HomeMy WebLinkAbout9A - Pike Lake Trail & CSAH 42
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
OCTOBER 19, 1998
9A
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF RESOLUTION 98-XX
APPROVING AN AMENDMENT TO THE COMPREHENSIVE
PLAN, AND ORDINANCE 98-XX APPROVING THE ZONE
CHANGE REQUEST BY WENSMANN REALTY AND PRIOR
LAKE, LLC, FOR 33 ACRES LOCATED AT PIKE LAKE
TRAIL AND CSAH 42, AND APPROVAL OF RESOLUTION 98-
XX DENYING A COMPREHENSIVE PLAN AMENDMENT
AND ZONE CHANGE REQUEST BY WENSMANN REALTY
AND PRIOR LAKE, LLC, FOR 7.4 ACRES LOCATED AT
PIKE LAKE TRAIL AND CSAH 42
Historv: Wensmann Homes and Prior Lake LLC have applied for a
Comprehensive Plan Amendment and a Zone Change for
approximately 40 acres of vacant land located at the southwest
quadrant of CSAH 42 and Pike Lake Trail. The developers are
proposing to amend the 2010 Comprehensive Plan to designate 7.4
acres, located in the southeast comer of the site, to the High Density
Residential (R-HD) designation, and the remaining 33 acres to the
Community Retail Shopping (C-CC) designation. The developer has
also requested a rezoning of the southeasterly 7.4 acres from the B-P
(Business Park) district to the R-3 (Multiple Residential) district, and a
zone change from the C-1 (Conservation) district and the B-P
(Business Park) district to the B-3 (General Business) district on the
remammg acreage.
In 1982, this property was designated for Industrial uses on the City's
Comprehensive Plan, and subsequently zoned 1-1. In 1995, the I-I
district was eliminated and replaced by the current B-P (Business
Park) district. When the 2010 Comprehensive Plan was adopted in
1996, the property was designated as Business Office Park.
In 1993, Wensmann Realty, the property owner, requested this
property be rezoned to the R-1 district to allow a townhouse
development. The City Council denied that request on April 18, 1994,
on the basis they did not want to reduce the inventory of commercial
land in the community.
1:\98file&\9Scompaql\98-120\98120cc.doc Page 1
16200 Eagle CreeK Ave. S.E.. Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
The Planning Commission considered this request at a public hearing
on September 28, 1998. The Planning Commission heard testimony
from the applicants, as well as from four citizens. A copy ofthe draft
minutes of the meeting is attached for your information.
Following the public hearing, the Planning Commission concluded the
proposal to amend the Comprehensive Plan to the proposed C-CC
designation is consistent with the goals of the Comprehensive Plan.
The proposed B-3 district is also consistent with this designation. The
Commission therefore recommended approval ofthis portion ofthe
request. The Commission also concluded the proposed R-HD
designation and the proposed R-3 district are premature at this time.
This amendment and rezoning should not occur until the entire quarter
section is restudied.
Current Circumstances: The total site area involved in this request is
approximately 40 acres. It has a varied topography with slopes
ranging from 3% to 30 percent. The vegetation on the site consists of
pasture, grassland, and wooded areas. There are also several wetlands
located on this site. Access to the site will be from Pike Lake Trail.
The concept plan submitted by the applicants suggests a frontage road
access from eastbound CSAH 42; however, the Scott County Highway
Department has indicated this access will not be permitted.
The property to the north of this site is located outside of the
Metropolitan Urban Service Area (MUS A) and is presently zoned A-I
and C-1. This property is also designated for High Density Residential
uses on the Comprehensive Plan Land Use Map. The property to the
east is developed with a church and single family dwellings, and is
zoned R-1. The property to the south and the west is vacant land and
is presently zoned A-I and C-l. This property is located within the
MUSA and is designated for Business Office Park (C-BO) uses.
The Issues: The proposed High Density Residential (R-HD)
designation is consistent with the "Suitable Housing and Environment"
goal in the Comprehensive Plan in that it offers a variety of housing
types. However, the 7.4 acre area proposed for the R-HD designation
is essentially surrounded on three sides by the C-BO designation. The
Planning Commission concluded that the Comprehensive Plan
amendment to the R-HD designation and the zone change to the R-3
district on this 7.4 acre parcel is premature at this time. The Planning
Commission determined this entire area would be restudied as part of
the upcoming Comprehensive Plan update.
The proposed Community Retail Shopping (C-CC) designation is
consistent with the "Economic Vitality" goal of the Comprehensive
Plan, which states the City should "pursue a prudent use of available
resources and the optimum functioning of economic systems". The
1:\98fi1es\98compam\98-120\98120cc.doc
Page 2
..
FISCAL IMPACT:
ALTERNATIVES:
major difference between the proposed C-CC designation and the
existing C-BO designation is that the C-BO classification is
characterized by high amenity planned developments which have a
low traffic generation rate and a site utilization that is compatible with
natural features. The proposed C-CC designation, on the other hand,
expects a higher volume of traffic. The proposed designation is
intended to take advantage of the high traffic volumes on CSAH 42,
which is designated as a Principal Arterial, and the relatively easy
access to the site from Pike Lake Trail, which is designated as a Major
Collector Street where it is adjacent to this site. The proposed B-3
zoning district is also consistent with this designation.
Conclusion: The Comprehensive Plan amendment to the R-HD
designation and the zone change to the R-3 district on the 7.4 acre site
is premature at this time. This request should be denied until a restudy
of the entire quarter section is completed as part of the Comprehensive
Plan update.
The Comprehensive Plan amendment to the C-CC designation and the
zone change to the B-3 district on the remaining 33 acres is consistent
with the goals and objectives of the Comprehensive Plan. The change
will still allow this area to be developed commercially, and increase
the economic tax base.
Budf!et ImDact: There is no direct budget impact involved in this
request. Approval of this request may facilitate the development of
this property, and increase the City tax base. The applicants
investigated the development of this site without the use of Tax
Increment Financing (TIF) and concluded that the business park type
of development could not compete with other cities unless the City
offered some financial assistance. The development which would
occur based on this proposal will not require any financial assistance
from the City.
The City Council has three alternatives:
1. Adopt Resolution 98-XX and Ordinance 98-XX approving the
Comprehensive Plan Amendments and Zone Change as requested.
2. Adopt Resolution 98-XX approving the Comprehensive Plan
Amendment to designate the 33 acres as Community Retail
Shopping (C-CC) and adopt Ordinance 98-XX rezoning this
property to the B-3 (General Business) district, and adopt
Resolution 98-XX denying the Comprehensive Plan Amendment to
designate the 7.4 acres for High Density Residential (R-HD) uses,
and denying the rezoning of this site to the R-3 district.
3. Continue the review for specific information or reasons per City
Council discussion.
1:\98fi1es\98compam\98-120\98120cc.doc
Page 3
RECOMMENDED
MOTION:
REVIEWED BY:
4. Find the Comprehensive Plan amendments and the zone change
inconsistent with the purpose and intent ofthe Comprehensive Plan
and the Zoning Ordinance and deny the request.
The staff recommends alternative #2.
Since this request includes two separate applications, separate motions
are required for each application. These include:
1. A motion and second to adopt Resolution 98-XX approving the
Comprehensive Plan Amendment to designate the 33 acres as
Community Retail Shopping (C-CC).
2. A motion and second to adopt Ordinance 98-XX rezoning this
property to the B-3 (General Business) district. This action requires
approval by 2/3 of the City Council.
3. A motion and second to adopt Resolution 98-XX denying the
Comprehensive Plan Amendment to designate the 7.4 acres for
High Density Residential (R-HD) uses.
1
ager
1:\98fi1es\98compam\98-120\98120cc.doc
Page 4
.,,,!," -
RESOLUTION 98-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO AMEND THE
LAND USE MAP OF THE 2010 COMPREHENSIVE PLAN
MOTION BY: SECOND BY:
WHEREAS, The Planning Commission held a public hearing on September 28,
1998, to consider an amendment to the land use map of the 2010
Comprehensive Plan to designate the following legally described
property as C-CC (Community Retail Shopping); and
Legal Description:
The Northeast Quarter of the Northwest Quarter of Section 26,
Township 115 North, Range 22 West, City of Prior Lake, Scott County,
Minnesota, except the following described parcel of land:
Commencing at the northeast comer of said Northeast Quarter of the
Northwest Quarter; thence South 00 degrees 58 minutes 26 seconds
East, assumed bearing, along the east line of said Northeast Quarter of
the Northwest Quarter, a distance of926.64 feet to the point of
beginning of the parcel of land to be described; thence continuing
South 00 degrees 58 minutes 26 seconds East, along said east line, a
distance of 419.01 feet to the southeast comer of said Northeast Quarter
of the Northwest Quarter; thence South 89 degrees 32 minutes 56
seconds West, along the south line of said Northeast Quarter ofthe
Northwest Quarter, a distance of768.27 feet; thence North 00 degrees
27 minutes 04 seconds West a distance of 426.30 feet; thence South 89
degrees 54 minutes 11 seconds East a distance of 764.48 feet to the
point of beginning.
Said parcel contains 34.024 acres ofland, more or less, and is subject to
existing easements of record.
WHEREAS,
notice of the public hearing before the Planning Commission was duly
J:\98fi1.e.s\98j:olJ1pam\9& 12D\rs98)5xcc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
published and posted in accordance with the applicable Minnesota
statutes; and
WHEREAS,
the Planning Commission found this amendment to be consistent with
the Economic Vitality goals and objectives of the Comprehensive Plan
in that it encourages a diversified economic base and a broad range of
employment opportunities; and
WHEREAS,
the Planning Commission recommended approval of the amendment to
the Comprehensive Plan Land Use Map, and
'" tlEREAS,
the City Council has duly considered the staff reports, meeting minutes
and Planning Commission recommendation which constitute the record
of decision of this matter.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR
LAKE, finds the C-CC (Community Retail Shopping) Designation of the aforementioned
property is consistent with the Economic Vitality goals and objectives of the
Comprehensive Plan in that it encourages a diversified economic base and a broad range
of employment opportunities, and hereby does approve the Comprehensive Plan
Amendment to designate the aforementioned property to the C-CC (Community Retail
Shopping) designation subject to the approval ofthe Metropolitan Council.
Passed and adopted this 19th day of October, 1998.
YES
NO
Mader
Kedrowski
Petersen
Schenck
Wuellner
Mader
Kedrowski
Petersen
Schenck
Wuellner
{Seal}
City Manager
City of Prior Lake
1: \98fi1es\98compam\98-120\rs98xxcc.doc
Page 2
CITY OF PRIOR LAKE
ORDINANCE NO. 98-XX
AN ORDINANCE AMENDING SECTION 5-2-1 OF PRIOR LAKE CITY CODE AND
AMENDING SECTION 2.1 OF PRIOR LAKE ZONING ORDINANCE 83-6.
The City Council of the City of Prior Lake does hereby ordain:
The Prior Lake Zoning map, referred to in Prior Lake City Code Section 5-2-1 and Prior Lake Zoning
Ordinance No. 83-6 Section 2.1, is hereby amended to change the zoning classification of the
following legally described property from C-l (Conservation) and BP (Business Park) to B-3 (General
Business).
LEGAL DESCRIPTION:
The Northeast Quarter of the Northwest Quarter of Section 26, Township 115 North, Range 22
West, City of Prior Lake, Scott County, Minnesota, except the following described parcel of
land: Commencing at the northeast comer of said Northeast Quarter of the Northwest Quarter;
thence South 00 degrees 58 minutes 26 seconds East, assumed bearing, along the east line of said
Northeast Quarter of the Northwest Quarter, a distance of 926.64 feet to the point of beginning of
the parcel ofland to be described; thence continuing South 00 degrees 58 minutes 26 seconds
East, along said east line, a distance of 419.01 feet to the southeast comer of said Northeast
Quarter of the Northwest Quarter; thence South 89 degrees 32 minutes 56 seconds West, along
the south line of said Northeast Quarter of the Northwest Quarter, a distance of 768.27 feet;
thence North 00 degrees 27 minutes 04 seconds West a distance of 426.30 feet; thence South 89
degrees 54 minutes 11 seconds East a distance of 764.48 feet to the point of beginning.
Said parcel contains 34.024 acres of land, more or less, and is subject to existing easements of
record.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 19th day of October, 1998.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the 11 th day of October, 1997.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
.l:\98fi1c;s.\98n;zoJ.le\98-1..2llord28J{X.dpc ~\lg!t 1
16200 t.agle L-reeK Ave. ~.t.., Pnor Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (61~) q47-4245
AN EQUAL OPPORTUNITY EMPLOYER
RESOLUTION 98-XX
RESOLUTION DENYING A PROPOSED AMENDMENT TO .H.E 2010
COMPREHENSIVE PLAN LAND USE MAP AND ZONE CHANGE REQUEST FOR
1l1E PROPERTY LOCATED AT CSAH 42 AND PIKE LAKE TRAIL
MOTION BY: SECOND BY:
WHEREAS, Wensmann Realty and Prior Lake LLC submitted an application to amend
the City of Prior Lake 2010 Comprehensive Plan Land Use Map from the C-
BO (Business Office Park) to the R-HD (High Density Residential)
designation, and to amend the Zoning Map from the B-P (Business Park)
district to the R-3 (Multiple Residential) district for the property legally
described as follows:
That part of the Northeast Quarter ofthe Northwest Quarter of Section
26, Township 115 North, Range 22 West, City of Prior Lake, Scott
County, Minnesota, being more particularly described as follows:
Commencing at the northeast comer of said Northeast Quarter ofthe
Northwest Quarter; thence South 00 degrees 58 minutes 26 seconds
East, assumed bearing, along the east line of said Northeast Quarter of
the Northwest Quarter, a distance of 926.64 feet to the point of
beginning of the parcel of land to be described; thence continuing
South 00 degrees 58 minutes 26 seconds East, along said east line, a
distance of 419.01 feet to the southeast comer of said Northeast
Quarter ofthe Northwest Quarter; thence South 89 degrees 32 minutes
56 seconds West, along the south line of said Northeast Quarter of the
Northwest Quarter, a distance of 768.27 feet; thence North 00 degrees
27 minutes 04 seconds West a distance of 426.30 feet; thence South
89 degrees 54 minutes 11 seconds East a distance of 764.48 feet to the
point of beginning.
Said parcel contains 7.435 acres ofland, more or less, and is subject to
existing easements of record.
and
WHEREAS,
legal notice of the public hearing was duly published and mailed III
accordance with Minnesota Statutes and Prior Lake City Code; and
WHEREAS,
the Planning Commission conducted public hearings on September 28,
1998, for those interested in this request to present their views; and
...l:\98fill:.s\98Te~one\9.8- U 1 \rs98x2.cc.doc Page 1
16200 cagle Creek Ave. ~.E., Prior LaKe, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
WHEREAS,
on September 28, 1998, the Planning Commission recommended denial of
the proposed amendment to the Comprehensive Plan and the proposed
Zoning District Change; and
WHEREAS,
on October 19, 1998, the Prior Lake City Council considered the application
to amend the 2010 Comprehensive Plan Land Use Map to designate the
above described property to the R-HD designation and to rezoned the same
property to the R-3 District; and
WHEREAS,
the City Council received the recommendation of the Planning Commission
to deny the proposed Comprehensive Plan amendment and zone change
along with the staff reports and the minutes of the Planning Commission
meetings; and
WHEREAS,
the City Council has carefully considered the testimony, staff reports and
other pertinent information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY TtlE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA, that the proposed amendment to the 2010 Comprehensive Plan Land Use Map to
designate the above described property as R-HD (High Density Residential) and to rezone the
above described property to the R-3 (Multiple Residential) district is hereby denied based upon
the following findings of fact.
FINDINGS OF FACT
1. The proposed site is surrounded by land designated for C-BO (Business Office Park) uses,
and there is no other land designated as R-HD (High Density Residential) in the immediate
vicinity.
2. The supply of available commercial land in the City of Prior Lake is minimal. Approval of
this proposal will reduce the available supply of land.
3. It is in the best interest of the City to maintain the existing supply of commercial land for
future development.
4. The applicant has not provided any information to indicate the existing Comprehensive Plan
designation and zoning of the property is incorrect.
Passed and adopted this 19th day of October, 1998.
YES
NO
I Mader
I Kedrowski
Petersen
Schenck
Wuellner
Mader
Kedrowski
Petersen
Schenck
Wuellner
{Seal}
Frank Boyles, City Manager
City of Prior Lake
1:\98fi1es\98rezone\98-121 \rs98x2cc.doc
Page 2
-$-
-$-
-~.s>F~-
! '
.
"
.
I:
I
__.__..._ _.L....-.....
i I ..
, I, !
___~ I i
I ,
_-1.
! I ~
i' III
"',' I
',.. -:),.
:-.....Jl
! ' L;
[~~ .nt
: i
~
. , !~
'1
~--.I'.",
I
~_.~--- Ji
r---; ---r:-l
1-.. . It
. [ I I ,.~ -:-
L ___ l't .,..____
1'____
I
/.J; {
[r-
l
. ~
I
-.-4..--__
r:1
,1
: I
,
~r-'
_J i
-.
-._-(~ r=.1-"l
,_ c t
~~T:t;; '! ..
--.:---!...J, , \
I \. ,1.
I ,..., . J
-4~ \< -"'-
I I
'-il
,
I
,
I
I
'~I
I ~
I !~i
-}li~i
-$-
-$-
-. ..
.
I
I
.
I
I
I
I
~".-.:
[-"'~- . -, :
I
- - , It-
,. - . , I
- I " .~~. I
' '- '-", "";';:. I
, ...
' ,
.,' 0 \
'..MlANtlIAkI-. "
, /
I
18'
~ . --;;----------- ....,
'~T~ ,-- . ,- .~ -
, ,
-- .,...-----:,.---
.......' ! . '" :
i -.-
I. .
t
;Jt ' "'~.~~. '. ';, h ! I.
. . , . J' ..C-
o I' -.. " ',. ,1'
,____ .~'" ~"""~"'" W.
\ ~ ____:,.. . ~~~__..: ' ~:t").' ' '-"'iI'",'. --~d'~,\
, ,,", , :#"~.___.J-",.." ~,.,~
\ j - )... Mm"'An'. . 1..;.. ~\ ';\.:~~
i _... -.!! .. r'~~l ,~
'r ..,~ '
.............. ' . :
. .... I (
! C-HG : ';...' ... ~ ..
! . ~J7'
........ .
............. c_.~~. --'I!
.!'u.il -- "11
__ s. --. .' ,'~
;::..-.-= ~J
\.
~. "~'-..,
~
..~. I
~~':'.~;!___,'\ ......"i.. . _.:':" " ~. ..:~--'~--' . --"
Mt" 'liiih' ",- "01 ' .' [
~~:_~~~5~~-.. ;l~:;;'
. "'J --- ,.<o' ,/;,\~~~~
, .. .. ,I- .-I'_". __ ,-___,..' ..r_:.. I v," ,-_/- .''-
~~.~~ . ... I,.......,.... '
\"'." c"') ,_,~~c, - ....
,~f~"*~'::i :~;'1~{
'i'~'" !<'2,<'/ '\;:;::~,- ~'~.. ),;" ~
-v </ ';:;~~~~U-;;' "--'~~.:~-T
I ~','
r-
!
. l,A,ND US! MAP
....
....uMD UIIl"'" l.OW-fO_DIUM MNSlTT
lII!'tAll. lHO'l'IftO ICOIll......'Uyl
fOWNCt:N'llll
ttOSP'lUU"" GI!NIUUL aUS1NUI
lIUSlNl!SS If''CI:.......K
II:I:Cln...TIOM &OI"I:IlIS,....el
r
.
'j
0A0ERlY AME)CAnott AREA
.~. ~J \AOAOe&.ASIIfIC"JlONt.n ......_.....,..........
-., -.---- ~ "'II:TtIaAl. 'OOIC_'''_'
1'8 COU.ECfOIIl
/
;-~. .,' -,;-,::::
. , ;?~:" r ..
,,'" - -
//....---
",
, i: ".- ''','''E'~;Ji:''
L' ~ - l'
.,'..' -~ -
...... T.. .
IU"I.U.'
""-
\
\
I'
f..
~_:. t~ ~
- '~_. :' 'II AM\
'''',1.\",
\
CITY OF ?RIOR LAKE
BASE MAP
JAM...... I",
~_;r
! - ~.
...., .
.~ ..:.;-.~'
. ~ .." -
::- i:-:n:'i '
') r,
f-.J 1_
'-
L..,
(7""',
....-;;..
/~. I '~,
". .'.... ""'\\
ii "&
/.' v
:<ii,..."4f-
--=-~~
_....~~ ~
. - ~
I,
~. .
,/ I
/ I.r
.-
I
.
.
I
~.~
.,::::.;:':""':'>1:fr......~!':.'t:.::::<,:::.:::: ':::"::::.:rt.-
.: .:~~s f;l~
\" ~;~g~:'/;;i;/i)]'
------___J
,.
.
-~\8.. W~--.--
· )~~~. ; l-" "
a. -11:+"0 ">l<el ~ "
'\ 0 . a~~( 'l.1 II7<!\' -h, :-",", l-
-:-/ i--.......l I . \ . 1':m::]::m:7l,:%e,,'.
,. . I -3.. I :nIH - :.::::::.:.:.:.:.:.:.:.:.:.::::::.:.:.:.:.:.:.:.:.:.::~::
/ I. ...... . --') t- -. .... ...................... . ......................~:.'
'/ · ... .. '. {~~:}~::::::::::::::~:}~:~:~:::::::::::::::::t~:::::~ .
\, .. - - - -........... -;;I;' l'V'fl!I":':':':a':':B':':':':':':':~:':':':':':' --
-~',~ . /".,. .i' '-H~~~~{; ,. . ~~~~~~~~Mt~::::~::~~~~r~II~~I~~~~~~~ -- -- -- --
S 3~ . ,-'-, ...,- - '0 ~....~.~.~.,.......:,~l.;';"""""":':':l r--
~':,./ ~"'.;;;< ,..:7,t~__,."" __ .._.I?tl~t~flltttrrJff: ~ _'I
' ~". i _ -...... ... . - .......................;!...:..:::..................~......I. I
/ ::.,....:. ...:: ::- I .:.:.:.::::::::::::.:...:.:.:a;:;:::::::.:.:.:.:.:. .::::::
- ...- \ < itt~:~:~:~:~~ttJtt~ttt~ ~t~~ .
l _____ _____ - . I_
i !I. ,- .
.:
i ... ...1
~ -..
- 1 .""1
::--
I r-.......;.~'..~,~ I
/, -"- -r=w
. / ....... !....-
I
--_.. --
~~.
. Ii!
. , .
," ,:
~
~'.
~~o
-~--
C _ UAN'lOl' ":'I"I'l""1 ~, INC.
Lor I
f;--'?
7!J() Ac. +/- (gross)
COUNTY
ROAD
42
- - - -/
/
/
,,; "~
111
Proc;Josed ,rrontage Road
I
I
I
\ \
\ ,
, ,
"
"
'-
Lor 1.:
I
I
"'AI Ac. +/- :<gron)
j)-'?
ur 1
'N::-:~'''"'
,,-
'VI
~~
!...<<7' .J
e-"
~"... ". :v...)
YIW
,-
I
!
~
Lor I
j)-'?
.i );;
NOTE: ALL AREAS SHOWN ARE TO THE SECTION LINE ON CR 42.
CENTERLINE OF PIKE LAKE TRAil. AND CENTERLINE OF PROPOSED ROADWAY.
: I
, I
'f I
'J I
B
.......--
.... ""
... ....
==
c(
a:
...
LU
~
c(
....
LU
~
a:
J"" 1'-;'--
AUG 2 8 1998
x
~
(RYAN
~
t:It4~.L.-"'-,
&If . . .........
Excel.'or, MN
,..,. 474-7.00
S.r.,., MN
--
I.................... ...-....-.
.-----..-.-.,
....---......,.....,.
........r-........."'..
---
;.,.-
"-- -
PRIOR I-BUS
BUSINESS PARK
Pilar, Lah, MN
for
WENSCO. INC.
Eagan, MN
"'-1<<1_
mn
ZiJ;;',. "'-'" --
...."...,
..... .,
...
-.,
...
I/20IM
~....L..--n...~
......."""-
~~
.... .-
-
c '
OVERALL
CONCEPT
LA YOUT
-
1 of 1
-; I
!0;\I2@@OW@ ~\
:; : 11 I ;
: :../J: I i
;: \ \ ft.tJG 2 8 ~ II I
". I I. I
, ikJ
COMPREHENSIVE PLAN AMENDMENT AND REZONING
REQUEST
PRIOR HILLS BUSINESS PARK
AUGUST 24,1998
REQUEST
An amendment to the Land Use Plan section of the Prior Lake Comprehensive Plan is
requested. The request is to amend the land use of a 40+ acre parcel immediately south
of County Road 42 and West of Pike Lake Trail from Business Office Park (CBO) to
Community Commercial (CC) and Residential Urban High Density (RHD). Along with
this comprehensive guide amendment, we are requesting the appropriate rezoning to B-3
General Business and R-3 Multiple Residential.
RATIONALE
1. Existing Planning Context
The proposed amendment will not create an isolated or an incompatible land use. In fact,
it utilizes the main Pike Lake Trail and Count Road 42 intersection to service a larger
area that would otherwise have to travel three miles east According to the City's current
plans the zoning and current land uses for the surrounding area is as follows:
Current Land Use Proposed Land Use Zoning
North Agricultural Residential High Density R-3
Agricultural Business Office Park B-P
East Residential (church) Same R-1
Residential Same R-l
South Agricultural Business Office Park B-P
West Agricultural Business Office Park B-P
'.
2. Future Planning Context
The City of Prior Lake has recently annexed the Deerfield Business Park which is
approximately 58 acres which will have a Comprehensive Guide Plan Designation as a
Business park (C-BO) The Deerfield site is generally flat and open which will facilitate
a more cost effective business park development. This property was not a factor during
any prior discussions regarding development of the Prior Hills Business Park, however,
it is a significant discussion point at this time.
3. Physical Site Characteristics
The topography of our site is very rolling with slopes ranging from 3% to 30%. Several
wetlands are present on the lowlands. Small clumps of wooded areas consist of mainly
elms, boxelder and a few sugar maple and hackberry. The balance of the site includes
underbrush and hay fields. A detailed inventory of wetlands and trees is included in this
report along with aerial photos depicting the tree coverage.
By clustering smaller building pads, parking areas and working with the natural
landscape the proposed re-zoning may be more sensitive to the natural systems of the site
than typical Business Park development. Previous designs called for over 300,000
Cubic Yards of common excavation be re-distributed on site to create a large level
development area. Out intent is to minimize the disturbance of the site, using smaller
building pads, with natural buffers of wetlands, trees and slopes between the individual
users. While an industrial type use may still work on the site by building into slopes, etc.
the costs associated with accomodating the building pads would exceed the current
market price that is being paid for the land.
Common design themes will be planned for the development, with restrictive covenants
placed on the lots in order to ensure building designs and use of exterior materials and
colors to enhance one another.
4. Financial Impact
In order to compete with the surrounding communities of Bumsville, Savage and
Shakopee, the City of Prior Lake would have to be very aggressive in TIF financing. Ray
Connelly, Connelly Realty (890-2130) provided us with information regarding sites in
the surrounding communities of Bumsville, Savage and Shakopee that are currently
underway. In all cases, the owners were able to obtain the land - improved- for almost
nothing.
BURNSVILLE
The new Southern Lights building located on the 35W South frontage road at
HWY 13 (next to Best Buy) will have the entire land cost returned over a 1Q-year
period. They paid an up front price of $3.301 sq. ft. and will receive full .
credit on a pay-as-you-go basis.
Asset Marketing, took the TIF financing up front, receiving :full credit for the land
investment of $1.65/sq ft.
SA V AGEl SHAKOPEE
Just in the last month, the City of Savage sold a 20 acre parcel for $1.65/sq. ft. net
acreage including improvements. The improvements to the property were
approximately $1.30/ sq ft, leaving an investment in the land for the acquiring
company of $.351 sq ft. The company will be building a 300,000 sq ft facility
with a total land investment of only $304,920.00.
SHAKOPEE
Duke Investments recently purchased in the Valley Industrial Park, paying $2.321
sq. ft. with improvements. The improvements are approximately $1.601 sq. ft.,
leaving a net land price of$.75 that they paid for the property.
Valley Industrial Park in Shakopee is currently quoting land prices of $1.25/sq ft
before TIF, which will undoubtibly push the price under $.50 I sq. ft.
In Mr. Connelly's opinion, with all the choices available to businesses today, the net land
price would have to be under $1.001 sq. ft. to be competitive even a property with the
beautiful site ammenities we have to offer. The City of Prior Lake has to receive $1.50/sq
ft raw land price and keep all TIF generated in order to capture the infastructure
investment just to break even.
Prior Hills Development Costs
Appx. Gross Land Area
Appx. Dedicated Right of Way
Appx. Wetlands/Ponds
41 Acres
7.5 Acres
9.7 acres
Net Development Land Area 23.8 Acres I 1,036,728 sq. ft.
Ma"{imum Sq Ftg of Buildings Feasible (using current lot coverage standards)
248,700 square feet
Maximum TIF possible using above sq. footage for basis of building value.
and tax revenue generated.
Assumptions:
$45.00/ sq ft office-warehouse product)
Seven individual buildings
All buildings individually owned
TIF Generated $1.831 sq ft
***(assumptions and calculations reviewed with Roger Guinette
Advanced Resources)
Current Estimates for Development $3,630,889.00
(assuming one phase - includes land price and investment return)
$3.50 sq ft (before marketing expenses)
Net Land purchase after TIF
$1.671 sq ft
How can our development possibly compete with the current market prices of the
surrounding communities with our significant development costs? Deerfield will have
more opportunitiy to compete with lower development costs. Prices for developed
property in Deerfield will be more in line with market rates, land lost due to roads and
wetlands will be less, grading costs will be significantly lower, and steep slope
disturbance and tree removal will not be an issue.
The proposed rezoning request would make this development totally market driven and
self supporting. The development would require no TIF financing and an almost
immediate tax revenue would ,be generated, rather than deferred for 9 years as would be
the case on a TIF development.
5. Anticipated Uses
This application was submitted jointly with Prior Lake LLC, primarily because they
represent a large concretel masonry company that wishes to relocate their corporate.
headquarters to this location from their current Eagan location. Their current facility has
annual taxes of $18,000 which would increase with the new location and new facility.
Subsequently, they would like to see a quality development as their neighbor, with uses
that might be beneficial to the surrounding community. They are currently working with
several clients for future B-3 uses that would make an attractive entrance and County
Road 42 frontage including a Gas/Convenience Store, a bank, and specialty shops. They
have entered into a purchase agreement to acquire the north one-half of the property, for
their new headquarters, provided the re-zoing is approved.
The Wensmann group is also actively soliciting prospects for a showroom center with
possibly a carpet/design center, applicance showroom, and a lighting showroom as some
of the possibilities. Prior lake could begin to see the tax benefits on the year 2001 tax roll
of this re-zoning. Current real estate taxes on the property are only $1,880.00 per year as
agricultural.
6. Housing
The proposed land use change and subsequent development are in accordance with the
City's housing goals. Prior Lake's Comprehensive Guide Plan includes policies that
encourage choices in housing. Prior Lake's existing housing stock is primarily single
family homes and townhomes. The site is away from the town center, therefore adding
diversity in location.
The proposed comprehensive guide amendment in the South East comer of the
development from the current Business Office Park (CBO) to Residential Urban High
Density (RHD) has high-density "apartment" buildings clustered to avoid the sensitive
natural features with its location a relatively high open area. Access would be directly off
Pike Lake Trail. Market studies are being conducted to determine whether a Senior
Cooperative or Senior Market Rental, might be best suited for the site. Vacancy rates in
aparments are at an average of only 2%, with the average rental rate in excess of $700.00
per month for the southern metro area. (information provided by Apartment Search -
Laurie Hoffman). Expected real estate taxes (2nd year) should be around $210,000
for a building value of approximately $6,000,000.00 on a market rate-rental basis. If
developed into a cooperative, taxes generated would be $84,000. Information regarding
cooperatives is also included in this submission packet.
~~
, Ji, .~
7. Aesthetic Appearance
The proposed development will be designed with architectural covenants placed on the
entire property to ensure an architecturally pleasing development and consistency With
regards to materials and colors used. The proposed development will be designed to
include trail connections from the housing area as well as the existing neighborhoods to
the south and east. Water features of the natural wetlands with possible fountains are also
being considered. Details of the architectural covenants and landscaping features will be
provided during the platting process.
8. Parks
The proposed site is not near a potential or existing regional park site. The proposed
development will tie into the local (municipal) park and county trail system.
A DIVISION OF APARTMENT SEARCH
PROFILES
OJtarterly Review
APARTMENT MARKEl INFORMATION
A....!~IN__.CITlIS MAIl..!!.~~.~.QRJ FOR RENIA..~.9USING_1.'!.Q!_~~~IO,,!AlS . SECOND
QUARTER 1998
Ci)
(1)
......
.....
w
......
.....
lD
lD
(1)
.
.
.
Apartment Profiles Quarterly Review provides an overview of the Twin
Cities rental housing market and Identifies s'lgnllkant apartment trends.
Data on apartments Is gathered by tel.ephone survey from 67 communi-
ties with over 1,603 multi-family properties containing in excess of
134,359 apartment units. Demographic infonnation on renters Is com-
piled from thousands of rental applications received each quarter by
Apartment Search Information Centers.
Each quarter rents and vacancies are reported and compared with prior
quarters and prior years. Rents and vacancies are also analyzed to Identify
significant trends. This information Is presented for seventeen rental
districts representing the greater Minneapolis-St. Paul metropolitan area.
PLEASE NOlI. OUR NE.W TElEPHONE NUMBER:
612-844-9612
INDICATORS
.
Metro Area Average Rents: $636.00
.
Metro Area Average Vacancy: 1.3%
DisdGif7U!r: Apt. Smrch Pro[Jh, maAu ,very if/ort to gather tM mort
acwrate information portibll. AltluJugh WI ~1in1t aU of our ,ourcu are rrliabk,
IVI cannol guaranty the accuracy of thr infoNrrGtwn we rective.
.
Ci)
Ci)
IV
m
.
.
iPfitl\l:l;
"" ,!~. i'~':'
,\ !.t,:.i1NH
(1)
.....
IV
m
lD
(1)
lD
(1)
.P-
.....
.;~
.,
3:
-u
r
lJ)
G)
1>
;~H.
,j;I'H1.~
};';~ti
OlSTIKTI Dm10CT , J'~~ DISTIl ct 12 DUTlICT U
Gol,", v.u.., MDf~~ ....... GI... H.Jghb 1I<...,"'c.......
HoplM. ~"9< Ii~~". .....,'" h.l
lI.l.ui, POll lIl"'OJ>H DI$TllICT 7 DlmlCT 10 Mtn401. H''lhU 0"'0
MnOf"",Ii. Jor." Wt SoulhJl ,..,
DI STIlCT 1 D IITIICT J IAth.......di "'''' U. h" D UTI'CT "
"'(fill,,, Applt v,r'cy IlImlCT . M."....oocI 'IIIU
Ali_..... lurn,,;I" SL hili N.nh JI. P.... DISTIl CT I) ".....
MI1J1'd logeo O.Idolt ''''pi!! <;n,~ Ch.........
\flri09PlIl I"",,,, 9' In DlSTlIICT , Sill'...,.. "''''''''''' C ocn bpid.
W",~ "'k.lIt ; hWn,lIh WIlI't .". lA"- fri'~,
."tI'lI...., foI"'olltlghb WOOlI'Iovry DISTIl CT 14 Sl"h, I"'. Pri -U
1>
IlISTJ1CT J ",.cItt".r. (ryn.ol n O:AJCI G)
O1l11h...... DUDICT , IlId. C....d. DlSTllCT 11 "",.n"" fT1
0..... t,..",..".o 10W>I11t CCll..9'!C...... ..~hl'.1t D 1JT1IICT 17
ldm P,.id. IAlh. Sh....;.... "',V"OJ' (oI.lI1bioH,;g/lt> (5)
.khlltl' v.dnri. KticJhU N.."JIO" M..rt<ftri.." .....
S, P,ut..... ~"l!ttght.n
n Mth.."
RINrs 'or rh. s<<ond quorler 011998 ale up 1.3" !rom lhe
~Iltquortwr a' \99810 a cUllenl I.v,1 01 $636.00. The annuolized
role 0' change refleels 0 .4."'" inCllose In renls. She 01 Ihe
leven'Hn dislricll repotl1!d incre<J1An ill renls above the 1.3%
quorJe~y overage, with dlshid 10 (fare.ll lake, 1v\.ohfomedi.
Maplewood, No"" Sf. Paul, Ookdal., Sfillwahlf, White Bear Lake,
and Woodbury) reporting ,he high... quamrly inma.. (2..8%).
Eighlofrt-llMtIllMn eliJlricbreporled annual ;nueate. abcwe Ihe
4.4'" av"olJ4l, wilh dis1r1c1 .4 IPrior Lake, 5avoge, Shakopu)
reportill9 an 8..4% annuC1llllCrease. Whet) len'. by number of
bedrooms are analyzed, w. find .he adclilianol cod a' 0 one
bedroom OYft' 0 Jlvello Jo he $127.00, a 8.1% inc:lla.. oWr the
CO$I difference for lheie unit types f,om one yeor <190. Th. averoge
inCI.uMlln call of 0 two bedroom over 0 one hed.oom j, $1"5.88,
o 1.1% increose from !he seconcl quwler of 1997. The averoge
odd~ionol COIl of 0 three becl,oom lIllil o.,.r a Iwo bedroom unil i.
$221.64, 8.8% mar. than"'" diHerence In coU horn I year 090.
AVERAGE RENTS BY SIZE
%
06/91 06/97 Cbange
STUDIO 438.11 4n03 3.81%
IBR 565.11 539.49 .4 .75%
2BR 710 .99 683.85 3.97%
JBR 932.63 887.60 5.0l'X
RENTS - 2ND QUARTER '998
Dlmlrt ...
I 6
2 I
3 a
6 II
5 4
6 I
7 17
8 16
9 10
10 5
II ,
12 1
.)3 2
14 13
IS U
16 12
17 15
JmI
,.,4 lei
c..n,bo um,
92 8m
~ 5164
Al 51v:J
U 816
19 lun
169 1.0:10
483 21311
191 U3SS
57 6015
79 71SO
10 939
41 5081
33 S7l7
53 4J14
.5l 8m
90 7673
43 3131
1~'
JII.....
A.,
......
636
769
710
639
497
452
.5.5'
.510
UI
~60
.us
4'.5
710
.591
517
596
579
6a6
Me.....
A"., ""
-- Ole
641 1.2
n6 17
763 2.1
639 0.0
689 1.2
1>47 0.9
551 1.2
'~2 Ij
634 1.0
1>42 2.7
631 1.1
6S5 0.0
765 2.0
$86 U
580 1.1
591 0.9
572 1.3
.11 1,1%
J<tm.97
A"., ""
.... Ole
626 5.1
7H A.6
7:13 6.A
590 8.3
671 3.8
621 3.1
SJ2 6.7
~8 A.O
609 5.1
648 1.8
6\8 U
636 3.3
741 5.3
s,,8 A.I
S50 6.8
575 3.7
561 3.3
60t 4..1%
EIGHT QUARTER RENT REVIEW
~
$620
$610
~
~QO
$.590
~~o
~t.'()
SS50
9/96 17/96 3/97 6/97 9/97 17197 3/9' 6/91
V.ACANCIES for Ihe second quorJer 01 1998 show !he
0".,09' to be 1.3%, doY/n Irom Ihe finl quorJer 011998, and olso
dawn f,om 1.9'X. one y~r ago. lh. highesl vaconcy level was
'ound in DiJlrid II (Callog. Glove, HOllings, Newporl, 51. Poul
POlkJ, reporling 0 vaconcy role of 3..4%. No dis1ricl1 reported
vacancy lales considered /0 be above normol (OboVII 5.0""1. The
1oW'ei1 vaconc.y level. were laund in DiJlricts I (Golden Volley.
Ho~in', 51. louis POlkl ond 171Columbio Heights, Moundsvi-""
N_ Brighton, SI. Anlhonyl, reporllna voconcy .a'eJ 01 0.5% ond
o.n respectively. Vacancy by number 01 bedrooms ,hOWl one
bedroom and two bedroom unill wilh ,heloY/esl overage, 0.1.3%.
lIuN bedrooms show rlIe high. II vacancy 1e...1 at 1.6%. Sludios
reporl Q vaconcy role of 1.4%.
CO)
(J1
......
.....
w
......
.....
w
w
(J1
CO)
CO)
10
ro
AVERAGE VACANCIES BY SIZE
(J1
.....
10
ro
w
(J1
w
(J1
l>o
.....
Jun-98 Jun-97 %Change
STUDIO 1..4% 2.0% .28.93%
I BR 1.3% 1.6% .20.28%
2 BR 1.3% 2.2% .40.14%
J BR 1.6% 2.6% .37.33%
VACANCIES - .2ND QUARTER 1998
,.,4 ..,4 -"'n.n...... 'lfo Jurt-'17 'lfo
DloInd '-'It c...,a. ~ 'lI. v.. % V.c <hi 'lfoV. u..
. 1 11 92 U~l .48 1.2 ~.19 1.3 nn
1 7 AJ "164 I.A 2.7 .SOJO 2.0 ~.U
3 14 41 J2f3 .11 2.7 "'.61 1.5 -65Jl
A 3 U .26 1.8 2.2 .16.67 2.3 -20.16
" 11 19 Inn .95 1.6 -39.7: 16 .J'.21
6 10 169 16)30 1.2 1.4 .1.5.9S 1.2 .2.00
7 6 AIl3 12311 1.6 1.9 .17 .78 2. J .16.67
. , 19' 153S5 1.1 2.1 .15.97 2.1 .17"0
9 13 .57 6015 .19 1.0 .11.48 1.5 ..o.b?
10 9 79 7.,0 1.2 1.6 .26.02 2.0 .JU'
11 1 10 939 ],I 2.1 60.00 3.0 11.75
12 12 ~I SOli .92 1.5 -39.16 1.9 SI.65
13 15 33 "7~7 JO 1.3 -46.70 U nOI
14 5 n AJI6 1.7 2.0 .11.76 1.7 O.2.S
15 2 56 ~3 2.9 U .1.36 3.6 .1~Ol
16 . 92' 7673 1.2 1.9 .JH3 2.6 o4lUO
17 16 43 ml .65 1.1 ~.11 1.2 .uA3
,.... IMU' U I.' .26,.64 1.9 .31.)9
EIGHT QUARTER VACANCY REVIEW
3:
\J
r
Ul
Gl
l:>
xcnz
~ Q I
:IM~ ~~
~...w2 Vl~
~ Z W'O
t- - ::>
at: Z<
::. I- w.--
<w.~ ~~ ~
()a~ ~~ ~
~z V) \J
z=~ - V) l:>
Q z ~ ~ Gl
II) W u... ' 1'1
:> ~ < u
aa.~ gz in CO)
<( l1.. ~O a:: 10
-< W u:::
4.OX
J.OX
2.OX
I.ot
oot
9/'>'6 12/96 3r: 6/97 9/97 17/97 1.'98 b/98
w
ative Housing1
Cooperative Housing means co-operative or joint operation of a housing development by
those who live in it. The not-for-profit cooperative corporation's "Articles of
Incorporation" and "By-laws" are specially designed so the cooperative corporation will
be owned and operated by its members. .
Financing of Cooperatives is provided by members equity (through their Share
purchases), along with a HUn insured 40 year blanket mortgage or conventional
mortgage for the project. Cooperative members are in effect their own landlord, thereby
enabling the cooperative to be built and operated at an affordable cost. Because of the
requirements of the mortgage program, each project must conform to quality, approval
and operational standards established by HUn.
A cooperative is a unique form of home ownership in that the corporation holds title to
the dwelling units and directly assumes the mortgage, tax, and other obligations
necessary to finance and operate the development. This relieves the members of any
direct liability for those items.
Members support the cooperative through their occupancy agreements, which eliminates
the necessity for each member to be an individual mortgagee under a HUn insured
mortgage or conventional mortgage contract.
The cooperative approach to housing has been successful largely because it provides a
housing alternative for living which is very much like continuing home ownership. In
cooperative ownership, pride is instilled within its members, which results in a deeper
interest in maintaining the property and participating in shared government.
A cooperative is managed and operated on a democratic basis. Each shareholder gets
one vote in electing the cooperative's Board of Directors who will control and direct the
operations of the cooperative.
The first senior cooperative housing project in the state was "7500 York" in Edina.
Occupancy of "7500 York" was in Oct 1978, built by Richard Hanson of REALI FE,
Inc. a developer of affordable senior housing. Sixteen years later, Mr. Hanson will tell
you that many of the original residents still reside at 7500 York in Edina, with a waiting
list of750 people for occupancy. Since the original cooperative, REALIFE, Inc. has
completed cooperatives in New Ulm, Owatonna, Mankato, Waseca, St. Peter, Rochester,
Faribault, LeSueur, Denison, lA, Columbus NE, Frankfort MI, and two cooperatives in
Burnsville. REALIFE, Inc. plans are approved for Cooperatives in Mounds View, Eden
Prairie, Brooklyn Park and Bloomington. Competitors for REALIFE, Inc. have entered
the market with Gramercy Corp. completing a cooperative in Rochester, Inver Grove
Heights and plan for one in Richfield.
Cooperative housing residents normally occupy their apartments longer than renters;
therefore, members become better acquainted with their neighbors, and learn to work
together for the general good of the people and the building. This working together
makes for a better understanding and an active, viable community.
Anv ANI.AGES OF MEMBERSHIP
Purchase of a share in the cooperative entitles the shareholder to a membership certificate
in the corporation. This membership certificate entitles the shareholder
the exclusive right to occupy a dwelling unit and to participate in the operation of the
corporation, directly as an elected board member or indirectly as a voter.
Shareholders (members) pay their portion of an operation budget which is adopted
annually by the Board of Directors in monthly charges. A cooperative is operated on a
not-for-profit basis; thus, any increase in the monthly housing cost are limited to actual
increase in operating costs. Members are entitled to deduct the proportionate amount of
the real estate taxes and mortgage interest paid by the corporation on their personal
income tax statements.
If a Shareholder decides to leave the cooperative, the membership certificate can be sold
in accordance with a transfer value and rules set forth in the By-laws. The original share
purchase price, plus any equity accrued, is returned to the member (or member's estate in
the event of death) upon resale of the share. Generally, cooperative ownership allows for
easy and inexpensive transfer, investment return, and considerable tax benefits.
PLANNING COMMISSION MINUTES
SEPTEMBER 28, 1998
1. Call to Order:
The September 28, 1998, Planning Commission meeting was called to order by Chairman
Stamson at 6:30 p.m. Those present were Commissioners Cramer, Stamson, Kuykendall,
Criego and Vonhof, Planning Director Don Rye, Planning Coordinator Jane Kansier, and
Planner Jenni Tovar.
2. Roll Call:
Vonhof
Kuykendall
Criego
Cramer
Stamson
Present
Present
Present
Present
Present
Commissioner Criego arrived at 6:35 p.m.
3. Approval of Minutes:
The Minutes from the September 14, 1998 Planning Commission meeting were approved
as presented.
4. Public Hearings:
A. Case Files 98-120 and 121 - Consider a proposed amendment to the City of Prior
Lake Year 201 0 Comprehensive Plan and a zone change request for the property
known as the Wensmann Prior Hills Business Park.
Planning Coordinator Jane Kansier presented the Planning Report dated September 28,
1998 on file in the office ofthe City Planner. An aerial photo depicted the location of
property. A site plan indicating the proposed zoning areas was shown. A history of
rezoning and comprehensive plan was given. Topography was reviewed. The
Metropolitan Urban Service Area (MUSA)was reviewed. Residential-High Density
designation was described including uses and adjacent uses. Retail Shopping-
Community (C-CC) designation was described including types of uses and consistency
with high traffic uses.
The Planning staff finds the proposed C-CC designation consistent with the goals of the
Comprehensive Plan. The proposed B-3 district is also consistent with this designation.
The staff therefore recommends approval of this request. The staffalso finds the
proposed R-HD designation and the proposed R-3 district are premature at this time.
This amendment and rezoning should not occur until the entire quarter section is
restudied.
1:\98files\98plcomm\pcmin\mn092898.doc
Two letters were received from Larry Lundmark and James Boerhave one in favor and
one opposed to the proposal.
Questions from Commissioners:
Cramer: Questioned the Vierling property in Agricultural preserves.
Rye explained the property located on County Roads 21 and 42 is not in agricultural
preserve. The Vierlings own property north of County Road 42, north and east of the site
which is in agricultural preserve.
Comments from the Public:
Terry Wensmann, ofWensmann Homes said they did have a proposalS years ago, and
have tried unsuccessfully to market as an industrial park. Mr. Wensmann said they are
trying to be competitive with other communities.
Criego: Why 7 acres R-HD versus being all business?
Herb Wensmann ofWensmann Homes responded part of the property has natural
amenities, woods, topography and housing would fit in very well. Mr. Wensmann also
responded to the letter from Mr. Lundmark explaining a proposed senior housing, which
will alleviate any concerns he has. Senior apartments on a prestigious site.
Michael Gresser, stated his family business is construction, concrete and masonry
currently located in Eagan and would like a new location. Gresser feels this site is ideal
and presented a photo of their existing facility. Typically their use needs to be zoned
industrial. The business is 30 years old and is a lot nicer than a typical industrial
building. This site use would be for a corporate campus facility. They have training and
BBQ's. This fronts County Road 42 and has good access. Gressers would like to do
something that complements the development along County Road 42 with a convenience
store, bank and gas station. The plan as drawn shows a frontage road which was turned
down by the County. Gresser said they are interested in a right turn only access. This
will improve traffic. The proposed facility is an office facility facing County Road 42.
The plan is to develop the 1.3 acres into a mirrored pond and to expand the wetland.
Gresser feels the City can benefit from more commercial development but they are not
seeking financial assistance from the City.
Creigo: What would be in the yard?
Gresser: Storage racks with scaffolding, heavy equipment, forklifts, screens for finishing
concrete. Our current yard is an acre, with 25% enclosed storage and half of that is
finished and heated masonry buildings. Prom the outside of the proposed building, you
would not see what is in the inside. It would be 10-16 feet or higher, masonry wall to
enclose the yard. The appearance of the yard would be that of a large building. There
would be heated and cold storage buildings.
I :\98fi1es\98plcomm\pcrnin\mn092898.doc
2
Stamson: What you are proposing is an office with storage. No retail?
Gresser: Yes. Office and storage with a possible leased tenant at our site. The property
to the east will be retail. We will develop it or would sell it for development.
Kuykendall: Is that a building along the west property line? What type?
Gresser; Yes, an out building.
Kuykendall: To staff - The property to the west is zoned?
Kansier: Agricultural
Gresser: Yard and office are located on the highest points ofthe property. Sight lines
would not look down in to the site. The tree line will also screen the proposed use.
Kuykendall: Frontage Road?
Gresser; Right in only. Exit along Pike Lake Trail, then back to County Road 42. The
project would still be viable with the only access along Pike Lake Trail.
Stamson: Isn't this use consistent with BP, as it is currently zoned?
Kansier: This use would not be permitted in BP due to outdoor storage. Commercial or
industrial zoning allows for more outdoor storage. The plan submitted with the
application is a concept plan. If the property designations are changed, we will be
conducting additional review upon submittal of a subdivision or site plan application.
Herb W ensmann: We intend on building this spring. Gresser is the largest concrete
company in state, 2nd in midwest, and 15th in nation.
Gresser: We feel the CUP is not an obstacle. This is a use that is well designed.
Kelly Murray: Weare here to answer questions regarding comparable real estate
information in other cities. Lakeville's Office Park has land for free with no assessments.
It is difficult to compete. New Heat and Glow headquarters will be there. They are
getting everything for free. They want to expand their campus because of the tax
benefits. As a developer, we get one chance and that is it. Savage: 20 acres sold for
$1.65 per acre. 60,000 sq. foot building. $1.30 sq. foot for improvements, the city paid.
Land is $.35 a sq. foot. Herb paid more than this 5 years ago. Bumsville is the same.
The cost is less than $1.00 sq. foot, we cannot compete with neighboring communities.
Chair Stamson read the hearing procedures.
1:\98files\98p1comm\pcrnin\nm092898.doc
3
Ed Vierling, 14310 Pike Lake Trail, stated his concern regarding R-HD. Vierling does
not want a gas station or fast food on comer. Want to keep on farming. It is hard to farm
with the traffic. Because commercial will be at another meeting, I'll wait for that. Senior
housing is O.K. We need it in this town, not for young people.
Kevin Lilland, Maple Hills Addition: Letter from Boerhave states proposal is detrimental
to value. Concern over R-HD apartments. We came from apartments and moved to the
woods, our concern is the Commercial district to Residential district (Knob Hill 2nd)
now our concern is the other side. We want to keep it as nice as possible and keep the
traffic down. Keep traffic from apartments down. As Vierling said, McDonalds on the
comer would not be good. The residential area on the East of Pike Lake Trail is of
concern.
Rick Weidner, Maple Hills, questioned how many residential units?
Herb Wensmann said it would be 80 units.
Dan Klamm, 4130 140th Street NE, questioned the Lighting Ordinance. Klamm stated
he does not want big lighted signs or billboards. Against fast food in the area. No
problem with senior housing.
Kuykendall: Where do you live relative to the development? Klamm responded exactly
west.
Herb Wensmann commented traffic from a senior coop will be low. For residential, it
would generate the least amount of traffic.
Kevin Lilland, 4560 Embassy Circle, questioned if approved for R-HD, is there any way
it could be changed in the future?
Stamson: We are looking at a zone change, no guarantee it would be senior housing.
Gresser addressed the lighting: Gas station is local, no big name. There would be little
lighting and signage. Our first choice is a family owned company who have built in
White Bear Township. We would place architectural covenants.
Herb Wensmann explained the co-op is owner occupied, not rental. We want to maintain
a high architectural quality and covenants.
Dan Klamm, 4130 140th Street NE, questioned the hours of operation for commercial
property?
Stamson: Responded there was no restriction of time on land use. Some specific types
of businesses have hour regulations.
The public hearing closed.
I :\98files\98p1comm\pcmin\mn092898.doc
4
Comments from the Commissioners:
V onhof:
· Remembers proposal 5 years ago, the idea of a business park was to attract high
quality development. Almost the exact type of development as Gresser is proposing.
Agree with staff report, the change to commercial for 33 acres. The 7.5 acres to R-
HD is premature until we know what the compatible land uses are.
Kuykendall:
· Feels the same. More staff review of why R-HD is premature. Kansier responded,
the area surrounding it is B-P. It is spot zoning. The idea is to re-Iook at the area and
make some decision of what is appropriate. Rye added, at the time we looked at the
Comprehensive Amendment in 1995, there was discussion about land use along
County Road 42, how much property to be designated as B-P. The market study was
B-P on County Road 42 in terms of acreage was substantially higher than what the
market study had said at the time.
· Concerns of public can be addressed in the future as part ofa Conditional Use Permit.
Supports zone change and Alternative #2.
Rye pointed out standards for lighting between residential and commercial zoning.
Billboards are not permitted in the City.
Stamson:
· Showroom office is good, but retail can go elsewhere in the City. Is there another
zone these proposed uses could be permitted? Rye said the Retail is specific,
commercial is more general. The district they are proposing does offer retail and a
various forms of commercial.
· Supports the proposed re-zoning for the 33 acres. It is appropriate to re-zone the
smaller acreage as R-HD.
Criego:
· Concurs with staff and other Commissioners. Asked staffto read B-3 uses.
Kansier read the B-3 uses.
· Fast food requires Conditional Use Permit. Concurs with staffto rezone to B-3. It is
the type of user the City would like.
· R-HD is too early. Need to look at 160 acres together.
Cramer:
· Very familiar with the area. Supports change to C-CC. County Road 42 will be the
major retail commercial corridor ofthe southern metropolitan area. This is a great
opportunity.
· Opposed R-HD because ofthe proposal to extend County Road 21 to bypass. May be
creating a single area zoned R-HD, when the entire area north of County Road 42 is
guided for plenty ofR-HD. Agrees with staff recommendation ofthat.
1:\98files\98plcomm\pcmin\mn092898.doc
5
,",'
--~
. Agree to change the Comprehensive Plan to Community Commercial and the zoning
to be B-3 but oppose the zoning changes to make it a residential area.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND APPROVAL
OF THE COMPREHENSIVE LAND USE PLAN AMENDMENT TO DESIGNATE
APPROXIMATELY 33 ACRES COMMUNITY RETAIL SHOPPING.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND APPROVAL OF
THE ZONE CHANGE REQUEST FROM C-1 AND BUSINESS PARK DISTRICT TO
THE B-3 DISTRICT ON THE SAME 33 ACRES.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND DENYING THE
COMPREHENSIVE PLAN CHANGE TO THE 7.35 ACRES TO A RESIDENTIAL
HIGH DENSITY.
Vote taken signified ayes by all. MOTION CARRIED.
5. Old Business:
A. Case 98-109 - Resolution for variances requested by Sandy Silfverston
Planner Jenni Tovar presented the staff report, dated September 28, 1998. Resolutions
are consistent with Planning Commission's recommendation from the September 14,
1998 meeting.
MOTION BY CRAMER, SECOND BY VONHOF, TO APPROVE RESOLUTION 98-
23PC APPROVING A 5.4 FOOT VARIANCE TO PERMIT A 19.6 FOOT FRONT
YARD SETBACK INSTEAD OF THE REQUIRED 25 FOOT FRONT YARD
SETBACK AND 22.7 FOOT VARIANCE TO PERMIT A 62.3 FOOT SETBACK
FROM THE CENTERLINE OF A COUNTY ROAD INSTEAD OF THE REQUIRED
85 FOOT CENTERLINE SETBACK.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRAMER, SECOND BY VONHOF, DENYING A 0.2 FOOT
VARIANCE TO PERMIT A 84.8 FOOT SETBACK FROM THE CENTERLINE OF A
COUNTY ROAD INSTEAD OF THE REQUIRED 85 FOOT CENTERLINE
SETBACK.
Vote taken signified ayes by all. MOTION CARRIED.
B. Case 98-116 - Resolution for variance requested by Holiday Station Stores
1:\98fi1es\98p1comm\pcmin\mn092898.doc
6