HomeMy WebLinkAbout10A - Pike Lake Meadows
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
OCTOBER 2, 2006
10A
DANETTE MOORE, PLANNING COORDINATOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS THE PIKE LAKE MEADOWS
PLANNED UNIT DEVELOPMENT AND A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS PIKE LAKE MEADOWS
Introduction
Manley Land Development has applied for approval of a deveiopment to be
known as Pike Lake Meadows on the property located at the northwest
intersection of CSAH 42 and Pike Lake Trail, south of Pike Lake. The
application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat consisting of 21 acres.
The proposal calls for a residential development consisting of 19 lots and 4
outlots to allow for 11 town home residential units and 8 townoffice units.
This agenda item requests City Council approval of the rezoning and the
preliminary plat.
Historv
The Planning Commission held a public hearing to consider the preliminary
plat on September 11, 2006. The Planning Commission recommended
approval of this preliminary plat subject to the following conditions:
1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. The developer shall provide documentation of an access easement to
allow the adjacent residential property a maintained driveway through the
project site to Pike Lake Trail.
3. The developer shall stub utility services to the property boundary of the
adjacent residential parcel.
4. The developer shall provide an easement within Outlot D to assure future
access from Sherrie Street to the adjacent parcel to the north east.
5. The developer shall provide cost estimate for oversizing the trunk
watermain from an 8" to 12" pipe.
6. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated September
5,2006.
7. The developer must revise the tree mitigation plan to detail how
landscaping and tree replacement requirements are to be met.
8. The developer must submit a Letter of Credit in an amount equal to 125%
of the cost of the required replacement trees.
www.cityofpriorlake.com
Phone 952.447.4230 / Fax 952.447.4245
Current Circumstances
Section 1106.400 of the Zoning ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
in various ways, including setbacks, building heights, and so on. The
developer is requesting modifications to the setbacks, minimum lot areas, and
a private street. In return, the developer is offering the following:
. Construction of Pike Lake Trail as a 44' wide roadway with curb and
gutter from CSAH 42 to the northern boundary of this subdivision.
. Clustering of land uses to provide for increased tree preservation.
. 2.79 acres of parkland (1.58 acres above the required 10% parkland
dedication).
. The cost associated with over sizing the trunk watermain from the
required 8" pipe to a 12" pipe.
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 site consists of 21.7 acres. The net site area
(gross land area less existing right-of-way, ponding, and wetlands) is 12.05
acres.
Toooaraohv: This site has a varied topography, with elevations ranging from
856' MSL at its highest point (southeastern corner) to 824' MSL at its lowest
point (west central edge).
Veaetation: The site is a vacant parcel with 5,302 caliper inches of significant
trees. The project is subject to the Tree Preservation requirements of the
Zoning Ordinance.
Wetlands: The wetland on the site encompasses approximately 5.1 acres.
Access: Access to the site is from Pike Lake Trail. The adjacent residential
property (bounded by the project on the west, east, and south) currently has a
driveway access off of Pike Lake Trail and will maintain an access thru the
town home portion of the development and ultimately to Pike Lake Trail.
2020 Comorehensive Plan Desianation: This property is designated for R-
UMD (Urban Low to Medium Density Residential) and C-CC (Community
Retail Shopping) uses on the 2020 Comprehensive Plan Land Use Map.
Zoninq,:, The site is presently zoned R-4 (High Density Residential).
Shoreland: This property is also located within the Shoreland District for Pike
Lake, a Natural Environment Lake. As such, the property is subject to the
Shoreland PUD requirements listed in Section 1104 of the Zoning Ordinance.
PROPOSED PLAN
Lots: The preliminary plat consists of 19 lots and 4 outlots to allow for 11
townhome residential units, 8 townoffice units, parkland, outlots for future
conveyance to an adjacent residential lot, and a private street.
Densitv: Density of the development is based on the net area of the site,
which is 12.05 acres. There are a total of 19 units proposed, for a density of
1.57 units per acre. This is consistent with the density allowed in the R-4
Zoning District within the Shoreland District.
Density is also restricted by the Shoreland District. The maximum density
permitted is based on the net area of each tier divided by the minimum lot area
(20,000 square feet). The permitted and proposed density is identified in the
following table:
Shoreland District Tier 1
Shoreland District Tier 2
Shoreland District Tier 3
TOTAL
Permitted
Density
(# Units)
7
11
7.18
25
Proposed Density
(# Units)
4
12
3
19
Streets: This plan proposes one roadway to be known as Sherrie Street, a
private street designed with a 30' to 38' width, which will connect to Pike Lake
Trail and end prior to the property to the northeast to allow for a possible future
connection to the adjacent site. Sherrie Street will provide for the following:
. Entrance to the parking area serving 4- 2 unit office-condominium
buildings
. Access for 11 town home units.
. A connection from the existing driveway of the adjacent single family
dwelling.
The developer will be responsible for building Pike Lake Trail to a width of 44'
with concrete curb and gutter at the time of development. Curb cuts will be
provided on the east side of Pike Lake Trail to maintain existing driveway
access points.
SidewalkslTrails: In the future, a trail will extend along the west side of Pike
Lake Trail. It is also anticipated that when the east side of Pike Lake Trail is
developed, a trail or sidewalk will be extended along the east side of Pike Lake
Trail.
The interior of the site has the potential for future trails and a boardwalk to
connect inaccessible areas of the site to a future park and trail system that will
provide access to the City at large.
Parks: The plan includes approximately 14.0 acres (Outlot C) which will be
dedicated to the City. Currently, the City has a majority of Outlot C within a
drainage and utility easement. Nonetheless, full dedication of this area will
allow for construction of a trail and boardwalk that the City would have the
ability to build and connect with future park and trail areas in this quadrant of
the City. The wetland area will be preserved as a natural area as a result of
this dedication.
Sanitary SewerlWater Mains/Storm Sewer: The Engineering Department
has reviewed the plans for these utilities. The most recent comments dated
September 5, 2006 are attached to this report.
Buildina Stvles: The developer has included elevations of the proposed
town homes and office condominium products (attached).
The proposed town homes are in 2- to 3-unit buildings. They are two story with
walkout or full basements, 2 car garages, and decks. The exterior materials
are vinyl siding with natural stone accents.
The office condominiums are in 4-two unit buildings. They are two story with
walkout basements. The exterior materials reflect the townhome buildings with
vinyl siding and natural stone accents.
Imoervious Surface: The maximum impervious surface allowed in the
Shoreland District is 30% of the lot area above the OHW. Impervious surface
coverage is further limited to 25% of each tier area in a Shoreland District
PUD. The following table identifies the proposed impervious surface for this
development.
Tier
1
2
3
Overall
Permitted
25%
25%
25%
30%
Proposed
11%
20%
13%
16%
Shoreland Ooen Soace Reauirements: The Shoreland ordinance requires
at least 50% of the total project area, or 10.8 acres, within this PUD be
preserved as open space. The proposal exceeds this requirement. The
wetlands and park land encompass 14.9 acres of this site.
Landscaoina: Landscaping will be required for each element of this
development. The minimum landscaping for the townhouse portion of the
development is based on the perimeter of the site. The Zoning Ordinance
requires at least one tree for each 40' feet of the perimeter of the site. The
landscaping plan will need to be revised to specify which trees are intended to
meet landscaping requirements versus those for tree replacement.
Tree Reolacement: The tree inventory identifies 5,302 significant caliper
inches of trees on the site. The Zoning Ordinance allows up to 25% of the
total significant caliper inches to be removed for initial site development, which
includes road right-of-way, utilities and drainage areas. An additional 25% of
the significant caliper inches may be removed for house pads and driveways.
Any removal above these amounts requires tree replacement at a rate of Y:z
caliper inch for each inch removed.
Market Studv: Section 1106.703 requires an application for a PUD include a
market study prepared within 6 months prior to the application identifying the
market area of the project and the demand trends within this area. The
developer submitted a study dated August 10, 2006. This study notes that
market can support the proposed product type.
ISSUES:
The question before the City Council is whether the proposed benefits are
equal in value to the modifications requested by the developers. One of the
stated purposes of a PUD, according to Section 1106.100, is to "demonstrate
that the particular areas to be developed can offer greater value to the
community and can better meet the community's health, welfare and safety
requirements than if those same areas were to be developed in a single
purpose zone. "
As noted earlier in this report, the developer has proposed the following
benefits to the City:
. Construction of Pike Lake Trail as a 44' wide roadway with curb and
gutter
. Clustering of land uses to provide for increased tree preservation.
. 2.79 acres of parkland (1.58 acres above the required 10% parkland
dedication) and the ability to provide connectivity to the adjacent
properties for future recreational options if they should develop.
. The cost associated with over sizing the trunk watermain from the
required 8" pipe to a 12" pipe.
The Planning Commission and the staff find these benefits justify the PUD,
and recommend approval of this development.
PRELIMINARY PUD: The PUD must be reviewed based on the criteria found in
Section 1106.100 and 1106.300 of the Zoning Ordinance. Section 1106.100
discusses the purpose of a PUD. These criteria 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 is consistent with the Comprehensive Land Use Plan
designations on the site. The PUD approach allows the development of
smaller lots with reduced setbacks and a private street, which will
minimize the impact on trees and the natural environment of the site.
2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The proposed PUD plan allows for the preservation of open space by
providing a plan that will preserve trees and the natural features of the
site through the use of dedicated land.
3) Create a sense of place and provide more interaction among people;
The PUD plan provides for locations of future trails and a boardwalk to
allow connections to the adjacent properties for possible future
recreational opportunities, if or when they develop.
4) Increase economic vitality and expand market opportunities;
The mixed use will provide for housing while still providing the office
space for business uses.
5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
The new development will strengthen the City's tax base.
6) Increase transportation options, such as walking, biking or bussing;
The plan will provide additional trail options in the future and add passive
parkland area to the City's park system.
7) Provide opportunities for life cycle housing to all ages.
The PUD plan will provide another option for housing and is appropriate
for this location due to clustering to protect the natural features.
8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
9) The development will utilize a private street for access to the townhouse
portion of the development and an adjacent single family residential
property. The private streets will be maintained by a homeowner's
association. The proposed PUD also provides for the cost of construction
of Pike Lake Trail as a 44' wide roadway with curb and gutter along the
properties east boundary and the over sizing of trunk watermain from the
required 8" pipe to a 12" pipe at no cost to the City.
10) 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 PUD dedicates 14.0 acres to the City to incorporate passive park
area and allow for future trails.
11) 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 development preserves wooded areas through the use of
land dedication.
12) High quality of design compatible with surrounding land uses, including
both existing and planned.
The PUD for a future potential connection so that at some point in the
future development may be expanded. In the immediate future the PUD
provides for a natural buffer from the adjacent residential properties.
FINANCIAL
IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTIONS:
Reviewed by:
PRELIMINARY PLAT: Revisions to the preliminary plat plans are required in
order to meet minimum ordinance requirements as well as issues detailed in
the attached Engineering memorandum dated September 5,2006. In addition,
the developer must formalize an agreement with the residential property to the
east regarding an existing fence located in the Pike Lake Trail prescriptive
right of way prior to final plat submittal. However, none of these revisions will
impact the general design of the proposed plat. For that reason, the Planning
Commission and staff recommend approval of this development on the basis it
is consistent with the PUD criteria, and with the provisions of the Zoning and
Subdivision Ordinance. This recommendation for approval is subject to the
conditions listed on page 2 of this report.
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base.
The City Council has the following alternatives:
1. Adopt an ordinance amending the Zoning Map to designate the subject
property as PUD and adopt a resolution approving the Preliminary Plat for
this development subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the Zoning and
Subdivision Ordinances.
2. Deny the ordinance amendment and the Preliminary Plat on the basis they
are inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case, the Council
should direct the staff to prepare a resolution with findings of fact based in
the record for the denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
1. A motion and second adopting an ordinance approving an amendment to
the Zoning Map to designate the subject property from R-4 (High Density
Residential) to PUD (Planned Unit Development).
2. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Pike Lake Meadows, subject to the listed conditions.
Frank Boyles, City Manager
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO. 06-XX
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY:
SECOND BY:
WHEREAS: Manley Land Development has submitted an application for a Planned Unit
Development to be known as Pike Lake Meadows; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development at a public hearing on September 11, 2006; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS: The Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Pike Lake
Meadows on October 2, 2006; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning
Ordinance.
The City Council of the City of Prior Lake does hereby ordain:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is
hereby amended to designate the following legally described property as the Hickory
Shores Planned Unit Development (PUD).
LEGAL DESCRIPTION:
All of the Southeast ~ of the Southwest ~ of Section 23, Township 115 North, Range
22 West, Scott County, Minnesota, except that part described as follows:
Commencing at the Southeast corner of said Southeast ~ of the Southwest ~; thence
north along the East line of said Southeast ~ of the Southwest 1/4, a distance of 707.3
feet to the point of beginning of the tract to be described; thence deflecting 58 degrees
55 minutes to the west, a distance of 542.95 feet; thence north parallel to the East line
of said Southeast ~ of the Southwest ~ to the North line of said Southeast ~ of the
Southwest ~; thence east to the Northeast corner of said Southeast ~ of the Southwest
~; thence south to the point of beginning.
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www.cityotpnorlae.com
Page I
Phone 952.447.4230 / Fax 952.447.4245
ALSO EXCEPT:
That part of the Southeast '!4 of the Southwest '!4 of Section 23, Township 115 North,
Range 22 West, Scott County, Minnesota, described as follows:
Commencing at the Southeast corner of said Southeast ~ of the Southwest ~, thence,
on an assumed bearing, due north, along the East line of said Southeast ~ of the
Southwest ~, a distance of 707.30 feet; thence North 58 degrees 55 minutes West a
distance of 542.95 feet; thence due south and parallel to the East line of said Southeast
~ of the Southwest~, a distance of 235.04 feet; thence due West, a distance of 27.00
feet to the point of beginning of the tract to be described herein: thence continuing
West on the same line, a distance of 120.00 feet; thence due North to the North line of
said Southeast ~ of the Southwest ~ thence easterly along the North line of said
Southeast ~ of the Southwest ~; a distance of 120.00 feet; thence due South, parallel
to the East line of said Southeast ~ of the Southwest ~, to the point of beginning.
ALSO EXCEPT:
The West 400 feet of the Southeast ~ of the Southwest ~ of Section 23, Township 115
North, Range 22 West, said 400 feet to be measured along the North and South lines of
said Southeast ~ of the Southwest ~, according to the recorded plat there of on file and
of record in the office of the Register of Deeds in and for the County of Scott,
Minnesota.
Also, subject to an easement 30 feet wide for road purposes the centerline of which is
described as follows:
Commencing at the Southeast corner of the Southeast ~ of the Southwest '!4 of Section
23, Township 115 North, Range 22 West, Scott County, Minnesota; thence on an
assumed bearing due north along the East line of said Southeast ~ of the Southwest '!4
a distance of 544.30 feet to the point of beginning of the easement to be described
herein; thence North 82 degrees 00 minutes West, a distance of 181.53 feet; thence
deflecting to the north along a tangential curve, with a radius of 326.12 feet; a distance
of 156.91 feet; thence North 54 degrees 26 minutes West a distance of 189.20 feet;
thence due West, a distance of 133.50 feet to the end of the easement, according to the
duly recorded plat thereof, Scott County, Minnesota.
3. The Pike Lake Meadows Planned Unit Development includes the following elements:
a. The PUD is a mixed use development consisting of 19 lots and 4 outlots to allow
for 11 town home residential units and 8 town office units.
b. The total number of units on the site will not exceed 19.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated May 9, 2005.
d. The elements of the plan will be as shown on the plans dated May 9, 2005,
except for modifications approved as part of the final PUD plan.
4. It hereby adopts the following findings:
a) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
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Page 2
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the site. The PUD approach allows the development of smaller
lots with reduced setbacks and a private street, which will minimize the impact on
trees and the natural environment of the site.
b) More creative, efficient and effective use of land, open space and public facilities
through mixing of land uses.
The proposed PUD plan allows for the preservation of open space by providing
a plan that will preserve trees and the natural features of the site through the
use of dedicated land.
c) Create a sense of place and provide more interaction among people;
The PUD plan provides for locations of future trails and a boardwalk to allow
connections to the adjacent properties for possible future recreational
opportunities, if or when they develop.
d) Increase economic vitality and expand market opportunities;
The mixed use will provide for housing while still providing the office space for
business uses.
e) Support long-term economic stability by strengthening the tax base, job market
and business opportunities;
The new development will strengthen the City's tax base.
f) Increase transportation options, such as walking, biking or bussing;
The plan will provide additional trail options in the future and add passive
parkland area to the City's park system.
g) Provide opportunities for life cycle housing to all ages.
The PUD plan will provide another option for housing and is appropriate for this
location due to clustering to protect the natural features.
h) Provide more efficient and effective use of streets, utilities, and public facilities
that support high quality land use development at a lesser cost.
The development will utilize a private street for access to the townhouse portion
of the development and an adjacent single family residential property. The
private streets will be maintained by a homeowner's association. The proposed
PUD also provides for the cost of construction of Pike Lake Trail as a 44' wide
roadway with curb and gutter along the properties east boundary and the over
sizing of trunk watermain from the required 8" pipe to a 12" pipe at no cost to the
City.
i) 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 PUD dedicates 14.0 acres to the City to incorporate passive park area and
allow for future trails.
1:\06 files\06 subdivisions\prelim plat\pike lake meadows 06\pud ord.doc
Page 3
j) 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 development preserves wooded areas through the use of land
dedication.
k) High quality of design compatible with surrounding land uses, including both
existing and planned.
The PUD for a future potential connection so that at some point in the future
development may be expanded. In the immediate future the PUD provides for
a natural buffer from the adjacent residential properties.
5. Final plans for the Pike Lake Meadows Planned Unit Development are subject to the
following conditions
a) The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
b) The developer shall provide documentation of an access easement to allow the
adjacent residential property a maintained driveway through the project site to Pike
Lake Trail.
c) The developer shall stub utility services to the property boundary of the adjacent
residential parcel.
d) The developer shall provide an easement within Outlot D to assure future access
from Sherrie Street to the adjacent parcel to the north east.
e) The developer shall provide cost estimate for oversizing the trunk watermain
from an 8" to 12" pipe.
f) Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated September 5,2006.
g) The developer must revise the tree mitigation plan to detail how landscaping and
tree replacement requirements are to be met.
h) The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees.
i) The developer must formalize an agreement with the residential property to the
east regarding an existing fence located in the Pike Lake Trail prescriptive right of
way prior to final plat submittal.
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Page 4
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 2nd day of October, 2006.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the
day of
,2006.
Drafted By:
Prior Lake Planning Department
17073 Adelmann Street SE
Prior Lake, MN 55372
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Page 5
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 06-xx
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "PIKE LAKE MEADOWS" SUBJECT
TO THE CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on September 11,
2006, to consider an application from Manley Land Development for the preliminary
plat of Pike Lake Meadows; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of "Pike Lake Meadows" for the record at
the public hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Pike Lake Meadows on October 2, 2006; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The preliminary plat of "Pike Lake Meadows" is approved subject to the following conditions:
3. The developer must obtain the required permits from any other state or local agency prior to any
work on the site.
4. The developer shall provide documentation of an access easement to allow the adjacent residential
property a maintained driveway through the project site to Pike Lake Trail.
5. The developer shall stub utility services to the property boundary of the adjacent residential parcel.
6. The developer shall provide an easement within Outlot D to assure future access from Sherrie
Street to the adjacent parcel to the north east.
7. The developer shall provide cost estimate for oversizing the trunk watermain from an 8" to 12" pipe.
8. Revise the plans to address all of the Engineering comments in the memorandum from Assistant
City Engineer Larry Pop pier dated September 5,2006.
9. The developer must revise the tree mitigation plan to detail how landscaping and tree replacement
requirements are to be met.
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10. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees.
11. The developer must formalize an agreement with the residential property to the east regarding an
existing fence located in the Pike Lake Trail prescriptive right of way prior to final plat submittal.
PASSED AND ADOPTED THIS 2nd DAY OF OCTOBER, 2006.
YES
NO
Haugen
Dornbush
Erickson
LeMair
Millar
Haugen
Dornbush
Erickson
LeMair
Millar
Frank Boyles, City Manager
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PIKE LAKE MEADOWS
LOCATION MAP
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Site I a:
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CSAH 42
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M~LEY
Land Development, Inc.
1915 Plaza Drive, Eagan, MN 55122
Phone 6512895263 Fax 651.289.4329
lNNW.manleyland.com
August 11, 2006
Jane Kansier
Planning Director
City of Prior Lake
17073 Adelmann Street S.E.
Prior Lake, MN 55372
RE: Mixed Use Planned Unit DevelupUlent Narrative for Pike Lake Meadows
Dear Jane,
Manley Land Development, Inc. is making applications for Rezoning, Preliminary Plat,
and a Mixed-Use Planned Development that will feature eleven residential townhome
units and four office condominium buildings adjacent to County Road 42 and Pike Lake
Trail. Weare proposing a similar concept that was previously endorsed by the City
which supported a Comprehensive Plan amendment to allow for community business and
low to mid-density residential housing for this site.
We have worked with the affected private landowner to shift the current driveway
location so that this development can be accommodated. The driveway shift should not
detrimentally impact either property, and we would stub in both sewer and water to the
affected landowner's property boundary, thereby eliminating anyon-going septic
concerns upon their hook-up completion.
The Prior Lake-Spring Lake Watershed District granted Board and Staff approval on the
original plan for Pike Lake Meadows on November 15, 2005. Due to recent guideline
changes associated with the storm water control rates by the City of Prior Lake, new
plans have been sent to the Watershed District Staff for follow-up review.
Weare proposing complementary building materials for the townhomes and office condo
buildings featuring brick. lap siding, cultured stone, and decorative columns all designed
to enhance visual interest and create a distinct neighborhood design.
Manley Land DevelupUlent plans to construct this development after obtaining all
necessary approvals. The City can expect to see construction commence in 2006, with
the project to be essentially complete in 2007. We plan to establish an association
responsible for maintaining both the commercial and residential components, and have
included draft copies of the restrictive covenants and association documents as a
component to this submittal.
Significant public benefits to the City of Prior Lake can be obtained by utilizing a
Planned Unit Development approach with the Pike Lake Meadows site plan.
Preservation of the natural features of the site, expanded market opportunities for new
businesses to locate in Prior Lake, harmonious transition between housing and
commercial uses, and opportunities for a future trail corridor through future dedicated
upland areas on the site are a few of the possible benefits to the City.
Weare looking forward to working with the City of Prior Lake to achieve a successful
development for this site.
Sincerely,
MANLEY LAND DEVELOPMENT, INC.
~~
Cindy L. Weber
2
~~@~D\TI~J
1 2006 _
PIKE LAKE MEADOWS PLANNED UNIT DEVEr t~fl~.fl
By
The Planned Unit Development District allows for greater flexibility in the development
of a parcel or property by tailoring the development to the site and the neighborhood.
Part of the PUD process is to identify the benefits achieved by using a PUD.
Section 1106 of the City of Prior Lake's Zoning Code clearly states the benefits of
utilizing a PUD. An explanation of how these benefits tailor to the Pike Lake Meadows
development is detailed 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.
A PUD provides for a flexible approach on this site that will allow for a mixed
use that is consistent with the Comprehensive Plan Amendment for this parcel.
The proposed land uses are consistent with the guided land uses for the County
Highway 42 corridor of Business/Office Park and Residential - Urban High
Density.
2. More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The development concept we are proposing meets this objective because it offers
a more compact land design that preserves and enhances the open space and
natural features on the site. Over fourteen acres of this twenty-one acre site will
be dedicated to the City of Prior Lake.
3. Create a sense of place and provide more interaction among people.
The woodlands, wetlands and pond being preserved will not only provide a
picturesque backdrop for this development, but will create a scenic location for
possible future city trail and boardwalk improvements that will promote social
interaction to occur within the site.
As a PUD benefit to the City of Prior Lake, Manley Land Development intends to
dedicate 1.07 acres of upland area on the western portion of the site, and 1.72
acres on the area south of the wetland and north of the county right-of-way, which
will be included in a conservation easement that will cover a significant portion of
the property to ensure that the natural elements are forever protected.
Also, the mixed-use building concepts will allow people to both live and work
within the same community.
4. Increase economic vitality and expand market opportunities.
This development is a private investment in the community that will expand both
the residential and commercial market opportunities in the area. The location of
this development at the intersection of Co Rd 42 and Pike Lake Trail is a high
visibility corner that provides an excellent location for small businesses, financial,
professional, real estate, services and other uses.
5. Support long-term economic stability by strengthening the tax base, job
market and business opportunities.
Manley Land Development's site plan offers notable value to the community as it
supports long-term economic stability and delivers a balanced tax base of high
quality residential and commercial develvpulent in a visible yet scenic location.
This balance is provided by locating the office buildings close to County Highway
42 as part of the Business and High Density corridor, and locating housing as a
buffer between the County 42 corridor and Pike Lake.
6. Increase transportation options such as walking, biking or bussing.
This develvpment will be instrumental in providing better access and circulation
along the Pike Lake Trail corridor with a walkway that will create a better and
more visible connection to County Road 42. The plan also provides for
pedestrian connection opportunities through the site.
7. Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
The PUD approach allows for clustering the residential and commercial
components away from the wetlands and wooded areas, resulting in significantly
less tree removal and more efficient infrastructure. We have clustered the
townhomes and office condos closely together in an effort to provide as much
open space, wetlands, and tree preservation, and to maintain scenic lake views
and the natural conditions of the adjacent environmental lake. The clustering
concept also creates reduced setbacks between the townhome units, which will
preserve additional woodland. A shared driveway access for the entire
development site has been designed, thus creating less impervious surfaces.
Weare also requesting a reduction in the required amount of office condo parking
stalls, which will still support quality development at a reduced overall cost and
preserve 1,100 square feet of woodland. We have revised our original plan to
save an existing stand of trees located near the center of the parking lot. Under
conventional methods, this plan would require 79 parking stalls; our plan provides
74 stalls. However, should additional parking be required in the future, the site
can accommodate an additional 5 parking stalls, as shown on the proof of parking
plan.
2
One of the unique features that have been implemented into our plan includes
curb cuts along the northeast side of the office condo parking lot. These curb cuts
not only provide a disconnected impervious surface to reduce stormwater volume,
but this low-impact design also includes a grassy drainage swale with suitable
plantings that will help create an aesthetic buffer between the parking area and
roadway.
Concurrent to this development, Manley Land Development will improve the
west side of Pike Lake Trail to collector street standards along our eastern
property line.
Manley Land Development is also proposing to provide the City of Prior Lake
with the oversizing of the trunk watermain from the required 8" to 12" with no
expense to the City for doing so.
8. 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 pun 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 the other parts of the site.
The uniqueness of the site will be maintained in its natural state due to the
substantial percentage of land that will be conveyed to the City. We have
included a concept layout of a passive park trail through the preserved open space
that could link this site to park land located north of our property. This twenty-
one acre site creates approximately fourteen acres of open space that otherwise
would not be available for public use and enjoyment.
Manley Land Development is offering to convey approximately 1.72 acres of
upland to the City. This upland is above and beyond the required dedication, and
with access from the west, could have had development opportunities. Our
company believes this upland can create a greater benefit by being included into,
the potential passive park trail system
9. 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.
The develv.pment has been designed to be sensitive to wooded areas, the
floodplain, adjacent wetlands, and enhanced water quality for Pike Lake. The
office condo buildings will feature desirable walkout conditions adjacent to the
City pond and wetlands, and allow for tenants to enjoy the surrounding natural
features of the site. The townhomes have been designed with sensitivity to the
natural topography, wetlands, and Pike Lake.
3
10. High quality of design compatible with surrounding land uses, including both
existing and planned.
Our site plan has been designed to be compatible to the existing and future
surrounding land uses, and is consistent with the Comprehensive Guide Plan.
The future development of the Vierling property on the east side of Pike Lake
Trail will provide another location for a mixed-use development in this area.
These two parcels will compliment one another by providing diversity in both
commercial and housing opportunities.
4
DATE: September 5, 2006
TO: Danette Moore, Planning Coordinator
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Pike Lake Meadows (City Project #06-162)
The Engineering Department has reviewed the preliminary plat for the subject project
and we have the following comments. Please note that key issues should be addressed
or resolved prior to preliminary plat approval
Kevlssues
1. The Engineering Department feels that Pike Lake Trail should be built to a width
of 44 feet with concrete curb and gutter at this time. This roadway has enough
prescriptive easement to accommodate the 44 foot width. Previous direction
from the City Council included the 44 foot width and concrete curb and gutter.
The City Council could decide if the current proposal is acceptable.
2. The Pike Lake Trail watermain should be relocated west of the Met Council
Interceptor line as its current location is not a use consistent with the prescriptive
easement.
General
1. Show the City project # 06-162 on all plan sheets.
2. The final plans should follow the requirements of the Public Works Design
Manual.
3. Change gravel construction entrance to rock construction entrance.
4. Obtain PLSL Watershed Permit, Scott County Permit, NPDES permit and
SWPPP prior to grading.
5. Provide bench marks on all plan sheets.
Gradina Plan
1. Slopes of maintained areas must not be greater than 4:1.
2. Provide top and bottom of wall elevations for all retaining walls. Walls exceeding
4 feet should be designed by an engineer, include a fence, and must have a
building permit.
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3. Add note to state that all silt fence must be installed by the contractor and
inspected by the City prior to any site work.
4. Provide contact information for the person responsible for the erosion control on
the project.
5. Grades in front of Lots 1 & 2 Block 1 indicate that the driveways will exceed 10%,
please revise.
6. Provide additional labels for proposed contours.
7. The grades in the parking lot are fairly flat. Grades of 2%-5% for commercial
parking lots are more typical.
8. Grading easements will be required for the work outside the property lines.
9. Show ~mergency overflows for all ponds and wetlands. The E.O.F of a pond
should,be at least 1 foot higher than the HWL.
10. Provide access for water quality pond. Pond access should have a maximum
grade of 8% and be a minimum of 10' in width. Pond access paths using
bituminous should be at least 4" thick.
11. Provide existing and proposed NWL, HWL, and OHWL for all waterbodies.
12. Provide spot elevations to show that handicapped stalls are in accordance with
ADA.
13. Show emergency overflow routes from all low points and show elevation of high
point along emergency overflow route. All emergency overflow routes shall be
graded and the easement area sodded prior to building permit issuance.
14. The erosion control measures shall be installed and inspected prior to any site
grading. All trees to be saved must be protected by silt fence or construction
fencing around the drip line of the tree to protect the root system. This fencing
must be installed prior to any grading on the site.
Hvdroloav and Storm Sewer
1. Modification of the Dike used in the regional pond is a critical area. Dikes used
to create rate control ponds must at maximum use 4: 1 slopes and measure 10'
wide at top. At minimum, a clay core should be designed in consideration of
groundwater flow. A clay core should be specified on the plan. Top of dike
elevation should be 2' above the HWL. Sand bedding should not be used
through dike section.
2. Provide detail for curb/gutter inlet protection. Inlet protection should be provided
at all storm sewer structures.
3. Additional information will be needed on the infiltration swale describing the
elevation of drain tile connection.
4. Notes for infiltration swale and cleanout are standard notes and need to be
modified to suit this application.
5. How will combined monitoring well and cleanout function during cleaning?
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6. The design engineer is encouraged to call Prior Lake Water Resources
Engineer, Ross Bintner at 952-447-9831 with questions on any hydrological and
hydraulic comments.
Utilitv Plan
1. The watermain connection on County Road 42 should be reviewed as part of the
work appears to extend beyond the right of way.
2. Show sanitary sewer and water services to 13900 Pike Lake Trail.
3. The hydrant shown on Pike Lake Trail is shown at an entrance to the property to
the east.
4. A pressure reducing valve is needed at the watermain connection at County
Road 42. Please show this valve vault area on the plans.
5. Final utility plan will be reviewed upon submittal of plans and profile sheets with
final plat.
Streets
1. Revise grade on Pike Lake Trail and County Road 42. Grades at intersections
shall not exceed the maximum 2%.
2. Pike Lake Trail should have a 9 ton design and meet MNDOT 45 MPH design.
Please verify vertical curves and provide pavement analysis for the 9 ton design.
3. Parking for the commercial buildings is shown in an area that is proposed to
remain natural. Please clarify.
4. Provide turn around for Sherrie Street.
5. Show curbing and typical section for the commercial parking area.
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TECHNICAL MEMORANDUM
TO:
Manley Land Development, Inc.
DATE: August 10, 2006
FROM: McComb Group, Ltd.
RE: PIKE LAKE MEADOWS DEVELOPMENT
In response to your request, we have reviewed our previous market analysis to identify market
support for commercial office and townhome development at CSAH 42 and Pike Lake Trail.
Summary of Findings
The Pike Lake Meadows development will be located on a 19-acre site in the northwest quadrant
ofCSAH 42 and Pike Lake Trail as shown on Map 1. The developable portion of this site is five
acres and will contain eleven twinhomes and four two-unit office buildings, as shown on Figure
1.
. The four office buildings will contain about 20,000 square feet of condominium-type
office space.
. Buildings of this type have become popular with small businesses of all types. Tenants
and/or owners of these buildings represent a wide variety of business establishments
including small corporations, professional, business, financial, real estate, services, and
other uses.
. Developments of this type in other areas, with market demand characteristics similar to
that of Prior Lake, have been absorbed at rates of two to four or more buildings annually.
This indicates these buildings could be constructed and absorbed in a one to two-year
period.
. Eleven twinhomes, each with about 1,600 square feet, will be located on the north side of
the pond/wetland area.
. Townhome development peaked in 2003 with 345 units and then declined to 84 in 2005.
Townhome sales appear to be recovering. In 2006, 71 townhome permits were issued in
the first seven months compared to 57 last year.
. Between 2001 and 2004, Prior Lake averaged 264 townhome building permits.
. Previous work by McComb Group indicated an annual baseline demand of 229
townhomes in 2005 increasing to 243 in 2009.
. Sale of eleven twinhome units in a market that has the potential to absorb over 230 units
annually appears achievable. With proper pricing, design and marketing, the Prior Lake
market appears capable of absorbing the eleven twinhomes proposed by Manley Land
Development.
1
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The four office buildings will be located west of Pike Lake Trail and north of CSAH 42, with
access off a new road that will also serve the twinhomes. These four buildings will contain about
20,000 square feet of condominium-type office space. This is an excellent location for small
office buildings. The site slopes to the west toward a pond and wetlands. This permits the
developer to create walkout office units overlooking a pond and wetland. Similar office
buildings in comparable locations in the Twin Cities area have sold or rented quickly. Each of
the four office buildings is planned to contain about 5,000 square feet on two levels. These
buildings can be subdivided into two tenant spaces.
Buildings of this type are very versatile and have become popular with small businesses of all
types. Tenants and/or owners in these buildings represent a wide variety of business
establishments including small corporations, professional, business, financial, real estate,
services and other uses. These types of tenants typically occupy commercial office buildings or
office showroom spaces throughout the Metropolitan Area. In some cases, these types of tenants
may also locate in commercial retail centers. Condominium office buildings have added appeal
to some businesses because they offer the opportunity to own their own building and benefit
from appreciation and tax benefits associated with property ownership.
The separate, smaller buildings planned for the Pike Lake Meadows development are practical
choices for the developer and prospective tenants/owners. They can be constructed and built as
units are either purchased or rented. This limits the developer's risk and provides an economical
building for the tenants since the sale or lease up risk for the developer is virtually eliminated.
Previous research conducted by McComb Group indicated that in the period 2005 to 2009 Prior
Lake could absorb 77,000 square feet of commercial office space and 63,000 square feet of
office showroom space for an estimated five-year period absorption of 140,000 square feet of
office space in these categories. This is an average annual absorption of about 28,000 square
feet.
Since completing this previous research, Prior Lake's share of the southwest metro market
sectors share of office/industrial real estate market has remained substantially the same. The
only recent commercial office or office showroom development in the Prior Lake area consists of
the following:
. The Rock Creek Building, located in downtown Prior Lake, is currently under
construction and should be complete in the Fall of 2006. This project totals 16,800
square feet and is comprised of 5,600 square feet of retail on the first floor and 11,200
square feet of office on two floors above.
. The New Market Bank building was just approved by the City of Prior Lake.
Construction has not yet started, so completion is not expected until sometime in 2007 at
the earliest. This is planned as a 21,000 square foot building comprised primarily of theaNew Market Bank with additional office space to be available for rent.
4
At this time, these two projects, along with the office condos planned for the Pike Lake
Meadows development, are the only new office or office showroom buildings expected for the
Prior Lake area for the years 2005 to 2007. These projects total 57,800 square feet, as shown in
Table 1, and will add just over 52,000 square feet of additional office or office showroom space
to the Prior Lake area.
Table I
RECENT OFFICE DEVELOPMENT IN PRIOR LAKE
2005 TO 2007
Building
Pike Lake Trail
Rock Creek Building
New Market Bank
Total
Total
Sq.Ft.
20,000
16,800
21,000
57,800
Office
Sq.Ft.
20,000
11,200
21,000
52,200
Source: McComb Group, Ltd.
There are two additional developments that are in the early planning stages that may also include
at least some office development as part of the overall project. Shepard's Path, at CSAH 42 and
McKenna Road, is primarily a senior housing and assisted-living housing development. As part
of this 490 residential unit development, there is a small commercial component expected that
may include some office space. The Jeffers Pond development at CSAH 42 and CSAH 21 is
also a large residential development that will include at some point a commercial retail
component that may include some office space as well. Neither of these projects has fmalized
their plans regarding the commercial components and it is not expected that any significant
commercial or office development will happen over the next two years.
The projected absorption for office and office showroom space in the Prior Lake area was
estimated at 28,000 square feet per year, as noted above. For the years 2005 to 2007, the area
would be expected to absorb 84,000 square feet of additional space. Even with the new Rock
Creek Building and New Market Bank development, there is more than adequate demand
potential to absorb the 20,000 square feet of office condos planned for the Pike Lake Meadows
development. The construction of new office or office showroom space in Prior Lake appears to
be keeping pace with anticipated demand indicating that the office condo buildings planned for
the Pike Lake Meadows development could be constructed and absorbed in a one to two-year
period.
Twinhomes
The five twinhomes will be located on the north side of the pond/wetland area. Each twinhome
is expected to contain two 1,600 square foot units. Five of the units will have views of the
adjacent pond and wetland area. This is an amenity that purchasers will find attractive. The
other five twinhome units will have nice settings and views that are above those typical of that
type of housing product.
Residential development in Prior Lake, as represented by building permits, has increased
dramatically between 1999 and 2002, as shown in Table 2. Total residential building permits
5
have increased from 243 in 1999 to a peak of813 in 2002 and have since declined to 220 units in
2005. The decline in building permits was caused by two factors: 1) a decline in available lots
for development; and 2) a large number of other multi-family building permits in 2001 and 2002,
67 and 290, respectively.
Table 2
PRIOR LAKE BUILDING PERMITS: 1999 TO 2006 YTD
SINGLE FAMILY AND MULTI-FAMILY
Multi-Family
Single Family Townhomes Other Multi-Family
Year Number Percent Number Percent Number Percent Total
1999 174 71.6 % 65 26.7 % 4 1.6 % 243
2000 190 69.1 85 30.9 275
2001 172 37.8 216 47.5 67 14.7 455
2002 220 27.1 303 37.3 290 35.7 813
2003 171 33.1 345 66.9 516
2004 108 36.0 192 64.0 300
2005 112 50.9 84 38.2 24 10.9 220
2005YTD 72 47.1 57 37.3 24 15.7 153
2006YTD 54 19.4 71 25.4 154 * 55.2 279
Total 1,201 38.7 % 1,361 43.9 % 539 17.4 % 3,101
.Foundation permit issued 8/06.
YTD - January through July.
Source: City of Prior Lake.
Historic building permits, excluding multi-family units, are shown in Table 3. Townhome
building permits were 65 in 1999, increased to 345 in 2003 and declined to 84 in 2005, as
indicated above, due to a lot shortage. Townhome sales appear to be recovering since 71
building permits were issued from January through July 2006, compared to 57 permits in the
prevIOus year.
Table 3
PRIOR LAKE BUILDING PERMITS: 1999 TO 2006YTD
SINGLE F AMIL Y AND TOWNHOME
Single Family Townhomes
Year Number Percent Number Percent Total
1999 174 72.8 % 65 27.2 % 239
2000 190 69.1 85 30.9 275
2001 172 44.3 216 55.7 388
2002 220 42.1 303 57.9 523
2003 171 33.1 345 66.9 516
2004 108 36.0 192 64.0 300
2005 112 57.1 84 42.9 196
2005YTD 72 55.8 57 44.2 129
2006YTD 54 43.2 71 56.8 125
Total 1,201 46.9 % 1,361 53.1 % 2,562
YTD - January through July.
Source: City of Prior Lake.
6
. .
Previous work by McComb Group indicated an annual baseline demand of 229 townhomes in
2005 increasing to 243 in 2009. This is less than the annual average of 264 townhome building
permits issued from 2001 through 2004. With an increase in available lots for sale, it's
reasonable to conclude that townhome sales will continue at or above the baseline projection.
Pike Lake Meadows is proposed to contain five twinhomes containing eleven units. Sale of
eleven twinhome units in a market that has the potential to absorb over 230 units per year
appears achievable. With proper pricing, design and marketing, the Prior Lake market appears
capable of absorbing the eleven twinhomes proposed by Manley Land Development.
7
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ORAlNACE:o\tlOUllUlYEA$ElII[Nl
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PREPARED BY PIONEER ENGINEERING. PA.
JOHN C. LARSON
REGISTERED PROFESSIONAL LAND SURVEYOR
19628
REG. NO.
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MANLEY LAND DEVELOPMENT
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2O.11H Sf' / 250 - 71 SPACES (3 HANDICAP)
PROOF' f!I PARKING . ~
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PROPOSED STORM SEWER
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PROPOSED 10' CONTOUR LINE
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BlnJWINOUS SURfACE
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PIKE lAKE MEADOWS
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LANDSCAPE TREES
~ KEY caiif"ON NAME~lC NAME KOUT 'QUANlITI I
OvERSTORY TRErS I
.. Rl'JER 8lRCH/BETULA NIGRA 'HERITAGE' 2SSIlB I
GA GREEN ASH/F"RAXINUS PENNSYLYANlCA 3.Sw 818 I
A. AUTUMN BlAZE MAPLf/ACER X fREEMANfI 'AUTUWN BLAZE' 2SS118 I
TOTAL LANDSCAPE TREES PROPOSED/REQUIRED = 19
MITIGATION TREES
KEY COIlllON NAME/SClENllF1C NAME ROOT QUANllTY
O'vUSTQRY TREES
.. RIVER BIRCH/B[TIJlA NIGRA "HERITAGE' 2.5~ SIlB "
GA GREEN A.SH,/FRAXIHUS PENNS'l'l..VANICA 3.5. 819 7
AS AUTUMN BlAZE MAPlE/ACER X fREEMANIl 'AUTUMN BLAZE' 2.5- aM 7
.0 RED OAK/QUERCUS RUBRA 3.5.8I:B 7
fA BLACK ASH/F"RAXIHUS NIGRA TALLGOlJ)' 2.5. SIIB 7
SO SWAMP "1'[ OAK/QUERCUS BlCOlOR 2.5. 8M .
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HO HONEYlOCUST/ GLEOlTSlA TRtACANTHOS IN[RMlS 'SkYUN[" l.S-8M
[~GREEN TREES
.s SLACK HIlLS SPRUCE/pICEA GlAUCA DENSATA e' 91:8 22
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TOTAL MITIGATION TREES REQUIRED = 132
MITIGATION TREES PROPOSED = 116
MITIGATION TREES TO BE PLANTED ON OTHER MANLEY LAND
DEVELOPMENT SITES IN THE CITY OF PRIOR LAKE = 16
UPLAND BUFFER SEED MIX
NAlI~ 5E IIN MESIC TAlL-GRASS PRAIRIE
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LANDSCAPE NOTES
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