the property for a significant amount of time. We have looked
at several configurations of the building and parking lot for the site and have determined that the
best use for the site is the plan that we are submitting. From the start of planning, we anticipated a
high water table which omitted any possibility of underground parking. This fact determined the
size and thus, the height of the building which the parking lot could support. The Owners have
requested TMA to design an exciting project, which consists of unique building shapes and a drive-
through bank teller function. Their intent is to create an interesting environment where several
professional uses can benefit from the developing community as well as to provide an environment
for office users to be proud of and thrive.
Description of the Proposed Development:
This project consists of one office building placed on the site to minimize impact to it's surrounding
residential neighbors. The entry point is located at the southwest comer and a one-way drive system
exits the site at the northwest corner. The building is designed to be complementary in scale,
materials, and design with it's surrounding neighbors.
Site
The main entry/exit to the site is located off Park Nicollet A venue at the southwest comer of the
site. A supplemental exit is located at the northwest corner of the site adjacent to the new
stormwater retention pond. The majority of the traffic entering the site will circulate through the
south parking lot and exit the same way they entered. Seasoned visitors to the site will enter at the
same location, but will probably exit at the one-way northwest exit onto Park Nicollet Avenue to
avoid congestion at the site entry.
Pedestrian access to the series of sidewalks on Park Nicollet A venue is accessed from the network
of sidewalks, patios, and crosswalks on site.
7645 Lyndale Avenue South, # 100
Minneapolis, Minnesota 55423
612 . 861 . 9636 Fax: 612. 861 . 9632
www.tmiarchitects.com
.
Jane Kansier
City of Prior Lake
Village Commerce Building
June 22, 2006
Page 2 of6
Two drive-thm lanes for the Bank Tenant are located under a portion of the building. Both dlive-
thru's are accessed via a one-way drive system which exits directly onto Park Nicollet Avenue.
These drive-thm's are anticipated to have a maximum of three stalls of drive-up service at one time
as described by the Tenant in the enclosed letter. Bank service will be through pneumatic tubes
from the soffited ceiling above. The Instant Cash Machine will be located in the front vestibule and
will be accessible during non-business hours.
The stormwater will be treated by means of a new pond located at the northern portion of the site.
The on-site stormwater piping is designed to collect and distribute excess water to the pond for
temporary storage and treatment.
Building
This two-story Class A Office Building consists of 8,271 sf of leaseable office space on the first
level and 10,509 sf of leaseable office space on the second level. Parking for the site is calculated
based upon 22,300 gsf (which does not include Second Floor stair areas)..
The first level houses a large common entry space with a decorative two-story, open staircase. This
staircase is highlighted via a curtainwall of glass facing south. Restrooms are located on both levels
for occupants and their guests. The main entry of the building is punctuated with a curtain wall of
glass and an entry canopy.
The upper level will also house office functions. An elevator is designed with a decorative lobby to
provide the proper atmosphere for professional offices. The building height is 34'-0" with design
elements reaching 40'-0" in height at the entry.
Uses
The intended uses of the buildings are professional office. This would include tenants similar to
accounting practices, attorneys, insurance sales and service, financial services, etc. The hours of the
building will be Monday through Friday, 7 am to 6 pm. The bank hours will be similar during the
week, with the exception of Saturdays. The bank intends to have drive-thm and office hours on
Saturday.
Variance for Building Setback at Park Nicollet Avenue
We are asking for a variance to the 50' building setback to the west property line adjacent to Park
Nicollet Avenue. We are proposing a setback of 5' from the property line to the building for the
entire length of the building. The design team has worked diligently with staff to mitigate any
building setback variance to the residential property owners to the east, thus requiring us to request
a variance to the west. The narrowness of this site and the required setback to the residential to the
east, deems it un-developable under existing zoning ordinances.
The design team agreed to abide by the 60' building setback from the east, thus forcing the building
fmther to the west. By pushing the building towards Park Nicollet Avenue, the building envelop is
squeezed to the narrowest possible for successful marketing to potential office users. This narrow
building configuration still impedes the 50' building setback by 45'. It is not possible for us to
design a marketable office building on this site with the 60' east building setback and the 50' west
.
J aue Kansier
City of Prior Lake
Village Commerce Building
June 22, 2006
Page 3 of 6
building setback. We chose to infringe on the street setback and be a good neighbor to the
residential occupants to the east.
Variance for Parking Setback at Park Nicollet Avenue
We are asking for a variance to the 10' bufferyard parking setback to the west property line adjacent
to Park Nicollet A venue. Weare proposing a setback of 4' from the property line to the face of curb
at the south parking lot for a 70' portion of the parking lot. The parking stalls must balance with the
office area intended to be leased thus requiring 89 parking stalls. Unfortunately, the required
amount of stalls is greater than we can efficiently park without infringing upon the parking setbacks
to the west and east. The design team has planned for landscaping and benning at these locations to
mitigate any concerns of Planning.
Variance for Parking Setback at the east property line
We are asking for a variance to the 20' bufferyard parking setback to the east property line adjacent
to the multi-family residential uses. We are proposing a setback of 15'-0" from the property line to
the face of curb for the entire parking lot at the east side.
With the building footprint established behind the 60' setback, the remaining site is not wide
enough to incorporate a 25' drive aisle, perpendicular parking stalls, and the 20' parking setback.
The design team has incorporated a 22' wide, one-way drive aisle with angled parking to alleviate
the width required by City ordinance. Even with this design, we are still encroaching 5' -0" onto the
. 20'-0" setback. The design team has planned for landscaping and benning at these locations to
mitigate any concerns of Planning.
The narrow building configuration, coupled with a narrowed drive aisle and parking design
continues to prove that this site is a challenge to meet the required setbacks. We are placed in a
situation to request these variances to make this a developable site for our intended use.
Variance for car stacking at drive-thru
According to the Bank tenant, the amount of stacking required by City ordinance is significantly
greater than what is actually required for their bank operations. Enclosed with this packet is a letter
from the bank management outlining their required stacking at the drive-thru. It is our
understanding that three stalls of stacking for two lanes is more than enough for the bank's general
use during it's peak hours.
We are requesting a variance to the drive-thru stacking requirement to three stalls of stacking. Our
intention is to provide employee parking at the location of the excess stacking. It is more beneficial
to have the appropriate employee parking than an excess amount of stacking which will never get
used.
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Jane Kansier
City of Prior Lake
Village Commerce Building
June 22, 2006
Page 4 of6
Proof of Hardship for Development of Site
The amount and types of variances requested for this project are indicative of the hardship we are
facing as we propose to develop this site.
1. Whereby reason of narrowness and exceptional water conditions, the strict
application of this Code would result in difficulties and/or undo hardship upon the
Owner of such lot in a manner permissible within the Use District.
This parcel is a leftover site from the previous development on the Park Nicollet Avenue.
The depth of the site is approximately 150'-0". The depth of the lot, coupled with the 60'
building setback to the residential to west and the 50' building setback to Park Nicollet
Avenue to the west makes this site virtually undevelopable under the current setback
restrictions.
In addition, the pond required by the City is approximately twice the area normally required
for a site of this size. It is our understanding that this pond size is due to the fact that our site
is not serviced by the regional pond. The design team learned early in the design process that
stormwater piping was not installed in the Park Nicollet Avenue to service this site's excess
water. Therefore, the size of the on-site pond must be enlarged to accommodate for the
storm events and water quality that the regional pond would normally accept. Unfortunately,
the excessive size of the pond impedes our ability to plan the site in the most efficient
manner.
2. Conditions applying to the structure or land are peculiar to the property and do not
apply to other structures in the Use District.
With exception of the property across the street, all other parcels have been developed
within this neighborhood under current zoning ordinances. As stated previously, this parcel
is the last to be developed. The site depth, excessive pond size, and the CUlTent zoning do not
allow this parcel to be developed to it's full potential unless the requested variances are
approved.
3. Conditions applying to the structure or land are peculiar to the property and do not
apply to other structures in the Use District.
The current zoning allows us to develop the project as proposed however, the narrowness of
the lot does not allow us to conform with the building setbacks, the excessive size of the
pond does not allow us to efficiently park the site, and the high water table does not allow us
to park underground. With the combination of these three items, the variances we are
requesting are pertinent and reasonable.
4. The requested variances will not impair adequate supply of light and air to adjacent
properties, unreasonable increase in congestion on public streets, increase in danger of
fire, or endanger public safety.
.
Jane Kansier
City of Prior Lake
Village Commerce Building
June 22, 2006
Page 5 of6
With all of the variances, the design team is integrating measures to alleviate nuisances to
adjacent neighbors. The parking setback variance to the east is mitigated with excessive
landscaping and a berm. The parking and building setback to the west is adjacent to a public
street. The building and parking are separated from the street by a large grass boulevard and
sidewalk. The building is also within the height restrictions as per the City Ordinance.
5. The requested v.ariances will not impact the character and development of the
neighborhood, diminish property values, or impair health, safety, and comfort of the
surrounding area.
The Owner's of this building are very proud to present to the neighborhood and City, a Class
A office building. This project only serves to improve an already beautiful neighborhood
and provide citizens of the conununity with a place to work as well as provide financial
services.
The building shape, materials, and site are designed with neighboring buildings in mind. The
materials designed into the building are primarily brick, stone, and glass. We are
incorporating a minor amount of EIFS as building accents.
6. The requested variances will not be contrary to the intent of the Code and
Comprehensive Plan.
Our understanding of the intent of the setbacks are to protect adjacent property owners and
neighbors. The variances requested are in strict accordance with protecting the neighbors to
the east. The design team determined early on, that the eastern neighbor's privacy was of
utmost concern therefore, the setback variances requested impact the public street at the west
of the property the most.
7. The requested variances are necessary to alleviate a demonstrable undue hardhip.
If the requested variances are not approved, the site is undevelopable under existing zoning
and the approved Use District. Within the boundaries of the established setbacks, the site
simply cannot park itself, nor can we construct a marketable building. Ifthe water table was
lower, we may be able to park 20- 30 vehicles on the underground garage, but with the level
of the existing watertable, this option is infeasible.
8. The undue hardship results from application of provisions of this Code and does not
result from actions of the Owners of the property.
The hardships realized in developing this property are based solely on the current zoning and
use allowed on the site, the narrowness of the existing parcel, and the level of the existing
watertable. The building the Owner's are proposing is not unreasonable based upon the size
and current zoning of the property. The Owner's are not pushing the envelop of development
for this site.
.
Jane Kansier
City of Prior Lake
Village Commerce Building
June 22, 2006
Page 6 of6
9. The requested variances are not originated from excess construction cost or
economic hardship.
The building and parking lot does not cost more or less depending upon where we place it.
The sole purpose for requesting the variances is to allow us to develop the property knowing
that we have a challenging site and are making the best use of it, while being a good
neighbor to the community.
Jane, I would like to thank you for providing assistance to us during the pre-submittal timeline and encourage
you to call with any questions or comments you may have.
Sincerely,
cc: Kevin O'Brien- Greystone Construction
SINCE 1905
NEW MllllfT
BANI
Member FDIC
www.newmarketbank.com
June 21, 2006
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Jane Kansier, building official
City of Prior Lake
16200 Eagle Creek Ave, SE
Prior Lake, MN 55372
By
Our bank has recently participated in conversations with a developer to lease space in a
building to be constructed near the corner of Franklin Trail and Hwy 13. Or intent would
be to operate a full service branch of our bank in the leased space.
The office will offer a wide range of banking products with an emphasis on "one on one"
personalized service built on long lasting relationships. Our past experience with this
customer base suggests that although we need a 2 lane drive up facility, (so as not to
inconvenience people if one lane is being used) we would not anticipate the likelihood of
much "stacking", since most of the drive up transactions are spread throughout the day by
a relatively smaller base compared to larger, more volume oriented banks, typical of the
metropolitan area market.
F or this reason I would request that you consider using a "stack" of no more than 3 cars
since I believe the likelihood of having more that two cars in each lane at the same time is
very slight. I appreciate your understanding of our needs, and would be happy to answer
any questions I can to help in your assessment of our situation.
Sincerw
// / .
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Rob Mittelstaedt,
Branch President
P.O. Box 69, 461 Main Street, New Market, MN 55054
11276 210th Street W., Lakeville, MN 55044
20151 Icenic Trail, Lakeville, MN 55044
20856 Holyoke Avenue, Lakeville, MN 55044
~emorandum
DATE: July 12, 2006
TO: Danette Moore, Planning Coordinator
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Village Commerce Building (City Project #06-146)
The Engineering Department has reviewed the site plan received June 22, 2006 for the
subject project and we have the following comments:
General
1. The developer shall obtain all regulatory agency permits and approvals.
2. Show the City project # 06-146 on all plan sheets.
3. Provide benchmark on all plan sheets.
4. Full size plan sheets shall be 22" x 34".
5. After construction, an as-built record plan shall be submitted. The as-built plan
shall follow the requirements of Section 9 of the Public Works Design Manual
prior to issuance of the certificate of occupancy.
6. Show address information for site and adjacent parcels. Existing topography
and contours should extend 200' beyond the project site.
7. Provide legend showing all linetypes and hatches used. It may be helpful to
hatch proposed concrete walk. Linetypes used should follow the City's CADD
standard (show storm sewer with 2 arrows and sanitary sewer with 1).
8. Provide details for gate valves, CB/storm manholes, sanitary manholes,
commercial entrances, curb and gutter, typical sections, silt sack inlet protection,
and etc. City standard commercial detail should be used for entrances.
Gradina and Erosion Control
1. Provide contact information for the person responsible for the erosion control on
the project.
2. Provide impervious area calculations.
3. Grades within parking lot should be between 2%-5% except as required for ADA
accessible area, please revise where grades are below 2%.
4. Show construction limits on the plan.
L:\06 FILES\06 SUBDIVISIONS\PREM & FINALWillage Commerce Building\Eng Review 1
062906.DOC
5. Add note stating that all silt fence must be installed by the contractor and
inspected by the City prior to any site work. Proposed silt fence should be
located around entire construction site.
6. Label tip out gutters on the plan.
7. Provide door and roof scupper locations on the civil plans.
Utilities
1. Minimum size for proposed structures with weir walls should be 6'.
2. Provide pipe bedding detail for HDPE pipe.
3. Storm sewer pipes connected to the City's system and within the right-of-way
should be a minimum of 15" and shall be RCP.
4. Provide notes for the watermain bends, tees, and etc.
5. Provide sanitary manhole at the property line/easement line in commercial areas
where service connection to the City system is made. Notes regarding
connection should be shown on the plan along with the stub inverts.
6. Show irrigation service on the plans.
7. Provide separate water line for domestic and fire service. Show the PIV on the
plan and shutoff valve for the fire service line. Domestic service line should have
a curb stop and must be connected prior to the PIV. Curb stop and shutoff valve
must be located within the right-of-way or easement.
8. Provide note stating that all gate valves and curb stops have riser rod
extensions.
9. Place note on the plans that the contractor shall contact the Engineering
department to coordinate inspections for utility installation.
Streets
1. Show and label pedestrian ramps on the plan.
2. Provide additional spot elevations for handicapped parking stalls to ensure they
meet ADA requirements.
3. Construction plan should show additional information including curb radii, curb
types, spot elevations, sawcuts, match point elevations, curb removal, removals,
salvaging and etc.
Hvdroloav
1. Volume control will be required to the standards of the PLSLWD and a permit will
be required through the District as well.
2. Many opportunities exist for more efficient use of land for stormwater
infrastructure. Incorporate changes to the storm sewer system as discussed at
the meeting on July 6th, 2006.
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062906.DOC 2