HomeMy WebLinkAbout5B Summit Preserve PP PUD
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
PRESENTER:
PUBLIC HEARING:
DATE:
5B
PUBLIC HEARING TO CONSIDER A REQUEST FOR
APPROVAL OF A PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAN AND A PRELIMINARY PLAT
TO BE KNOWN AS SUMMIT PRESERVE
DANETTE MOORE, PLANNING COORDINATOR
X YES NO-N/A
--
APRIL 23, 2007
AGENDA ITEM:
SUBJECT:
INTRODUCTION:
Cardinal Development has applied for approval of a development to be known as Summit
Preserve on the property located at the northeast intersection of CSAH 18 and CSAH 42.
The application includes the following requests:
. Approval of a Planned Unit Development Preliminary Plan;
. Approval of a Preliminary Plat.
The proposal calls for a mixed use development consisting of retail, office, restaurant,
residential, and park on approximately 55 acres (gross acreage).
HISTORY:
In late 2005 and 2006 concepts for the CSAH 42 and CSAH 18 site were brought before
the Planning Commission and City Council. At that time, the following was discussed:
. The general support for a unique concept in this high visibility corridor.
. The need for increased tree preservation.
. The need to provide balance between preservation and managing responsible
growth.
. How the site will address recreational needs of the new residential dwellers.
. The need for the concept to provide benefits to the City at large that will meet the
Planned Unit Development (PUD) criteria.
PHYSICAL SITE CHARACTERISTICS:
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:
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Phone 952.447.4230 / Fax 952.447.4245
Total Site Area: The total site consists of approximately 55 gross acres (54.4 net acres).
TOPo2raphv: The site has varied topography, with elevations ranging from 1048' MSL
at its highest point to 992' MSL at its lowest point.
Veeetation: The site is heavily wooded with 2,110 existing trees, equaling 29,031
caliper inches. The site has 73 Heritage Trees (highly desirable species in fair or better
condition, which are a minimum of 27dbh in the case of deciduous trees and 24dbh in the
case of coniferous trees).
Wetlands: The site contains 17,678 sq. ft. of wetlands. The largest wetland is located in
the northwest corner of the property (and is not proposed for filling).
Access: Access to the site is from CSAH 42, which is classified as an "A" Minor
Arterial in the Comprehensive Plan Transportation Plan. The plan proposes two access
points onto CSAH 42: a full intersection and a right-in, right-out intersection from a new
roadway referred to on the site plan as Summit Preserve Boulevard (which creates a loop
that runs through the project). In addition, the site plan is proposing an access off of the
existing Royalton Road from the development to the east.
2020 Comprehensive Plan Desienation: This property is designated for Community
Retail Shopping, Low Density Residential, and High Density Residential on the 2030
Comprehensive Plan Land Use Map.
Zonine: The site is presently zoned A (Agricultural).
Shoreland: No portion of this site is within the Shore land District.
PROPOSED PLAN
Lots: The preliminary plat consists of 70 lots and 1 outlot for 22 townhome units, 43
rowhome units, 100 four-story multifamily units, and 60 three-story multifamily units.
The plan also includes a mix of retail, office, restaurants, and parkland uses.
Density: Density of the development is based on the net area of the site, which is 54.4
acres. There are a total of 225 units proposed, for an overall density of 4.13 units per
acre. The proposed density will not exceed the allowed maximums dictated by the 2030
Comprehensive Plan for this site.
Streets: This plan proposes the following roadways:
. Summit Preserve Boulevard will be a public roadway and serve as the main
collector for the development. This new roadway will provide two access points
directly to CSAH 42. The most westerly access point will provide a right-in,
right-out access. The easterly access point (directly across from Aspen Way) will
provide a full access and future stoplight (when warranted). At the time of final
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plat, the developer will be responsible for designing and escrowing funds for the
cost of the future stoplight.
. Cardinal Way will be a public roadway accessed off Summit Preserve Boulevard
and Roya1ton Road. This roadway will provide access to future townhomes and
multiple family buildings. Cardinal Way will stub to the northern property
boundary and allow for a future extension when the property to the north
develops.
. Royalton Road extends from Cardinal Way and will provide a connection point to
the adjacent Windsor Estates neighborhood.
. Summit Path will extend from Summit Preserve Boulevard and stub to the
western property boundary and provide a future access when the property to the
west develops. For that reason, the developer will need to revise the alignment of
Summit Path to show how the road can be extended without impacting the
adjacent wetland in the future.
The street names of Summit Preserve Boulevard, Summit Path, and Cardinal Way
will need to be revised to avoid duplication with existing roadway names within the
City.
Sidewalks/Trails: The proposed plan provides both interior trails and sidewalks, and
provides connections to the City trail system. The City trail system will extend along the
western and southern perimeter of the site (along CSAH 42 and CSAH 18). Currently,
the trail is shown on the plans as six (6) feet in width, which is inadequate. As previously
discussed, the trail will need to maintain eight (8) feet in width and ten (10) feet in width
in key access areas (along CSAH 42 for pond and booster station maintenance). In
addition, the trail is located in portions of the future CSAH 42 right-of-way (for the
purpose of preserving existing trees). In most cases this will not be an issue. However,
the developer will need to provide a plan showing how the revised width and possible
relocation of these extensions of the trail (when CSAH 42 is expanded) will not impact
trees (particularly in two areas immediately to the west of the full access-across from
Aspen Avenue).
Park: The development proposes to dedicate approximately 20,000 sq. ft. for a tot lot
(located adjacent to the northern property boundary) and 3.1 acres for the proposed
greenbelt. The grades existing within the greenbelt area would typically not allow it to
qualify as dedicated parkland. However, at the time of the concept plan for the site, the
Council indicated that the significance of the continuous greenbelt would justify this area
as designated parkland with trails.
In addition to the greenbelt and tot lot, once the width is revised, the trail corridor along
CSAH 18/42 will qualify for parkland dedication. In the portions of the development
where contiguous areas of highly desirable trees exist adjacent to a park or trail, park
dedication has been proposed. For the sake of saving additional trees, staff believes this
is appropriate. Recent design changes (altered grades, future trail locations, pipes,
easements) may impact some of these areas and staff is not able to fully determine what
areas will qualify for park dedication at this time. In addition, the developer should
provide staff with a concept layout demonstrating how the trail through the greenbelt area
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could extend into the northern property, taking into account to trees and wetlands (when
the adjacent property develops), and provide for a future park connection.
A portion of the parkland being proposed as dedicated parkland to the City is at the
comer of CSAH 18 and CSAH 42. The developer is proposing a "community plaza" area
(schematic of plaza is attached). The "community plaza" being proposed for parkland
dedication credit appears to be an extension of the retail/restaurant area (i.e.: stairs,
extensive retaining walls) and doesn't to meet the standards necessary for parkland
dedication credit. If allowed for parkland dedication, the City would be responsible for
maintaining this area. In previous PUD cases, the City has not taken areas for parkland
credit if they are more closely associated with benefiting the development and not the
community at large.
The minimum dedication requirement for a development of this size is 10% of the net
land area, or approximately 5.4 acres. Recent design changes (altered grades, possible
future trail locations, etc) may impact the amount of land area counted as dedicated
parkland. While the developer may have 5.4 acres of parkland dedication, meeting the
minimum for a standard development, staff is unable to factually determine this at the
time of this staff reports creation.
Sanitary Sewer/Water Mains/Storm Sewer: The developer is proposing to utilize the
reuse of stormwater for irrigation purposes. For that reason, additional details are
necessary to confirm that the system being proposes will be adequate in meeting the
needs of the site. The irrigation system is the main component of volume control, thus,
detail is needed at the preliminary plat stage.
Currently, stormwater calculations are incomplete. The most recent Engineering
Department memo (attached) dated April 17, 2007 details the most recent stormwater
issues related to infiltration feature sizing, hydraulics, and reliability. City staff has been
collaborating with the developer's engineer to work through these issues. However,
additional information is necessary to conclude this issue.
Booster Station: The development will require a booster station. It would appear that
that the proposed location does not provide adequate space around the structure, access to
the structure, a necessary hard surfaced apron, and will negatively impact an adjacent
Heritage Tree (shown as saved). Engineering staff will continue to work with the
developer's engineer to locate the booster station in a way that will meet the needs of
both the City and the development.
The developer may want to consider architectural modifications/upgrades to the exterior
of the booster station.
Buildine StvleslMaterials: The developer has provided elevation renderings for the
various uses within the development (attached) to demonstrate the proposed building
styles. The elevations and the narrative provided by the developer show buildings that
are often referred to as being "prairie style". The "prairie style" architecture is most often
marked by horizontal lines, flat roofs, broad overhanging eaves, and natural materials
(stone, wood, etc.). The architectural style being proposed by the developer is a main
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thematic element carried throughout the development. The developer has indicated that
the buildings will reflect four-sided architecture (similar high quality materials on all
sides of the structures). The materials must meet the minimum Class I requirements and
design standards as detailed in Section 1107.2200 of the City Code.
The developer has provided preliminary examples and draft association documents
demonstrating how the development will maintain the proposed architectural
style/thematic elements. More detailed documents for each area will be required with
final approval of each development phases.
Planned Unit Development Criteria: The developer is suggesting the use of the PUD
to allow a mixture of uses, private streets and other modifications to the Zoning
Ordinance. Section 1106.501 states the required standards for a PUD as follows:
Required Standard: The City shall consider a proposed PUD District from the point of
view of all standards and purposes of the Comprehensive Land Use Plan to achieve a
maximum coordination between the proposed development and the surrounding uses, the
conservation of woodland and the protection of health, safety and welfare of the
community and residents of the PUD. To these ends, the City Council shall consider the
location of the buildings, compatibility, parking areas and other features with respect to
the topography of the area and existing natural features such as streams and large trees;
the efficiency, adequacy and safety of the proposed layout of internal streets and
driveways; the adequacy and location of green areas; the adequacy, location and
screening of parking areas; and such other matters as the City Council may find to have
a material bearing upon the stated standards and objectives of the Comprehensive Land
Use Plan.
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 many areas, including
mix of uses, setbacks, lot sizes, building heights, and so on. The developer is requesting
modifications to the minimum lot area, setbacks, reduced parking requirements, the
development of private streets, and mix of uses. In return, the developer is offering the
following:
. Additiona11and for future CSAH 42 right-of-way (approximately 37,000 sq. ft.).
. The extent is yet to be fully determined (due to evolving design work); however,
the developer has indicated that a main component of the PUD will be the
preservation of trees in key areas. Currently, staff has concerns related to grading
and utility impacts of existing trees shown on the plans as saved.
. The developer is indicating that 6.4 acres of the site will be dedicated as parkland.
However, once the standard 10% requirement for parkland dedication is
considered, the developer is in actuality proposing to dedicate 0.9 additional acres
toward the PUD criteria. Nonetheless, it should be noted that a portion of this
dedication is for the preservation of trees. If future design changes impact the
trees in these areas, their acreage will no longer qualify as dedicated parkland.
. Location of a future booster station site.
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The developer may want to consider offering additional PUD benefits such as cash
contributions toward the tot lot play structure or booster station.
As with any PUD, while reviewing the merits of the PUD, the Planning Commission
must consider the following:
. Does the proposed PUD provide balance between preservation and managing
responsible growth?
. Does the proposed PUD provide benefits to the City at large that will meet the
PUD criteria?
. Does the PUD foster the vision articulated by the Planning Commission and City
Council during the earlier concept discussions for the site (specifically in relation
to the CSAH 42 gateway corridor)?
The PUD is divided into the following three phases:
Phase 1
~ Retail/Restaurant/Office/Parking:
. Office. 92,340 sq. ft. of office and medical office space contained
within three-two (2) and three (3) story buildings.
. Restaurant. 14,750 sq. ft. of restaurant space within two-single
story buildings.
. Mix of Retail and Restaurant. 90,234 sq. ft. of retail and
restaurant space within six-single story buildings.
. Parking. 46 underground parking spaces and 808 exterior surface
parking spaces.
~ Residential Units/Parking:
. Two-three (3) story multiple family buildings with a total of 60
units with 93 underground parking spaces and 36 exterior surface
parking lot spaces.
Phase 2
~ Residential Units:
. 22 twinhome units.
. 43 rowhome units.
. A 20,000 sq. ft. totlot area/park.
Phase 3
~ Residential Units/Parking:
. Two- four (4) story multiple family buildings with a tota1100 units
(50 units within each building). As well as 130 underground
parking spaces (35 within each building) and 72 exterior surface
spaces.
~ Offices/Parking:
. Three single story office buildings totaling 23,810 sq. ft.
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. 98 surface parking spaces.
Landscapine: Due to the size of the PUD, the specific landscaping requirements will be
reviewed at each final stage. However, it should be noted that additional landscaping will
be necessary along parking areas adjacent to roadways and trails (i.e.: parking lot
adjacent to the trail, west of the pond).
Tree Replacement: There are 29,031 caliper inches of existing significant trees on the
site. The current plans show impacting 20,850 caliper inches of the existing trees. The
developer has been working with staff to make modifications on the site to decrease tree
loss. As the plan has evolved, improvements have been made that have assisted in saving
many desirable trees (detailed in the attached narrative). However, staff has concerns
related to recent design changes (pipes, easements, grades, etc), which appear to
negatively impact some of these earlier strides in preserving trees. Due to these recent
changes, staff is unable to accurately determine tree replacement requirements and
Heritage Tree credit because the viability of some of these areas with clusters of trees still
remains unclear.
Once the tree replacement requirement is established, the developer will need to provide
specific information detailing how this replacement requirement will be met.
Parkine:
As the development has evolved, the developer has relocated the larger parking areas to
the interior of the project, away from the CSAH 18 and CSAH 42 corridor. The
relocating of the expansive parking lots is desirable and supported by staff. The
developer has also reduced parking in some areas or provided additional underground
parking in limited cases. The narrative (attached) provides justification in relation to the
proposed number of parking spaces (shared and alternating occupancy of parking spaces
in certain areas, industry standards, etc). Staff feels comfortable with the parking
situation currently being proposed as part of the PUD.
Traffic Impact Report: A traffic impact report was originally generated in December of
2006. The study concluded that CSAH 42 near the site currently operates at or better
than Scott County standards and will continue to do so if the following mitigations
measures are implemented:
. CSAH 42/18: Adjust the timing of existing signal cycle length.
. CSAH 42/ Aspen Avenue:
-Control the intersection with a traffic signal when justified.
-Build the southbound approach with an exclusive right turn lane and a
shared left/through lane.
- Extend the eastbound to northbound left turn lane.
-Construct a 200 foot westbound to northbound right turn lane.
. CSAH 42/Proposed right-inlright-out:
-Build a 200 foot westbound to northbound right turn lane on CSAH 42
On March 30, 2007, at the request of staff, the developer submitted a traffic study update
indicating how the revised site plan would impact the previously concluded traffic study
findings. The March update concluded that the proposed intersections and roadway
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corridors would continue to operate at or better than Scott County standards if the
mitigation plan recommended in the original traffic study (above) were implemented.
Market Study: The developer provided a market study dated February 16, 2007
(attached). The market study revealed concerns in relation to the residential elements
(particularly the for-sale multifamily units). The developer has indicated that the three
phases will be built over the course of the next three years and that they are optimistic
that at the time of build out, the market will more readily demand the condominium
component.
Siena2e: The specific signage for each building will be reviewed as part of the final
plans for each area of the development. All signage will be required to meet the
regulations detailed in Section 1107.400 of the City Code.
The current location of the monument signage is within Scott County right-of-way. The
County has commented (attached) that an alternate location will be necessary if the signs
should need to be moved in the future with the expansion of CSAH 42. It would appear
that the shifting of either proposed monument sign out of their current location may
impact trees. The developer will need to provide a plan showing where these signs can
be located so they will not impact any existing trees in the future. No signage will be
allowed within areas receiving parkland dedication.
Fees and Assessment: This development will be subject to the standard development
fees.
ANALYSIS:
The site plan has evolved since the applications original submittal as a concept plan. The
developer has detailed these evolutions in their narrative (attached). While City staff is
optimistic about the positive outcomes created by many of these changes (ie: increasing
preservation of trees), recent design changes (shifting of topographic grades, pipe
locations, easements, etc) and possible additional changes (relocating the booster station,
trails, monument signs) have created uncertainties regarding the viability of some of
these trees. Staff recognizes the importance of fully assessing the impacts to all existing
trees in order to fully evaluate and give credit to the developer in cases where
preservation has been acknowledged as a key component of the PUD. In addition, staff
continues to work with the developer to address additional engineering issues detailed in
the Apri117, 2007 Engineering Department memo (attached) .
STAFF RECOMMENDATION:
Based on the need for the developer to address outstanding uncertainties related to the
PUD and preliminary plat, staff recommends the public hearing be continued to allow
additional time for these issues to be addressed.
The developer has provided preliminary examples and draft association documents
demonstrating how the development will maintain these architectural standards/thematic
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elements. More detailed documents for each area will be required with final approval of
each development phases.
ALTERNATIVES:
1. Recommend approval of the PUD Preliminary Plan and the Preliminary Plat subject
to the conditions identified by the Planning Commission. In this case, the Planning
Commission should provide staff with findings of fact for the basis of their decision.
2. Table this item to a date specific, and provide the developer with direction on the
issues that have been discussed.
3. Recommend denial of the request.
RECOMMENDATION:
The Planning staff recommends Alternative #2.
ACTION REQUIRED:
A motion and second continuing the public hearing on this item until a specific date.
EXHIBITS:
1. Location Map
2. Developer's Narrative
3. Development Site Plan
4. Reduced Copy ofPUD and Preliminary Plat Plans
5. Engineering and Planning Comments
6. Scott County Comments
7. Prior Lake-Spring Lake Watershed District Comments
8. Market Study
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SUMMIT PRESERVE
Location Map
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arch itects
KKE Architects. Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
APR :; - 2007
Memorandum
Project Name:
Project Number:
To:
Prior Lake Mixed Use
KKE 0708.1221.01
Jane Kansier, AICP - Planning Director
Danette M. Moore - Planning Coordinator
Cardinal Development
Rehder & Associates
KKE Architects, Inc.
Natina James
Monday, April 6, 2007
PUD Narrative
From:
Date:
Subject:
PART I:
PUD NARRATIVE
The Summit Preserve is approximately a 225,000 square-foot upscale, mixed-used development
proposal for the northeast corner of the intersection of County Road 42 and County Road 18 in
Prior Lake, Minnesota. The mix of use includes specialty retailers, restaurants, medical offices,
office, and several types of housing; including three and four level row houses and town homes.
The design's theme includes authentic materials and elements such as stone, wood and
trelliswork that complement Prior Lake's natural environment and lifestyle. The buildings will be
"four-sided architecture", allowing exposure from every vantage point. They will utilize existing
and new site amenities such as "heritage trees" and a new feature pond. The main entrance into
the site is a tree-lined boulevard that will offer access to the different areas of the development.
The corner of County Road 18 and County Road 42 acts as a gateway for the western edge of
Prior Lake. A majority of heritage trees on this corner have been preserved to reinforce the
.natural" theme of the project. This corner also merges a dedicated park area with a pedestrian
plaza for social gatherings and activity. The medical office portions of the development contain
Class-A office space and secure underground parking. The use of materials, colors, texture and
trellis elements break up the scale of the buildings and are consistent within the entire
development. The facades will reflect a natural aesthetic that speaks to the lifestyle of Prior Lake.
Compared to developing the property within single-use zoning parameters, developing the 54.82
acres as a PUD adds more value to the community. It also exceeds the community's health,
welfare and safety requirements. The design team has met PUD criteria by the following points:
· The Summit Preserve proposal creates a more efficient and higher use of land through
providing mixed-use opportunities, allowing dedicated open-space and public facilities,
and preserving and enhancing the natural amenities of the site. The project is providing
approximately 121,000 sf. of office space, 105,000 sf. of retail space, 22 new town
homes, 43 new row houses. It also includes approximately 160 multi-family units.
· The project provides a .sense-of-place" by identifying and celebrating the boundary of the
City of Prior Lake. The project creates opportunities for social gatherings and events
outdoors, establishes a formal park area, and utilizes a storm water retention pond as a
design feature embraced and accessible by the retail center and pedestrian plazas.
minneapolis las vegas irvine pasadena
expanding the vision"
PUD Narrative
KKE 0708.1221.01
Monday, April 2, 2007
Page: 2
· The project increases economic vitality for Prior Lake, and provides investment
opportunities by providing a mixed-use platform designed to endure and prosper. The
variety of uses within the project creates economic opportunity, stability, and jobs while
growing the tax base for the community.
· The proposal offers a diversity of housing options; town homes, row houses and multi-
family residences to provide housing opportunities for a wide range of age groups and
lifestyles.
· Summit Preserve passes the "popsicle test" requested by Prior Lake city staff, (Le. a child
can go from their home to the store for a popsicle in a relatively safe manor.) The design
also includes numerous walking/biking path options, which connect residential areas to
dedicated parks, green- pace, and retail/office environments.
· The project integrally incorporates 6.44 acres of park space and 7.21 acres P.U.D. open-
space. This is approximately 25% of the overall site. The project also provides dedicated
parkland on the southwest corner of the site (corner of Cty Rd 18 & 42) and a half-acre
tot park on the northeast corner of the site.
· The design retains 47.2% of heritage trees overall and 54.8% excluding
ROW/Pond/Easement loss. In certain areas, the plan provides retaining walls in order to
maintain existing grades that maximize existing tree health and longevity. We have taken
care to overlay the trees canopies, specific to staffs request, on the site plan to ensure
that the trees we're attempting to save will be viable.
· The team has preserved 8,339.5" caliper inches of existing trees.
· When planting new trees, care has been made to replace the trees with a species to
match those lost in the development.
· The Southwest corner, while currently quite open, will be planted to continue the
"woodland" character of the site.
· The south edge of the property along County Road 42 will be planted to continue the
"green boulevard" effect to be consistent with the 2030 Vision and Strategic Plan:
"Encourage green belts between developments and major roadways to preserve the
natural look of Prior Lake". We have planted and maintained several areas along 42
while still providing visibility to Summit Preserve for Passing Traffic.
· Existing wetlands will be utilized as is, or modified to create a retention pond for storm
water management. This feature pond, in the main retail development, has been
designed to fully manage all storm water on the site and will be used for on-site irrigation.
The site, as designed, embraces the pond as a valued amenity and provides numerous
plazas and seating opportunities overlooking the water. The pond will contain various
levels of water, depending on the water management cycle, but it will remained "filled" at
all times, thereby improving the aesthetic qualities of the storm water management
system. A water feature in this pond is also being planned.
PUD Narrative
KKE 0708.1221.01
Monday, April 2, 2007
Page: 3
· The proposal maintains the natural characteristic of trees and topography at the
southwest and southeast corners of the site. The southwest corner's natural rolling hills
and mature oaks reflect Prior Lake's active and natural setting. The southwest corner will
also be planted with several wildflower gardens featuring natural plants, grasses and
perennials. A grand stair leading to public plaza with seating will include stonewalls and
educational plaques describing the natural wildflower gardens and restoration of the
woodland area. The natural plantings not only fit with the Architectural Prairie style of the
project, but also helps connect the two "Greenbelts. of the project along 18 & 42.
· We have redesigned the site to completely preserve heavily treed hill in the northeast
corner of area 1 as identified by staff as "significant in size and valuable in reflecting the
PUD criteria of the development."
· We have also revised the site plan to save another massing of "high quality hardwood
trees. in the southwestern area of Area 2 Gust to the west of the main pond).
· The southeast corner maintains a large grouping of trees and smaller scale buildings
creating a subtle transition to the residential zoning to the east.
· The design of Summit Preserve's buildings utilizes cultured stone piers, building bases
and accents. Trellis elements, awning structures, smaller scale fenestrated storefronts,
detailed towers and gables all combine to create a prairie style aesthetic suitable for the
active community of Prior Lake. This design theme is applied across the proposal to
create a consistent and integrated environment throughout the proposal.
· The site plan of Summit Preserve is sensitive to surrounding land use, both existing and
planned. The main retail components are surrounded by a planted boulevard that
transitions to adjacent, less intensive uses. Locating the main retail buildings and pond
adjacent to County Road 42, the buildings, plazas and pond become design features,
which help to screen the main parking fields from view without blocking the visibility of
retailers. The uses are also distributed so that buffers occur between the most intensive
areas of use and the least intensive areas of use. The proposal endeavors to surround
and distribute public green space throughout the project while preserving existing
heritage trees throughout the entire project.
PART II:
DETAILED REVISIONS TO PUD TO PROVIDE FOR TREE PRESERVATION
Round 1
1. Area 1 - Adjusted building locations and parking to save quality and heritage trees.
2. Area 2 - Pull retail buildings to the pond to avoid parking along 42 and begin saving large
quantities of trees.
3. Area 2- Redesign parking lots to accommodate new layout, identify green space and
save trees.
4. Area3 - Relocate trees and redemise parking lot to gain large natural wooded area in the
southeast corner.
5. Area 4- Adjust townhouse locations and lots to gain tot lot.
6. Area 4 - Maintain naturally wooded hill in the southeast corner of area 4.
PUD Narrative
KKE 0708.1221.01
Monday, April 2, 2007
Page: 4
7. Area 5 - Flip parking to south side of buildings to increase the size of the green belt, save
heritage trees between the two buildings with retaining walls and eliminate the tunnel
effect between building and massive retaining wall of previous scheme.
8. Area 5 - Rotate the southern most 4-story multi-family building to increase the green belt.
9. Area 6 - Modify layout and setbacks to balance yard sizes and save trees.
Round 2 - Wednesday, March 21, 2007 (changes made to plan prior to meeting w/staff at City
Hall on 3/21/07)
1. Eliminated East Medical Office parking to save 246.5 caliper inches - 16 trees
2. Moved Building D West to save 28.5 caliper inches -1 tree.
3. Adjusted Area 1 parking field to ensure saving 28 caliper inches - 1 Heritage Tree.
4. Moved Building F and adjacent parking field south to provide additional clearance for 27-
caliper inch Heritage Tree.
5. Adjusted North towers on Buildings G and H and adjacent drive aisle to save 29.5 inch
Heritage Tree and 19 caliper tree.
6. Adjusted Buildings G and H Plaza to ensure saving 29 caliper inch Heritage Tree.
7. Adjusted Building J and adjacent parking field to save 109.5 caliper inches - 3 trees.
8. Adjusted South end of Building G to save 242 caliper inches - 12 trees.
9. Provide retaining wall behind Building G at pond edge to save 53.5 caliper inches - 7
trees.
10. Provide retaining wall at ponds edge along highway 42 (where necessary) to save 181.5
caliper inches - 11 trees.
11. Adjusted Building K and parking field to save 106.5 caliper inches - 9 trees.
12. Moved Buildings M, N & P South/West and adjusted Royalton Road to save 238 caliper
inches - 15 trees.
13. Adjusted 3-Story Multi-family and surface parking to save 198.5 caliper inches -14 trees
Total Additional Caliper Inches Saved -1537"
Total Trees Saved - 93
Round 3 - March 22"d, 2007 (Site Plan Revisions after staff review on 03/21/07)
1. Moved road between Areas 4 & 5 to allow additional room for Green Belt connection to
the South.
2. Road moved 10 feet to the east with slight adjustments to duplex unit locations
3. Moved 4-story mixed family buildings with the road to increase Green Belt.
4. Moved Building L and realigned access drive toward Building K to create an intersection
with above-mentioned road.
5. Included graphic changes to Aspen Ave intersection to represent 2 Left!1 Straight! 1
Right turn lanes.
6. Moved monument signs to the north
7. Break down of trees per area included on site data tables.
8. Tree data for Area 1 will be calculated and include in final submittal. We are waiting for
the county ROW data for Highway 42 and 18.
Total Caliper Inches Saved - 7579.5"*
Total Standard Trees Saved - 493*
Total Heritage Trees Saved - 27*
* Calculations do not include Area 1 trees.
Copies to:
Project File
KK-
arch itects
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
APf~ f; 2001
Memorandum
Project Name:
Project Number:
Summit Preserve of Prior Lake
KKE 0708.1221.01
To:
Danette Moore - Planning Coordinator,
Jane Kansier, AICP - Planning Director
Cardinal Development
Rehder & Associates
KKE Architects
Andrew Havens, Natina James
Friday April 06, 2007
Tree Preservation, Replacement & Mitigation Calculations
From:
Date:
Subject:
Total Caliper Inches Existing 29,031" 2,110
Heritage Standard
Caliper Inches Saved Area 1 1375.5" 11 68 4.7%
Area 2 1057" 9 56 3.6%
Area 3 1577.5" 5 96 5.4%
Area 4 551.5" 2 34 1.9%
Area 5 3,256.5" 4 253 11.2%
Area 6 521.5" 4 27 1.8%
Total 8,339.5" 35 534
54.8%* 35.2%* 28.7%
Tree's Lost 14,145" 1,018 48.7%
ROW Tree's Lost 6,546.0" 495 22.5%
Extrodinary Measures 252.5" x 2 505" Credit
Proposed New Tree's 609 x 2.5" 1,522.5" Credit
Tree's Lost 14,145"/2 7,072.5" Debt
Mitigation Amount 7,072.5 - 505
6,567.5 - 1,522.5 5,045. Debt
* Calculations do not include trees lost to ROW/Ponding/Easements
minneapolis las vegas irvine pasadena
expanding the visiowM
KK-
arch itects
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
Memorandum
Project Name:
Project Number:
To:
Summit Preserve of Prior Lake
KKE 0708.1221.01
Jane Kansier, AICP - Planning Director
Danette M. Moore - Planning Coordinator
Cardinal Development
Rehder & Associates
KKE Architects, Inc.
Natina James
Monday, April 2, 2007
Architectural, Site & Signage Design Guidelines
From:
Date:
Subject:
The Summit Preserve is approximately a 225,000 square-foot upscale, mixed-used development
proposal for the northeast corner of the intersection of County Road 42 and County Road 18 in
Prior Lake, Minnesota. The mix of use includes specialty retailers, restaurants, medical offices,
office, and several types of housing; including three and four level row houses and town homes.
The design's theme includes authentic materials and elements such as stone, wood and
trelliswork that complement Prior Lake's natural environment and lifestyle. The buildings will be
"four-sided architecture", allowing exposure from every vantage point. They will utilize existing
and new site amenities such as "heritage trees" and a new "pond". The main entrance into the
site is a tree-lined boulevard that will offer access to the different areas of the development. The
corner of County Road 18 and County Road 42 acts as a gateway for the western edge of Prior
Lake. A majority of heritage trees on this corner have been preserved to reinforce the "natural"
theme of the project. This corner also merges a dedicated park area with a pedestrian plaza for
social gatherings and activity. The medical office portions of the development contain Class-A
office space and secure underground parking. The use of materials, colors, texture and trellis
elements break up the scale of the buildings and are consistent within the entire development.
The facades will reflect a natural aesthetic that speaks to the lifestyle of Prior Lake.
Architectural Standards
Building Orientation
Policy
· Overall design focus shall be to create a mixed-use center with four-sided architecture.
· Building elevations will vary in height, material and aesthetics to enhance the Prior Lake's
character.
· View corridors shall be incorporated throughout the site, focusing on major architectural
features such as towers.
· Landscape elements and areas shall be provided along the perimeter and throughout the
interior of the development.
· The major entry to the site from County Rd 42 shall reveal views of the project across a
pond, which is designed to hold water year round.
minneapolis las vegas irvine
pasadena
expanding the vision,M
Architectural Signage Guidelines
KKE 0708.1221.01
Monday, April 2, 2007
Page: 2
· Major parking fields shall be provided along a new boulevard that serves as the major
circulation spine of the project.
· The interior of the parking lot shall be pedestrian friendly with a primary vehicular traffic
lane for the freestanding buildings and a primary vehicular traffic lane for the anchor
tenants and shop space.
· Landscape elements and areas shall be provided along the perimeter of the
development.
Building Design/Mass
Policy & Standards
· A varying scale of buildings shall be required. Buildings shall vary in scale with anchor
tenants having the greatest presence and shop space being smaller in scale.
· Shop spaces and anchor tenants shall have movement in the rooflines to discourage a
monotonous elevation.
· Building design shall be based on Prairie Style, authentic materials and elements such as
stone, wood and trelliswork that complement Prior Lake's natural environment and
lifestyle.
· Materials must meet the minimum Class 1 material requirements per Section 1107.2200
of the Prior Lake Zoning Code.
· Building frontage on County Roads 42 and 18 shall incorporate various building elements
and uses. Glass, masonry, brick, stone, faux stone, and wood will be the primary natural
materials on elements of all elevations.
· Building wall surfaces for front and rear sides shall avoid continuous single facades
unless the block elements have a singular use approved by owner. The walls shall
include design elements that reinforce the "natural" theme of the project, such as stone,
wood and trelliswork.
Fac;ade Design
Policy & Standards
· The project shall provide for varying architectural elements consistent with the stated
architectural character.
· Buildings shall provide for distinctive character with the incorporation of consistent
building elements including pilasters, awnings, corner tower forms, and masonry
patterning.
· Exterior facades and architectural treatments shall promote the project focus by creating
an active streetscape and pedestrian friendly environment through appropriate
proportions and human scale.
· Masonry, stone and brick shall be incorporated into the faC(ade design as accent
materials consistent with the architectural design.
Architectural Signage Guidelines
KKE 0708.1221.01
Monday, April 2, 2007
Page: 3
Building Materials
Policy & Standards
· Materials shall be selected for suitability for the type of buildings and design in which they
are used. Building walls shall be finished in aesthetically acceptable tones and colors,
complementary to the tones and colors of the neighboring buildings.
· Materials shall have a durable quality.
· Exterior wall treatments like brick, natural stone, faux stone, cementitious architectural
siding, and wood shall be used. Other similar materials may be acceptable upon
approval of the city.
· Masonry and stone materials may vary in color and texture from building to building to
enhance the "townscape".
· All wood treatment shall be weather proofed, stained or painted.
· When materials on the lower level are different from those of the upper levels, integration
of the upper and lower design in regards to color and form shall reinforce the "natural"
theme of the project.
Doors & Windows
Policy & Standards
· Doors shall provide visible entry from the street or marked, paved or well-lit pathway.
· Window frames, materials and colors shall complement architectural style.
· Window openings may be modulated to scale and proportion complementary to the
architectural style.
· Decorative lintels and opening heads shall be encouraged.
· Canopies and awnings shall be made of canvas and/or metal.
· Eight feet (8) of vertical clear space shall be provided from sidewalk elevation of the
lowest point of a canopy and lor suspended sign.
· Storefronts shall be constructed of metal.
· Window and doors shall be glazed in clear glass with no more than 10% daylight
reduction.
Franchise Design
Policy
· Franchise design shall utilize materials, scale and style that fit within the architectural
standard guidelines.
· A homogeneous sense of space shall be created while each business may create its own
special look within the parameters set by the owner and these architectural standard
guidelines.
Building Design Submittal Requirements
· Tenants will be required by their lease to submit their design for review and approval by
owner and owner's architect to meet the Summit Preserve Design Criteria.
· A Tenant Design Handbook will be issued for their use and review of standards.
· Sample elevations and an approved list of materials will be included in the handbook.
Architectural Signage Guidelines
KKE 0708.1221.01
Monda~ApriI2,2007
Page: 4
Screening
Policy & Standards
· Loading areas, service doors, mechanical equipment or other utility hardware on ground,
roof or building shall be screened from public rights-of-way, outdoor seating areas and
adjacent residential uses with materials complimentary with the building, or they shall be
so located as not to be visible from any public rights-of-way and adjacent residential
uses.
· Drive-thru lanes shall be screened with building elements or landscaping.
Landscaping
Policy and Standards
· Plant material shall to be utililized within Summit Preserve as an aid to provide continuity
within the area and to provide a recognized definition of its boundaries.
· Parkway-like street trees shall be utilized along major roadways with placement as to not
block visibility of commercial signage.
· A variety of plant species and other streetscape materials appropriate to Prior Lake's
natural environment and streetscape shall be encouraged.
· Plant material shall be selected in regard to its interesting structure, texture, color,
seasonal interest and it's ultimate growth characteristics.
· The scenic pond at the main entry off County Road 42 shall be utilized for detention and
infiltration. It shall be designed to have standing water year-round.
· Plant materials shall be utilized within parking lot islands, grouped massing of landscape
is encouraged in parking lots versus island planting to maximize landscape impact and
allow functional snow removal and storage.
· Where building sites and pedestrian movement allow, the placement of plant materials in
planters or within paved areas shall be encouraged.
· Unity of design shall be achieved by repetition of certain plant varieties and other
streetscape materials.
· Gateways into Summit Preserve areas shall be significantly landscaped and are to be
designed with a common theme.
· Plant materials or screen walls shall be utilized as a screening element for parking and
building areas as feasible.
Parking
Policy & Standards
· The development shall encourage a strong connection between the building and parking
areas through unified construction of elements, pedestrian paths and entries.
· The site shall accommodate pedestrian as well as vehicular traffic.
· Pedestrian crosswalks shall be clearly defined with changes in pavement or painted walk
areas. Parking stalls and parking lot drive aisles shall meet City Zoning ordinance
requirements related to dimensions and location.
· When determined appropriate, commercial buildings are to accommodate
bicycle/motorcycle parking areas and bike rack design.
-.,.----,.--.--,-..--.... ,._>~.."._~...~..~.,__~..~,'~_.,__". "_"___"W_~~_._.___,".,._._._~.__~~.".~._.,,'~.._.~~.__.___....__~..__.>"_~_,___~.,,~_'". .
Architectural Signage Guidelines
KKE 0708.1221.01
Monday, April 2, 2007
Page: 5
Walks and Trails
Policy & Standards
· Trails shall comply with City Design Standards
· Trails shall be separated from roadways, providing a secondary transportation network
within the area.
· Multi-use trails shall be a minimum of 8 feet in width.
Lighting
Policy & Standards
· Lighting shall provide continuity and consistency throughout the area.
· Lighting standards and building fixtures shall be of a design and size compatible with the
buildings and adjacent areas.
· Exterior lighting, when used, shall enhance the building design and the adjoining
landscape.
· Accent lighting shall be encouraged.
· Lighting shall not glare into public right-of-ways or adjacent residential areas.
· Lighting shall meet the required foot-candles according to city code as measured from
the property line of a public right-of-way or an adjacent residential property.
· Street lights will be selected from the approved fixtures from the City of Prior Lake.
Signs
Types
The signs for Summit Preserve shall meet Section 1107.400 of the Prior Lake Zoning Code.
This section of the Summit Preserve Design Guidelines address the following signs:
Summit Preserve Pylon Signage:
· Freestanding Signage - 20' high. One (1) sign shall be allowed and located on
County Road 42, between the entrances to the project.
Summit Preserve Monument Signs:
· Freestanding Signage - 10' high. Monument signs located at the entranceways,
identifying a land development having a common identity. The Summit Preserve
identification signs shall identify the name of the development and include the
city logo.
Business Identification Signs:
· Any sign which identifies a business or group of businesses, either retail or
wholesale, or any sign which identifies a profession or is used in the identification
or promotion of any principal commodity or service, including entertainment,
offered or sold upon the premises when such a sign is located. Tenants shall be
allowed to have two (2) internally illuminated signs if one sign is facing County
Road 42 and if the other is facing the parking field at the front of the building.
These shall include:
o Wall Sign: A sign affixed to the exterior wall of a building and which is
parallel to the building wall or a sign affixed to a canopy or marquee.
o Address Sign: Postal identification number and/or name, whether written
or in a numeric form.
o Blade sign: A sign perpendicular to building wall.
Architectural Signage Guidelines
KKE 0708.1221.01
Monday, April 2, 2007
Page: 6
Prohibited Signs:
The following signs shall be prohibited in the Summit Preserve Area:
· Roof Signs: Signs erected, constructed or attached wholly or in part upon the
cover or roof of the building.
· Motion Signs: Any sign which revolves, rotates, scrolls or animated, has moving
parts or gives the illusion of motion, except banks shall be allowed to have
electronic time and temperature boards.
· Portable Signs: A sign so designed as to be movable from one location to
another and which is not permanently attached to the ground, sales display
device or structure.
· Window Signs: A sign affixed to or inside of a window in view of the general
public. This does not include merchandise on display.
· Reader Boards: Electronic or Manual.
· Search Lights: Except in connection with Grand Openings.
Policy & Standards
· The Identification Monument Signs shall promote a signage design standard integrated
with the Summit Preserve Concept Design.
· Air inflated devices, banner, pennants and whirling devices, or any such sign resembling
the same, shall be prohibited within Summit Preserve except when used in conjunction
with grand openings or special city events.
· Signs shall be located and constructed in a manner considered visually compatible with
the project.
· Signs shall fulfill their intended purpose (readable business identification) in a non-
obtrusive, aesthetically pleasing manner.
· Signs, which complement the scale of the building, shall be encouraged.
· Signs must provide appropriate business identity.
Copies to:
Project File .
..-.,-.,-'-.--.---.-.".-'-.-,.----.,~.---~---~---""----."...____~.,.._V"_._.~.~_____"'_._~.__~,__
KK
arch itects
KKE Architects. Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
Memorandum
Project Name:
Project Number:
To:
Prior Lake Mixed Use
KKE 0708.1221.01
Jane Kansier, AICP - Planning Director
Oanette M. Moore - Planning Coordinator
Cardinal Development
Rehder & Associates
KKE Architects, Inc.
Natina James
Monday, April 02, 2007
Parking Ratio Justification
From:
Date:
Subject:
Per commentary of city staff dated March 16, 2007, this memo will supplement the development
narrative and respond to Item #8 under GENERAL comments from the city. Those comments are
as follows:
It would appear that the parking shown on the plan is less than what the Code requires for each
individual land use. This may be appropriate, however, please provide justification for this within
the narrative or on the plan.
We have revised the site plan since the March 16th review to increase the parking count.
Currently, Site Plan Sheet S-01 dated April 2, 2006 lists six (6) areas of parking "areas. that
service six (6) distinct districts within the PUD submission. Each of these "areas. serves a unique
grouping of buildings/uses. Some of these groupings do qualify as mixed-use in nature; others
qualify as serving a singular use.
Area 1 would qualify as a mixed-use zone as parking services two distinct classes of use.
Areas 2, 3 & 4 would qualify as single use parking service.
Areas 4,5, & 6 are also single use parking service and are dedicated exclusively to residential
uses in those areas.
P k'
f
f' d"d I
ar Ing ra 10S 0 In IVI ua uses:
Ratios # of stalls
Area Use Area Stalls Ratio Req. Req. by Oifference
Provided Provided Prior
by City Lake
Area 1 Retail/Rest. 14,750 sf. 82 5.5/1000 4.55 67 +15
Office 97,140 sf. 354 3.64/1000 3.64 354 0
Area 2 Retail/Rest 90,234 sf. 418 4.6/1000 4.55 411 +7
Area 3 Office 23,810 sf. 98 4.1/1000 4.00 95 +3
Area 4 Town Homes 22 units 44 2/unit 2/unit 44 0
Area 5 Multi-Family 160 units 335 2.1/unit 2/unit 320 +15
Area 6 Row House 43 units 86 2/unit 2/unit 86 0
TOTALS 1,407 1,377 +37
minneapolis las vegas irvine pasadena
expanding the visiowM
Memorandum
KKE 0708.1221.01
Monday, April 02, 2007
Page: 2
As illustrated by the chart, individually tabulated uses meet the current code or exceed it for the
overall development per the individual use parking requirements that are stated in section
1107.300 of the Prior Lake Zoning Code. The overall site has a surplus of 2.7% or 37 stalls.
The following justifications can be made in allowing the existing parking strategy, as illustrated.
1.) Parking lots for retail spaces in other metro area shopping centers have been trending
downward in terms of parking stall ratios per area. This is especially true in smaller, multi-
tenant centers and "lifestyle-center" concepts with mixed-use components. Although national
big-box retailers and grocery concepts are still demanding 5-stalls/1000 sf. in power centers,
local neighborhood multi-tenant retail have been trending closer to 4 and 4.5-stalls/1000 sf.
with success.
Center Parkin Data
Type Size Parking
Stalls
Lifes Ie 419,437 sf. 1,500
Lifestyle 593,015 sf. 2,500
Mixed-Use
Nicolette Plaza (2005) Grocery 114,400 sf. 592 5.17
Mixed-Use
Regional
Southtown Center (2005) Mall 535,135 sf. 2,110 4.10
H brid
Lifest e 398,000 sf. 1,840 4.62
2.) According to "Shared Parking: Second Edition", a publication by the Urban Land Institute
(ULI), Community shopping centers of less than 400,000 sf. only require a base-parking ratio
of 4.0 stalls/1000 sf. (inclusive of employee stalls) during weekend peak-use. Base parking
ratios for Office use during weekday peak-use is suggested to be 3.4-stalls/1 000 sf. (inclusive
of visitor stalls).
3.) When analyzing base parking data for off-peak office use and community shopping center
use, there are opportunities for shared parking stalls to occur between the uses. Given the
effort to connect the "areas" of use with convenient sidewalks and crosswalks, sharing of
parking is much more likely to occur. Also, close integration of the retail and office use with
the neighboring residential development does allow for additional parking requirements to be
absorbed by those living in close walking/biking proximities.
4.) Generally speaking, smaller parking ratios do allow developments to more efficiently integrate
parking fields with additional green space and landscaping, less asphalt and more pedestrian
and bike friendly amenities. Allowing for stronger integration of alternative forms of access to
the center will reduce the need for higher parking ratios. Smaller scaled parking fields also
allow opportunities for better storm water mitigation, more friendly human-scaled amenities
such as plazas and walkways, and offers a more responsible development patterns
supporting smart-growth initiatives and long term planning.
KK
arch itects
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
Memorandum
Project Name:
Project Number:
Prior lake Mixed Use
KKE 0708.1221.01
To:
Jane Kansier, AICP - Planning Director
Danette M. Moore - Planning Coordinator
Cardinal Development, Rehder & Associates, KKE Architects
Tuesday, April 2, 2007
Preliminary PUD District Regulation Summary
From:
Date:
Subject:
Preliminary PUD District Regulation Summary
Area 1
7.51 acres (Buildable Area)
Uses:
Setbacks:
· Corner Building
· Corner Parking
· Property Line
. Internal Circulation
Parking Ratio:
· Office:
. Retail:
Density Ratio:
Office/Retail
30'
20'
20'
10'
3.64 Spaces / 1000 SF
5.5 Spaces / 1000 SF
34%
Area 2
10.57acres (Buildable Area)
Uses:
Setbacks:
· From County 42 - Building
· From County 42 - Parking
· Internal Circulation
Parking Ratio:
. Retail:
Density Ratio:
Retail
30'
20'
10'
4.6 Spaces / 1000 SF
19.6%
minneapolis las vegas irvine
pasadena
expanding the vision;"
Jane Kansier, AICP - Planning Director
Danette M. Moore - Planning Coordinator
KKE 0708.1221.01
Tuesday, April 2, 2007
Page: 2
Area 3
2.9 acres (Buildable Area)
Uses:
Setbacks:
· From County 42 - Building
· From County 42 - Parking
· Internal Circulation
Parking Ratio:
Office:
Density Ratio:
Office
30'
20'
10'
4.1 Spaces / 1000 SF
18.9%
Area 4
5.54 acres (Buildable Area)
Uses:
Setbacks:
. Property Line
· Internal Circulation
Parking Ratio:
Density Ratio:
Multi-Family Housing
20'
10'
2 per unit
4 Units / Acre
Area 5
8.56 acres (Buildable Area)
Uses:
Setbacks:
. Property Line
. Internal Circulation
Parking Ratio:
Density Ratio:
Multi-Family Housing
20'
10'
2.1 per unit
18.7 Units / Acre
Area 6
4.81 acres (Buildable Area)
Uses:
Setbacks:
. Property Line
· Internal Circulation
Parking Ratio:
Density Ratio:
Multi-Family Housing
20'
10'
2 per unit
8.9 Units / Acre
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
March 16, 2007
Cardinal Development Group LLC
Attention: Kurt Larson
3027 Knollridge Drive
Prior Lake, MN 55372
RE: Planning Comments Regarding Summit Preserve Development
Dear Kurt:
It was helpful to have your consulting staff at the March 15, 2007 Development
Review Committee to discuss issues related to the Summit Preserve
development. The following comments or changes are in response to staffs
review of the Summit Preserve development and our March 15th DRC
discussion:
TREES:
An integral part of the Planned Unit Development relates to the preservation of
trees and the thematic element of the Prior Lake natural environment. For that
reason, we need to have additional information related to how the trees are
impacted. The following is necessary before we can fully reach conclusions as
to if the PUD criteria is being met in relation to "Preserving and enhancing
desirable site characteristics and open space, and protection of sensitive
environmental features including, but not limited to, steep slopes, wetlands, and
trees"(Section 1106.200/PUD Findings):
1) The plans do not specify which impacted trees fall within easements for
public streets, utilities, and storm water ponding areas. In addition, the
plans must provide calculations of estimated tree removal in these
easement areas, outside these easement areas, and proposed
replacement calculations (outside the easements areas and after the 35%
allowed removal, the developer must provide a replacement ratio of %
caliper inch per 1 caliper inch removed).
2) Provide specific details in relation to alternatives that have been made to
the plan which provide for the preservation of trees (Le.-building locations,
grading, roadways, etc that have been altered to accommodate the saving
of heritage and significant trees.
1:\07 files\07 subdivisions\07 preliminary\summit preserve\3-16-07 planning comments.doc
www.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
3) While staff recognizes the value of the developer incorporating some of
the Heritage trees into the plan, it would appear that some of the Heritage
trees shown as saved are in fact not viable long term. It is imperative that
all trees have no impact within the drip line of the tree. Grading, curbing,
concrete, and alike within the drip line will compromise the long term
viability of the tree and no PUD or Heritage tree credit will be given.
4) During previous concept discussions the Council expressed support of the
preservation of corridors of trees along the boundaries of the project,
consistent with the 2030 Vision and Strategic Plan: "Encourage green
belts between developments and major roadways to preserve the natural
look of Prior Lake". The site has opportunities to accomplish this while
still providing visibility to passing traffic.
5) Staff feels additional tree preservation opportunities exist on the proposed
site plan. The site has a large number of significant trees that may not be
considered Heritage trees, but remain significant in size and valuable in
reflecting the PUD criteria of the development. Additional tree saving
measures should be considered, (two good opportunities to do this would
be in the two "knob" areas that were discussed at the March 15th DRC
meeting as well as along CSAH 18 and 42).
6) Detail how the plan will meet the tree replacement required for the site.
PARKLAND:
1) Park credit is given for areas that provide for public uses and benefit.
Please provide clarification as to the public benefit in relation to Park B?
2) The plaza adjacent to the restaurants does not serve a public purpose and
should not be included in the public park credit.
3) The park boundaries are 10' away from the buildings. The buildings should
maintain the minimum 20' side or rear yard setback from the park
boundary.
4) The proposed parks are irregularly shaped (Park C and G in particular).
This will cause maintenance and boundary issues.
5) Revise the plans to reflect a trail in Park G, along CSAH 42
ARCHITECTURAL:
1) Reference in the narrative that all buildings will meet the minimum Class 1
material requirements in Section 1107.2200 of the Code.
2) The narrative or a plan should address wall signage specific to Section
1107.400 of the Zoning Code.
1:\07 files\07 subdivisions\07 preliminary\summit preserve\3-16-07 planning comments.doc
Page 2
3) Provide information detailing how the prairie style architecture will be
assured for the commercial, office, and restaurant uses. Will there be
covenants placed on the properties to enforce the thematic style?
4) Provide elevation renderings of the twin homes, row homes, and four
story multi-family buildings.
5) Provide clarification as to how the thematic architectural style will be
enforced by the "Architectural Committee" and not allow a situation where
interpretation can broadly be made in relation to future buildings.
6) The proposed light fixtures are attractive and appear integral to the prairie
style architecture. However, public roadway lights typically are one of
three already approved light fixtures. The developer may choose to still
use the prairie style lights, however, their cost and long term maintenance
will need to be maintained by the Homeowners Association (and reflected
in the HOA documents and the Development Contract).
GENERAL:
1) Please provide a key clarifying the "1-6 areas" referenced in the
supporting material and on the site-plan.
2) Revise the Preliminary Plat to remove the tree inventory and other
unnecessary layers.
3) Add setbacks to the plan showing the distance between buildings
adjacent to the property boundaries.
4) The market study indicates areas of concern in relation to the residential
elements (particularity the for-sale multifamily units). Please provide
specifics in relation to how the developer plans to address these
concerns. It may be helpful to provide estimated timeframes for the
phasing plan.
5) The Traffic Study was done in December, 2006, at the time of a previous
concept plan. Since that time, the number of residential units and the
square footage of office and retail have changed. For that reason, an
addendum should be provided that assures the traffic study findings
remain valid.
6) Please provide clarification in relation to inconsistent project acreage
areas referenced in various portions of the submittal material (Le.: Sheet 1
states 51.96 acres and Preliminary Plat states 54.82 acres).
7) The required parking for the housing units is two (2) spaces per unit.
Please document in writing or on a plan how this requirement is being
met.
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Page 3
8) It would appear that the parking shown on the plan is less than what the
Code requires for each individual land use. This may be appropriate,
however, please provide justification for this within the narrative or on the
plan.
9) Are there any specific types of retail/office/commercial uses planned? Or
does underlying C-4 zoning apply?
1 O)Clarify if a neighborhood meeting will be held before the public hearing at
the Planning Commission.
11 )Revise the street names of Summit Preserve Boulevard, Summit Path,
and Cardinal Way to avoid duplication with existing roadway names within
the City of Prior Lake.
12)Respond to comments and revise plans as requested in the Engineering
memo dated March 16, 2007 (attached).
If you have questions relative to the preliminary plat or preliminary PUD process,
please feel free to call me directly at 952-447-9813.
Sincerely,
Q~ fY\.~
Danette Moore
Planning Coordinator
cc: DRC Members
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Page 4
Memorandum
DATE: April 17, 2007
TO: Danette Moore, Planning Coordinator
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Summit Preserve (Preplat Project #07-111,
PUD Project #07-112)
The Engineering Department has reviewed the revised preliminary plat received April 5,
2007 for the subject project. Key issues are highlighted to try to draw out those issues
on the project that have a have a direct bearing on the feasibility of the preliminary plat.
The following is a list of comments:
Kevlssues
1. Storm water calculations are incomplete. City Staff questions the stormwater
pond / infiltration feature sizing, hydraulics and reliability. These issues are
addressed in more detail in the "Hydrology" section. Key components of this
issue include: pond backflow into County Road 42, capacity of overflow into the
County Road 42 system, incomplete modeling of the 100 year storm, inundation
of tree preservation areas, how to address the variability of water level, slope
characteristics, and pond safety. These issues have a direct bearing on the plat
configuration.
2. Since the Developer is proposing the re-use of stormwater for irrigation,
additional detail is necessary on the system proposed to be assured that it would
be a system that would be approved by the City at Final Plat. Since the irrigation
is the main component of volume control, detail is needed at the preliminary plat
stage.
3. City Engineering Staff does not agree that many of the trees shown on the plan
will be saved. Many trees are shown next to buildings, retaining walls, or paved
areas. Please reconcile the utility plans with the tree preservation plans. Many
trees are located in proposed utility easements. The corner of 18 and 42 is of
particular concern.
4. Provide concept plans for the streets that extend to the north. The concept plans
should consider site elevation and topography. The proposed Summit Path
appears to head toward a wetland. Provide concept plan for the trail alignment
to the north. Superimpose the submitted ghost plat including trail on aerial
photography to show the forestation and wetland areas to the north.
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041607 (2l.DOC
Plat Issues
1. The parkland at the corner of County Road 18 and County Road 42 should be
limited to the area north and west of the stairs and retaining walls.
2. The triangular pointed parkland near Outlot A should not be shown as parkland
as utilities will eliminate tree preservation efforts at that location.
3. Plat dimension arrows are not pointing to lines properly.
4. Outlot A should be platted with lot 1 block 6 and should be platted with an
easement over the ponding area.
Gradina Plan
1. Grading easements will be required for the work outside the property lines on
Royalton Road prior to grading permit issuance.
2. Show emergency overflow routes from all low points and show elevation of high
point along emergency overflow route, including those for parking lot low points.
All emergency overflow routes shall be graded and the easement area sodded
prior to building permit issuance.
3. Pond access path for Pond 1 should utilize cable concrete and have a maximum
grade of 8% and be a minimum of 10' in width. Pond 2 access should be be 10'
in width. Public easement should be part of the access path.
4. Provide erosion control plan and SWPPP. 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. The erosion control plan should include temporary and permanent turf
restoration, sodding and protecting drainage swales, temporary sediment basins,
rock construction entrance, etc.
5. Drainage swale areas should be sodded and immediately protected after
grading. Building permits will not be issued prior to sodding of swale. Label
these areas on the grading plan.
6. Show contact information of the person responsible for erosion control on the
site.
7. Provide note stating that all silt fence must be installed by the contractor and
inspected by the City prior to any site work.
8. Provide top and bottom elevations for all retaining walls. Walls exceeding 4 feet
in height should be designed by an engineer, include a fence, and must have a
building permit. Linetype used for retaining should stay consistent throughout
plan to provide ease of identification.
9. Provide proposed contours for parking lots on Lot 1 Blk 5.
10. Proposed grading at Lot 1 Blk 4 seems to create a low point, please revise
grades.
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041607 (2).DOC
11. The tree preservation plan does not accurately depict the proposed property line
and easement configurations.
Hvdroloav and Storm Sewer
1. The following comments remained after reviewing the 4/5/07 Stormwater
Management Report. Revisions to the Stormwater Management Report came in
dated 4/16/07 but were unable to be reviewed thoroughly prior to this memo.
This memo does not cover comments on that update.
2. Please make a case for the safety of this pond given that is does not have a
safety bench and has a 3:1 slope. Are any other safety measures planned?
3. Currently county storm system is modified by making it function under pressure
flow in some water level conditions permission for any such changes will be
required. Use of County system for storm outlet will require county approval as
well.
4. Modeling of 100 year event at conservatively high pond water level is required.
Outlet characteristics must meet requirements of Section 7 of Hydrology
Appendix.
5. Reliability of stormwater recycling pond should be explored by processing a
wider variety of precipitation years, statistically how often will supplemental water
be needed? How often will outflow or overflow occur?
6. Section 4 PWDM - Hydrology Appendix spells out rate and volume criteria. The
stormwater management report should include a summary of the volume control
requirement and the credit claimed by use of the stormwater recycling pond.
7. PWDM Section 5 details the requirements for drainage alterations and
connection of landlocked basins. Stormwater management report should include
a discussion of the size and scope of each drainage alteration and landlocked
basin connection on site. The recycling pond and outflow characteristics likely
meet the requirements, however calculations must be shown. A summary of the
questions that need to be answered includes: Is lost storage volume of
landlocked connection mitigated? Are any downstream systems burdened by
the connections or alterations? Is peak rate in gaining subwatershed held to rate
standard? Does PLSLWD approve?
8. Provide easement for storm sewer between Lots 16 & 17 Blk 3.
9. Storm sewer manholes should be added to eliminate angled connections of
storm sewer catch basins. These areas include storm sewer connections
crossing sidewalks and property lines at sharp angles. In the future if these
pipes need to be replaced it will entail additional sidewalk replacement if the
current configuration is used.
10. The covenants for the development should include the maintenance plan for the
ponding areas.
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041607 (2).DOC
Utilitv Plan
1. The booster station is now shown at the corner of County Road 18 and County
Road 42. A number of concerns have developed now that the booster station is
shown on the plan at this location. The concerns are as follows:
a. The Booster Station should be platted as City property or have a utility
easement with at least 30 feet surrounding the building for maintenance
and operations.
b. The booster station location should be shifted to the west and north to
provide a concrete landing area for parking a utility vehicle away from the
trail. The watermain for the proposed buildings north of the booster
station should be achieved east of the booster station.
c. The booster station will require a transformer adjacent to the building.
d. Since the booster station building will be built into the hill, fencing will be
needed to obstruct access to the roof.
2. Provide looping of watermain for watermain located within the parking areas
north of the pond to provide sufficient fire suppression. Hydrants should be kept
within easements.
3. Utilities are located under the median areas along Summit Preserve Boulevard.
It appears that trees are proposed in the median areas on Summit Preserve
Boulevard and in other easements. If any trees are located in the median areas,
the species must be reviewed as acceptable species above the utilities and near
the streets. These species would be shallow root species. The City will not
replace any trees or sprinkling systems within the right of way or easements if
maintenance activities necessitate their removal. Trees should be eliminated in
other easement areas.
4. Manholes must be added for each commercial sanitary sewer service.
5. The landscaping plan should show utilities and grading as a part of the drawing
background to facilitate proper placement of replacement trees and landscaping.
Streets
1. At final plat, a geometric design plan and traffic signal plan for the eastern
Summit Preserve Boulevard full access intersection will be necessary. The left
turn lane for Summit Preserve Boulevard onto County Road 42 should be
reviewed at that time and possibly extended from County Road 42 to Cardinal
Way.
2. The minimum median width should be 6 feet.
3. Street light details submitted do not match those approved by the City of Prior
Lake, please coordinate with the City regarding the approved street lights on
public roadways.
4. The minimum bituminous trail width is 8 feet. The trail along County Road 42
between Summit Preserve east and County Road 18 should be 10 feet in width
to provide an access path to the Booster Station and the Pond access. The 10
foot path should be designed using a minimum of 4" of bituminous.
C:\Documents and Settings\dmoore.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2f\Pre1iminary Plat Review
041607 (2).DOC
5. The trail along County Road 42 should be located 1 foot south of the northern
property line unless the trail is meandering to avoid trees. In those cases the
trail location should be as close to the trees as possible.
6. The trail location near the eastern Summit Preserve Boulevard entrance should
be located just south of the tree preservation area.
7. After reviewing the latest drawings please remove the temporary cul-de-sac at
the end of Cardinal Way.
8. Please remove stairs and retaining walls in parkland area and right of way.
9. Remove the crosswalk on Summit Preserve Boulevard at Summit Path.
10. Remove crosswalk on Cardinal Way near lot 17 block 3.
11. Remove the southerly crosswalk at the western Summit Preserve Boulevard.
The "pork chop" median at that entrance should also be removed as County
Road 42 has a median restricting left turn movements. A "one-way" sign would
be located in the County Road 42 median.
12. The circular crosswalks should be straightened.
13. Cul-de-sacs must follow City standards as outlined in the Public Works Design
Manual.
14. The parking area east of the western Summit Preserve Boulevard entrance
should be moved out of the parkland area and must meet setback requirements
from the property line.
15. The parking area east of the eastern Summit Preserve Boulevard entrance must
meet setback requirements from the property line.
16. The signage located within the County right of way must have County approval
and will be reviewed for sightline issues at the time of final plat. The location of
the trail may make the construction of the sign in this area inappropriate. See
comment numbers 5 and 6 above.
C:\Documents and Settings\dmoore.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2F\Preliminary Plat Review
041607 (2).DOC
..
SCOTT COUNTY PUBLIC WORKS DIVISION
1 ,""~ 1'10.
Scott
HIGHWAY DEPARTMENT. 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339
(952) 496-8346 . Fax: (952) 496-8365 . www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
April 13, 2007
Danette Moore
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat/PUD Preliminary Comments
CSAH 42 and CSAH 18
Dear Danette:
We have reviewed the preliminary plat for the property at CSAH 42 and CSAH 18 and offer key
comments:
. The goal for the right-of-way to be preserved by this development should be minimal disturbance to
private property in this area when a future road project is proposed. It appears the development is
meeting the spirit of this goal with right-of-way and park dedication. However, there are some issues
in the bullets below that will need to be addressed in ensure minimal disturbance.
. The proposed park land along CSAH 42 and CSAH 18 shall have drainage and utility easement over
the entire park parcels. There should also be a trail easement document over the park land.
. The potential for CSAH 42 expansion will require the stormwater calculations/pond to accommodate
the future CSAH 42 expansion. The County has reviewed the initial stormwater calculations and there
are some concerns that will need to be addressed through discussion with the City and developer.
. There are development signs proposed within the County right-of-way. The County may allow the
signs by County Permit provided they can be moved in the future at the developer's cost. The County
would need to have more information (including a future location identified for the signs to be moved
out of the right-of-way with any road expansion) before allowing the signs by permit.
. The County is not opposed to having the trail meander into the CSAH 42 ROW at times. However,
when CSAH 42 is expanded and relocation of the trail/utilities into the parkland is determined to be
needed, the relocation of the trail and utilities into the Park land by the County should be feasible.
This does not appear feasible west of Aspen due to a proposed sign and significant trees being called
out for preservation that would be in the way of the trail relocation into the parkland. The there are
also two staircases that could cause impact to private property and the City booster station along
CSAH 42 in the future due to the location.
. A future traffic signal need was identified as part of the traffic study at Aspen and CSAH 42. The
County considers this signal a development driven signal and funds should be escrowed for the future
construction. This will also require a signal design and the proper geometrics at the intersection of
CSAH 42 and Aspen to be completed at this time. The signal design may also require improvements
to Aspen south of CSAH 42. The current length shown for turn lanes is not adequate to handle the
amount of projected traffic nor is there sufficient median width.
. The proposed access onto CSAH 42 at Aspen Avenue will require the installation of right and left turn
lanes on CSAH 42. The proposed right in/right out will require a right turn lane to be constructed on
CSAH 42.
. All existing driveway accesses to CSAH 42 and CSAH 18 shall be completely removed from the
right-of-way and curb installed. The driveway and pavement/gravel removals and curb installation
should be called out on construction plans.
. All work within the County right-of-way shall require the appropriate County permits.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
~~
Craig Jenson
Transportation Planner
Summit Preserve
Application # 07.05 to PLSL WD.
Comments to engineer/applicant
1. Mailing list submitted is for 350 ft radius. PLSL WD requires it for 500 ft radius.
2. Show locations for buffer strip signs.
3. Show location of (one or more) rock construction entrances on grading and
erosion control plans
4. Show locations of catch basin inlet protections.
5. Include main pond discharge rates for the 2, 10 and 100 yr events, assuming a
start elevation at the pond outlet elevation. Summarize in a table.
6. Include main pond discharge volumes for the 2, 10 and 100 yr events, assuming a
start elevation at the pond outlet elevation. Summarize in a table; can include
with 5.above.
7. Specify a method (such as vegetative cover) capable of stabilizing the pond
banks given the planned pond level fluctuations.
8. Provide a pond maintenance plan including access, how sediment will be
removed, etc. Include a consideration of the retaining wall and how the west inlet
structure will be accessed.
9. Address each specific point in Rule I - Drainage Alterations, including those of
paragraphs 3, 4, and 5. Make a comprehensive case for the drainage alterations.
Include impacts with respect to increases and decreases, up and downstream.
10. BMPs (D.3.j.i and D.5.k):
Show the vegetated swale areas, describe or show the areas and volumes.
Address depressed casual storage, show/describe those areas (same as above?)
Address roof drainage to pervious areas - should be maximized,
Address mitigation of disrupted soils; the following paragraph will be included as a
condition in the review:
Mitigation of disrupted soils: Subsoil is to be cultivated/tilled to a depth of at least 6
to 8 inches to bring it to a uniformly friable condition. All disturbed areas that are to
be vegetated are to receive this treatment prior to placement of topsoil and seed, sod
or similar suitable final vegetative cover. This is to be done once there will be no
more heavy traffic on the soils and in preparation for establishing final turf. The
intention is that the soil (particularly the subsoil) be finally conditioned and not left in
a damaged/compacted condition with compromised ability to hold and transmit water.
Address "rural section" roads. Maximize opportunities, such as with no
curbs or curb cuts, to minimize the disconnectedness of the stormwater conveyance
system.
Consideration of BMPs is included under erosion control but should also be aimed at
post-construction after site stabilization, i.e. long-term volume management.
Ii. Address the City's concerns and questions as well.
Summit Preserve
Application # 07.05 to PLSL WD.
Comments to engineer/applicant
1. Mailing list submitted is for 350 ft radius. PLSL WD requires it for 500 ft radius.
2. Show locations for buffer strip signs.
3. Show location of (one or more) rock construction entrances on grading and
erosion control plans
4. Show locations of catch basin inlet protections.
5. Include main pond discharge rates for the 2, 10 and 100 yr events, assuming a
start elevation at the pond outlet elevation. Summarize in a table.
6. Include main pond discharge volumes for the 2, lO and 100 yr events, assuming a
start elevation at the pond outlet elevation. Summarize in a table; can include
with 5.above.
7. Specify a method (such as vegetative cover) capable of stabilizing the pond
banks given the planned pond level fluctuations.
8. Provide a pond maintenance plan including access, how sediment will be
removed, etc. Include a consideration of the retaining wall and how the west inlet
structure will be accessed.
9. Address each specific point in Rule I - Drainage Alterations, including those of
paragraphs 3, 4, and 5. Make a comprehensive case for the drainage alterations.
Include impacts with respect to increases and decreases, up and downstream.
10. BMPs (D.3.j.i and D.5.k):
Show the vegetated swa1e areas, describe or show the areas and volumes.
Address depressed casual storage, show/describe those areas (same as above?)
Address roof drainage to pervious areas - should be maximized,
Address mitigation of disrupted soils; the following paragraph will be included as a
condition in the review:
Mitigation of disrupted soils: Subsoil is to be cultivated/tilled to a depth of at least 6
to 8 inches to bring it to a uniformly friable condition. All disturbed areas that are to
be vegetated are to receive this treatment prior to placement of topsoil and seed, sod
or similar suitable final vegetative cover. This is to be done once there will be no
more heavy traffic on the soils and in preparation for establishing final turf. The
intention is that the soil (particularly the subsoil) be finally conditioned and not left in
a damaged/compacted condition with compromised ability to hold and transmit water.
Address "rural section" roads. Maximize opportunities, such as with no
curbs or curb cuts, to minimize the disconnectedness of the stormwater conveyance
system.
Consideration of BMPs is included under erosion control but should also be aimed at
post-construction after site stabilization, i.e. long-term volume management.
11. Address the City's concerns and questions as well.
4
FEf3 2 (P Z007
~~xfleld
~ ~ RC's""rf,h Inc.
""
February 16,2007
Mr. Kurt Larson
Cardinal Development Group
1120 East 80th Street, Suite 101
Bloomington, MN 55420
RE: Preliminary Findings for a Proposed Multi-Use Development
(Commercial/Multifamily Residential) in Prior Lake, Minnesota
Introduction
This memorandum summarizes our preliminary findings regarding a proposed multi-use
development in Prior Lake, Minnesota. As noted on the site plan, the development is proposed
to incorporate a mix of for-sale multifamily housing, commercial office, and retail development.
The subject property has a total of approximately 52 acres. The site plan segments the property
into six areas. Areas 1 through 3 are located just north of County Road 42 and contain a mix of
retail and office space with focus uses such as medical office and office condominiums. Retail
components include freestanding outlots in addition to a smaller strip design for Area 2 which
contains the majority of the proposed retail development.
The following paragraphs address the proposed components of the project including the size of
the proposed buildings, a general overview of current market conditions as they relate to each of
the components and suggestions regarding refinement of the development concept, project
absorption and other marketing considerations.
Site Plan
The existing site plan offers a strong layout for the various uses. Parking is focused to the
interior of the Site, easily accessible to customers but somewhat hidden from the highway. This
layout is aesthetically pleasing, but it will be important, especially in the design of the retail
space to create interest through exterior designs that face the major thoroughfares (County Road
42 and CSAH 18).
Traffic volumes on County Road 42 are substantial and increasing. The sheer volume of traffic
on the road will undoubted draw a portion of customers to the site. There is competition in the
area including the relatively new Crossroads Center and Savage Marketplace. However, most of
the recent development has been developed with big box retailers with limited space remaining
for concentrations of smaller users. The subject site offers that opportunity.
615 1st Avenue NE #400, Minneapolis, MN 55413
(612) 338-O<H2 (612) 904-7979 fax
www.maxfieldresearch.com
Mr. Kurt Larson
Cardinal Development Group
February 19,2007
Page 2
Without a substantial anchor or anchors to the Site, it may be difficult to attract a sufficient
number of small retailers to this location. Many of the national chains have specific criteria
regarding their location choices and co-locating adjacent to or within a center that has significant
larger retail generators. Currently, however, there are a number of national chains actively
looking for locations in the Twin Cities including Trader Joe's and CVS Pharmacy, several that
can attract smaller users to co-locate with them.
Walking paths, sufficient green space/landscaping and water features enhance the attractiveness
of the site for commercial users as well as prospective residents. We recommend that additional
landscaping/berming be added to the area between the retail parking area and south part of the
buildings in Area 5, those that face the interior road, overlooking the surface parking for the
retail center. Increasing the landscaping adjacent to the residential parking area will mitigate the
less attractive views from this portion of the site and will increase the value of the proposed
housing units. The substantial amount of tree cover between the four-story and three-story
buildings will substantially increase the value of these units to prospective buyers.
Existing Market Conditions
Retail
Retail markets in the Twin Cities have remained strong despite downturns in other real estate
sectors. New retail developments in growing suburban areas such as Maple Grove, Eden Prairie,
Woodbury and Blaine have been highly successful and small chain outlets and major anchors
expand their space into these areas. In the vicinity of the subject site, Savage Marketplace and
Southbridge Crossing have attracted smaller retailers to fill out around the larger anchor tenants.
Rents have remained high and are increasing as consumer sales remain strong.
Overall, rents at newer centers in Savage and Shakopee exceed $20.00 per square foot triple net.
Lease rates for smaller users are approaching $25.00 per square foot. Vacancies are very low.
Of a total of slightly more than $1. 7 million square feet of retail in centers with more than 50,000
square feet each, the overall vacancy rate as of2006 was 1 %, indicating significant pent-up
demand for additional retail space. Overall, retail vacancy rates in the Twin Cities Metro Area
were only 6.0% as of 2006, indicating a strong and stable market for retail space. New concepts
continue to come into this market, with new restaurant concepts at the forefront of the influx.
The most popular new restaurant format is "fast-food" casual dining which offers the customer
convenience and value. Some examples of this that have recently hit the Twin Cities market
include Moe's Southwest Grill, Chin's Asia Fresh, Baja Sol, Noodles & Co. and Chipotle.
According to the National Restaurant Association, restaurants in Minnesota are an economic
engine of growth, generating a substantial amount of sales and tax revenue for the state. The
Association goes on to project that by 2012, the restaurant industry in Minnesota will employ
another 31, 100 people. These projections support the recent continuous addition of new
restaurant concepts to the Twin Cities, not only franchise operations but also independent
restaurants.
MAXFIELD RESEARCH INC.
Mr. Kurt Larson
Cardinal Development Group
February 19, 2007
Page 3
According to United Properties Market Outlook, the retail market in the Twin Cities experienced
another banner year in 2006. While there are concerns that the slowdown in the housing market
could also affect consumer spending and "cornfield" development, most of the experts agree that
new development will focus on in-fill and redevelopment as big box users and other niche
players penetrate densely populated markets.
We continue to see strategy proceeding throughout the Twin Cities as big-box and small users
continue to try to leverage popular and growing established markets into additional sales.
There is a 100,000 square foot Lowe's anchored center currently under construction in Shakopee
in the Dean Lakes subdivision. Additional stores joining this development include Ruby
Tuesday, BNC National Bank, Holiday, Goodyear Tire and Slumberland. Best Buy will open an
outlet in front ofWal-Mart at Southbridge Crossing. TankenoffDeve10pment is proposing a
250,000 square foot center at the comer of Marystown Road and Highway 169.
In relation to the proposed development, we believe there is an opportunity for the project to
capture retail concepts that are not yet in this market and to fill out the spectrum of offerings as
the market grows in income, age and affluence. Lifestyle considerations will continue to be the
driving force among the baby boom generation and convenience and value all presented in an
upscale environment will fuel sales.
Office
According to the most recent market update from the Minneapolis-St. Paul office of Colliers
Turley Martin Tucker (CTMT), the office market in the Twin Cities is beginning to move
forward again, after several years of stagnant rents and high vacancies. Suburban developments
are proposed and there is discussion of at least one new speculative office building in one of the
core commercial areas within the next few years.
Overall, there was positive absorption of 1.35 million square feet of new office space in the Twin
Cities in 2006 and marked the third consecutive year of positive absorption dating from 2004.
Landlords were more aggressive in seeking rental rate increases in 2006 than in years past when
the market remained soft. Larger space users continued to be the most active while the activity
of small and medium-size users slowed. Smaller users are have been less likely to move citing
the high cost of relocation as a disincentive to changing office space. As the market tightens
however, and as rental rates continue to increase, the gap between the higher cost of space,
expansion potential and relocation costs will be mitigated somewhat.
Class B and Class C space experienced the greatest amount of absorption in 2006. It is expected
that the Twin Cities will continue to bum off excess office space in 2007 and landlords will
reduce their dependence on concessions to lease vacant space.
Overall, the market for new office space however, remains somewhat speculative. We continue
to see good demand from medical users (clinics, physicians, dentists, and other related medical
practioners), especially as in fill in growing household suburban areas. Again, caution must be
MAXFIELD RESEARCH INe.
Mr. Kurt Larson
Cardinal Development Group
February 19,2007
Page 4
exercised with small user markets which are more prone to looking at the significant costs of
relocation.
We also see modest demand in the office suites market from start-up entrepreneurs and other
established small users that want to move out of their home office into an environment that is
more conducive to meeting and receiving clients and has some support services such as fax,
copying, receptionist, etc.
The office condominium market has slowed somewhat from its initial burst of activity in the
early 2000s. Rising interest rates caused users to rethink their strategies. For some small
investors however, the office condominium is a convenient way to enter the commercial market
through leasing one space versus an entire office building. We still see a market for office
condominiums, but from a different vantage point than a few years ago.
Residentia1-For-Sale Multifamily
The housing market has recently slowed and the most recent year-end home sales statistics verify
the perception in the marketplace. Tota12006 listings with the Minneapolis Area Association of
Realtors were 47,900, down from 57,280 in 2005, a decrease of9,380 sales or -16.4%. The
average price of homes slowed increased only very slightly, from $272,522 to $278,462.
Listings of existing homes rose dramatically in 2006 to 108,000, up 9% from the previous record
in 2005. The buying and selling frenzy that occurred over the past three years has now virtually
stopped and markets are shifting back toward appreciation figures that are in the single digits
versus the double digits.
Each segment of the housing market has been affected somewhat differently by the slowdown.
The suburban condominium market has perhaps faced the greatest struggle of all with many
developments experiencing slow sales or slow presa1es. Strong competition from suburban
townhome developments and price points that were not competitive with other multifamily
products caused buyers to exercise more caution than expected.
In addition, the primary market segments for suburban condominiums are empty-nesters and
young independent seniors. These groups have a myriad of housing options available to them
and condominiums reflect only one of the choices. Buyers today are increasingly trying to
parlay the proceeds from their single-family home into at least two and sometimes three separate
residences, including a home in the Twin Cities, a home down South and a lakehome up North.
Moderately priced condominiums in suburban markets, usually sales of existing units have
actually been stronger than new units. Nevertheless, as an increasing number of buyers are
opting for more convenient lifestyles, the townhome and condominium markets will rebound and
increase. We expect sales oftownhome product to rebound more rapidly in the short-term (over
the next 18 months) than the market for condominium product.
Nevertheless, the underlying demographics are in place to support additional condominium and
townhome development targeted to meet the needs of the aging baby boom generation. We
MAXFIELD RESEARCH INC.
Mr. Kurt Larson
Cardinal Development Group
February 19,2007
Page 5
believe that as the single-family home market stabilizes, as excess supply is absorbed and
construction is curtailed, that renewed activity will result in the for-sale multifamily market.
Most townhome products have seen less slowdown in activity and the year-end sales statistics
bear out this trend. In 2006, sales of single-family detached homes comprised only 70% of all
home sales while multifamily product rose again to 30% of all units sold. This depicts the fact
that more households are choosing multifamily product for a number of reasons, including
convenience and affordability. Single-1eve11iving with walk-out lower levels continues to
remain very popular with the older mid-age professionals and empty-nesters that want more
freedom from home maintenance.
Townhome living appeals to the younger household as the price of new single-family homes
continues to rise, often beyond the reach of many first-time homebuyers. During our analysis of
Scott County's housing submarkets, we noted that the average cost of a new construction home
in Prior Lake was just above $400,000. Existing home prices were not far behind at $360,000 in
2006. This price point reduces affordability for many younger buyers.
Also, we have noted that today's buyers are having a difficulty in understanding the pricing
differentials between townhome product and condominium product. While buyers prefer having
underground heated parking and elevators to take them directly to their front door, the additional
construction costs associated with these features increase the per square foot price relative to
townhome product. In comparing costs and pricing, many buyers are really not comparing
"apples to apples."
Association fees for condominium units are also usually higher than those for townhome units.
This also appeals to price conscious buyers who prefer to minimize these costs.
Average per month absorption for townhome developments has ranged between 2 and 5 units per
month depending on the product type and price point. Higher priced developments are absorbing
at rates at the low end of this spectrum while entry-level developments are usually absorbing at
the upper end.
Absorption of suburban condominium developments has varied widely, with some developments
absorbing at much less than 1 unit per month. Others that have experienced moderate success
have absorbed at rates of about 3 to 4 units per month. We note that several suburban projects
that experienced success initially with high presales rates, stalled either just after reaching their
presa1e quota or just before reaching it. Those that have fmished construction have often
experienced significant difficulty in selling out and some have actually lost reservations and/or
sales from buyers that became nervous about the developer being able to fulfill commitments.
We have found the following characteristics can indicate a higher level of success in marketing
condominium units:
MAXFIELD RESEARCH INe.
Mr. Kurt Larson
Cardinal Development Group
February 19,2007
Page 6
· Smaller buildings with fewer units per floor reducing long hallways;
· Careful targeting of market segments;
· Close proximity to retail goods and services;
· Pet friendly buildings;
· Larger size units and open floor plan designs;
Overall, we view the townhome portions of the development will be well-received in the
marketplace. We suggest greater caution with the condominium components of the plan,
potentially reconfiguring Area 5 or simply waiting a time for the market to catch up.
Suggested Phasing and Concept Plans
Retail
As mentioned previously, retail development has exhibited the strong market dynamics over the
past three years. Retail development, particularly in growing suburban areas has continued
unabated and new centers have leased rapidly. Restaurant concepts continue to search for prime
locations in densely populated and new communities and the location of the proposed
development is attractive for these types of uses. The high visibility of the property on County
Road 42 will add to its ability to attract users.
For the larger center, signage on the buildings that face County Road 42 will be important to
increase awareness of the users in the center to those traveling on the highway. We understand
that the City has agreed to allow for a higher proportion of signage (including pylon signs in
addition to signs on both sides of the buildings) for the retail component of the development
because building entrances will be located facing the interior roadway rather than outward
toward County Road 42. Although parking oriented to the interior of the site increases the visual
appeal of the property from the street, retailers rely heavily on effective signage to major
thoroughfares to generate sufficient business to their outlets.
Restaurant concepts are most likely to show initial interest in this location given the design of the
site and the availability of several outlot parcels. Other neighborhood-oriented retailers will also
be attracted to Area 2. As such we recommend that Areas I and 2 be developed first to capture
the current strength of the retail market.
Office
Office development is once again seeing some modest rent increases and gradually declining
vacancies, but real estate experts remain cautious. The greatest gains in office absorption
occurred in Class B and Class C space and Class B space gained the most. Class B space
includes older Class A buildings and new construction small suburban buildings that do not
qualify as Class A. Small to mid-size users fueled the demand for Class B space during the
period when large users were staying put.
MAXFIELD RESEARCH INe.
Mr. Kurt Larson
Cardinal Development Group
February 19,2007
Page 7
Segments of the market that have remained strong through the office downturn were the demand
for medical office space, particularly in growing suburban submarkets, office suites, and spaces
leased to small and medium size companies that were expanding.
The proposed office segments of the plan address the potential demand for medical office space
and the need for smaller spaces to accommodate the primary segment of office demand in the
suburban market. The plan also shows some office condominium space. We recommend
caution regarding the condominium spaces as the market for this type of space has slowed. We
do however, see some investors taking on smaller spaces and then leasing out these spaces in the
market.
The office components exist in Areas I and 3. While office demand is not currently robust, it is
on an upswing and is expected to gain momentum over the next 24 months. We believe that it
would be appropriate to develop the office components simultaneously with the retail
components.
Multifamilv Housing
Oddly after several years of unabated growth in demand, multifamily housing markets have
slowed considerably. Townhome absorption remains moderate and products targeted to empty-
nesters such as detached villas and twinhomes are popular. Condominiums, although having
experienced some initial success in some suburban submarkets in the Twin Cities, have seen
absorption stagnate.
Areas 4 through 6 of the proposed plan feature townhomes and condominium buildings. While
the townhome products could be marketed simultaneously with the office and retail components,
we recommend delaying marketing of the condominium portion of the development by about 18
months until the housing market recovers some momentum. This will enable the empty-nester
and senior segments to take advantage of the renewed market momentum to sell their single-
family homes and select alternative housing product that will offer them greater lifestyle
convemence.
Sincerely,
MAXFIELD RESEARCH INC.
Vlfry tOffi
Mary C. Bujold
President
MAXFIELD RESEARCH INC.