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HomeMy WebLinkAbout4A_PUD Amendment 3575 N. Berens Rd. PC Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: November 13, 2024 AGENDA #: 4A PREPARED BY: Casey McCabe, Community Development Director PRESENTED BY: Casey McCabe AGENDA ITEM: Consider an Amendment to the Shepherds Path Planned Unit Development (PUD) Plan DISCUSSION: Introduction The applicant, Carol Lansing on behalf of the Shakopee Mdewakanton Sioux Community (SMSC), and property owner, Shepherd of the Lake Evangelical Lu- theran Church (SOLLC) are requesting a Major Planned Unit Development (PUD) Amendment to the Shepherds Path PUD Plan. The PUD amendment is related to the SMSC’s future acquisition of a portion of SOLLC property and proposed interior remodeling and expansion of childcare facilities in the former YMCA build- ing located at 3575 North Berens Road (PID 254520021). History The original PUD Plan for Shepherds Path was approved by the City Council in June 2006. Since that time, commercial, religious, and residential uses have been developed, as well as the streets, a public park and trails. The Shepherds Path PUD was designed and approved as a mixed-use development that includes Shepherd of the Lake Lutheran Church, independent and assisted living units, market rate rental units, the Passageways/Link facility, and the YMCA building. Current Circumstances The SMSC has entered into a purchase agreement with SOLLC to purchase a portion of the SOLLC property located along North Berens Road NW and McKenna Road NW. SMSC will be acquiring the western portion of Lot 1, Block 2 and Outlot B, Shepherds Path Addition. The portion of Lot 1 the SMSC will be acquiring contains the former YMCA build- ing, a portion of the parking lot between the YMCA building and North Berens Rd., and a pond and surrounding conservation easement area south of the YMCA building. The SMSC is proposing to utilize this property for a commercial daycare business. Outlot B, Shepherds Path Addition is located south of the pond and will be held by the SMSC for future development. SOLLC will retain ownership of the eastern portion of Lot 1 that contains the church and the east portion of the parking lot between the church and North Berens Rd. The SMSC intends to remodel the interior of the former YMCA building to expand the existing childcare facilities that were previously located in the lower level of 2 the YMCA throughout the rest of the building. SMSC will be relocating their cur- rent childcare facility, which is tribally licensed, and they will be obtaining licen- sure from the State of Minnesota to serve approximately 386 children. City Code Subsection 1132.1302 identifies actions which require an amendment to a PUD Plan. A PUD amendment is required in this case as the applicant is proposing an administrative lot subdivision, which is a revision to an approved final plat; modifications to the previously approved parking plans; and a change in use from a Community Center/Private Entertainment, Indoor use to a Commer- cial Daycare use. No additions to the YMCA building or other site plan revisions are being proposed. SOLLC has also applied for an administrative land subdivision, which is pro- cessed administratively by city and county staff, to split the portion of Lot 1, Block 2 Shepherds Path as discussed above concurrently with the PUD Amendment application. PHYSICAL SITE CHARACTERISTICS: Site Area: The total area of Lot 1, Block 2, Shepherds Path Addition is approxi- mately 9.7 acres. SMSC is proposing to purchase approximately 6.2 acres of lot 1, Block 2 and SOLLC will retain ownership of approximately 3.5 acres. Wetlands: No additional construction or site improvements are planned, and no wetlands are proposed to be impacted as a result of this action. Access: Access to the site is provided from North Berens Rd. NW to the north and McKenna Rd. NW to the west. The applicant has stated the SMSC and SOLLC will enter into a reciprocal agreement that will grant each party a license to use the common curb cuts, driveways, aisles and walkways across both sides of the parking lot. Zoning: The site is zoned Planned Unit Development (PUD). Off-Street Parking: The administrative lot subdivision will result in 211 parking spaces on the SMSC portion of the parking lot and 159 parking spaces on the SOLLC lot. The west portion of the parcel, which will be owned by the SMSC and includes 211 parking spaces, will exceed the required parking. This lot will operate as a commercial daycare, which requires five (5) parking spaces plus one (1) for each five (5) program participants based on facility’s licensed capacity. The childcare facility intents to be licensed to serve 386 children and would require 83 parking stalls. The east portion of the parcel, which SOLLC will continue to own and includes 159 parking spaces, will not meet the minimum parking requirement for a Place of Assembly use; however, the applicant has stated the SMSC and SOLLC will enter into a reciprocal agreement that will allow SOLLC to use the parking spaces on the SMSC lot on Sunday mornings, major religious holidays and event days, and during other identified events with large audience or participant attendance. 3 Prior Lake City Code requires one (1) parking space for each three (3) seats based on the design capacity of the main assembly hall for Places of Assembly. The main assembly hall of SOLLC has approximately 800 seats, which would require 267 parking stalls. City Code does allow for up to 50% of the required parking for Places of Assembly to be provided through a nonexclusive written agreement with the owner of another property located within 750 feet, which au- thorizes parking during times of worship or events conducted at the location. Sanitary Sewer / Water Mains: Sanitary sewer, watermain, and storm sewer utilities are available and currently exist to serve the property; no modifications to sanitary sewer, water or storm sewer are proposed. It is noted that the existing sanitary sewer, storm sewer and watermains located outside of public right-of- way are privately owned and maintained and several of these systems provide service for both the properties to be owned by the SMSC and SOLLC. The appli- cant has stated the SMSC and SOLLC will enter into a reciprocal agreement that will address the use and maintenance of any shared utilities or utility services that cross one property to serve the other. Grading / Stormwater: The applicant is not proposing any modifications to the existing site grading plan. Trails: The applicant has stated the SMSC and SOLLC will enter into a reciprocal agreement that will grant each party a license to use the common walkways across both sides of the parking lot. The City of Prior Lake has an existing trail easement over a portion of the property to be acquired by the SMSC. While re- searching this agenda item, city staff reviewed an existing easement document that was granted to the City by SOLLC in 2006. It was noted by staff that a portion of the public trail system on Lot 1, Block 2 located west of the pond is not included in the easement document. Staff is recommending a condition of approval that a trail easement be granted in favor of the City over the portion of the existing public trail not covered by the trail easement. The City of Prior Lake shall be responsible for preparing and recording this easement agreement. ISSUES: PUDs 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. 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 Map designation for this area as Retail/General Business. (2) Create a sense of place and provide more interaction among people; The proposed PUD amendment proposes to fully utilize a currently vacant building which will help create a sense of place and provide more interaction among people. 4 (3) Increase economic vitality and expand market opportunities; The additional commercial daycare space will increase economic vitality in an area that is currently occupied by a vacant building. (4) 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 this development. (5) 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 land use as a commercial daycare will bring more residents and visitors to the area who will be able to utilize the adjacent public open space and walking paths. (6) 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 impact sensitive environmental features. Conclusion City staff is supportive of the proposed PUD amendment as this location is an appropriate use for a commercial daycare business, the building is proposed to be used in a similar fashion to the previous YMCA use, a commercial daycare is a creative reuse of a long-vacant building, and the business will bring activity to an underutilized parcel within our community. Staff is recommending approval of the requested PUD amendment subject to the following conditions: ➢ The SMSC and SOLLC shall enter into a reciprocal agreement(s) related to: o access, maintenance and replacement of shared private utilities, in- cluding sanitary sewer, water, and storm sewer; o use of common curb cuts, driveways, aisles and walkways; and o SOLLC’s use of parking spaces on the SMSC parcel on Sunday morn- ings, major religious holidays and religious event days, and during other identified events with large audience or participant attendance. ➢ SMSC and/or SOLLC grant the City of Prior Lake a perpetual public ease- ment for the purpose of constructing, using, operating, maintaining, and repairing public pedestrian and non-motorized vehicle pathways and trails, over, across, under and upon the existing public pedestrian trail located east of the pond which is not included in the July 6, 2006 Deed of Easement conveyed by SOLLC on July 6, 2006 and recorded on July 7, 2006 in the office of the County Recorder, Scott County, MN as Doc. No. A 744388. The City shall be responsible for preparing and recording this easement document. 5 ALTERNATIVES: 1. Motion and a second recommending the City Council approve the Major Amendment to the Shepherds Path PUD subject to the listed conditions. 2. Motion and a second to recommend the City Council deny the Major Amend- ment to the Shepherds Path 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. Survey Showing SMSC and SOLLC Property 3. Trail Easement Exhibit Location Map 3575 North Berens Road NW PID 254520021 Subject Property OLB Shepherds Path Addn. Lot 1, Block 2 Shepherds Path Addn. SMSC PROPERTY SOLLC PROPERTY Trail Easement Exhibit PRIOR LAKE CITY PARK Trail Easement Needed