HomeMy WebLinkAbout5B PP & PUD Summit Preserve
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
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
--
MAY 29, 2007
PRESENTER:
PUBLIC HEARING:
DATE:
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 (PUD) 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).
At the April 23, 2007 Planning Commission meeting the public hearing was opened and
continued to the May 14th meeting and again to May 29th to allow additional time for City
staff and the developer to work through unresolved issues.
Over the course of the last two weeks, staff has met with the development team on
numerous occasions to work through issues and assist in strengthening the merits of the
proposed PUD. Specifically, the developer has proposed the following since the May
29th Planning Commission meeting:
1. Providing a bus stop location to allow Prior Lake residents an additional
access point to the Laker Lines and another mode of transportation within
Summit Preserve. In addition, the developer will provide a structure to serve
as the bus stop that will be within the thematic character of the development.
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Phone 952.447.4230 / Fax 952.447.4245
2. Providing bike racks and benches in strategic locations for visitors and
residents to use within and along the project site. Most notably, these will be
located near the Plaza area at the comer ofCSAH 18/42 and near the storm
pond along the path.
3. Creation and incorporation ofthemed signage that will speak to the elements
of the site and character of Prior Lake (special attention to the signage within
the community plaza and gateway distinguishing areas).
4. Incorporation of the Prior Lake sailboat logo within the plaza area and in other
strategic locations.
5. Incorporation and providing of upgraded decorative lighting (consistent with
the development theme) within the boulevard that extends through the project.
6. Providing lights for the path along CSAH 42. These lights will be
thematically consistent with the upgraded lights throughout the project.
7. Resolution of key engineering (stormwater) and planning issues (viability of
trees shown as saved).
8. Providing additional landscaping within the interior of the project site and
reforestation plantings along CSAH 42 to reinforce a natural corridor along
the roadway.
9. Providing a $36,000 cash contribution for the future play structure in the tot-
lot park of the development.
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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Total Site Area: The total site consists of approximately 55 gross acres (46.5 net acres).
Topoe:raphv: The site has varied topography, with elevations ranging from 1048' MSL
at its highest point to 992' MSL at its lowest point.
Vee:etation: The site is heavily wooded with 2,110 existing trees, equaling 29,031
caliper inches. The site has 75 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 comer of the property (and is not proposed to be filled).
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.
At the time of Final PlatlFinal PUD approval, the developer will be required to submit an
escrow for the cost of a future stoplight at the main access point to the development (as
warranted by traffic counts).
2030 Comprehensive Plan Desie:nation: 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 Shoreland 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.
Densitv: The Summit Preserve development will benefit from the ability to utilize the
land area of the entire development for the purpose of calculating density, whereas a
conventional development would only be allowed to use the land area within the
residential areas exclusively. For that reason, the proposed density is based on the net
area of the development site, which is 46.5 acres. There are a total of225 units proposed,
for an overall density of 4.8 units per acre. The proposed density will not exceed the
allowed maximums dictated by the 2030 Comprehensive Plan for this site.
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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
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 Royalton 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.
In addition, the development has two private streets that will extend into the
twinhome and row home areas of the development.
Sidewalks/Trails: The proposed plan provides both interior trails and sidewalks, and
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).
The proposed trail is located in portions of the future cSAH 42 right-of-way (specifically
directly to the west of the full access-across from Aspen Avenue and to the east of the
access) to allow for the preservation of existing trees. Scott County staff has indicated
they believe these limited extensions of the trail may not be impacted by the cSAH 42
expansion. It is anticipated that the cSAH 42 Study will be completed at the end of 2007
and should conclusively determine the future alignment. If the study concludes that these
trees will be impacted, the developer will need to provide a plan showing how the revised
relocation ofthe trail will not impact trees, or provide replacement.
The developer will provide the lighting along the CSAH 42 trail (adjacent to the site) and
at the CSAH 18 trailhead point.
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. At the time of the concept plan review for the site, the Council indicated that
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the significance of the continuous greenbelt of trees would justify this area as designated
parkland with trails.
In addition to the greenbelt and tot lot, 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.
The minimum dedication requirement for a development of this size is 10% of the net
land area, or approximately 4.65 acres. The developer is proposing to dedicate 6.26 acres
for parkland dedication (1.61 acres in excess of what would be required as part of a
standard development).
The developer will provide cash dedication of $36,000 for the future play structure within
the totlot.
Sanitary Sewer/Water Mains/Storm Sewer: The developer is proposing to utilize the
reuse of stormwater for irrigation purposes. The manmade pond will serve as the main
component for regulating volume control of stormwater on the site. The stormwater
system is being proposed for the first time in Prior Lake and is seen as desirable for the
purposes of preventing waste and minimizing run-off into our natural water bodies. Staff
supports the proposed irrigation system and will work closely with the developer to
further refine the details.
Booster Station: The development will require a booster station. The Engineering staff
has been working 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 booster station will be
most effective on the western portion of the property. Recognizing the esthetic value of
the cSAH 18/42 intersection, the developer will be shifting the booster station to the
north (remaining on western side of the development). Staff supports this modification
and will continue to work with the developer's engineer to assure that the access and
apron of the booster station allow for ease of maintenance.
Ene:ineerine: Issues: Since the time of the May 14, 2007 engineering memo, staff and
the developer's engineer have continued to work through key engineering issues related
to the development. These engineering issues included the viability of specific trees
shown as preserved and concerns related to the stormwater pond. Modifications and
additional information has remedied staff concerns regarding the viability of specific
trees shown as saved. In addition, the current information provided by the developer has
satisfied the engineering concerns regarding the assumption of the functionality of the
stormwater system. The developer has now provided capacity for the 100 year storm
above the outlet elevation of the pond. The remaining engineering comments can be
worked out prior to grading on the site. The Engineering Department asks that the
resolution for the development include the engineering comments as shown on the
5/14/07 memo.
Tree Impacts/Replacement: There are 2,110 existing trees on the site, equaling 29,031
caliper inches. The site has 75 Heritage Trees (highly desirable species in fair or better
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condition, which are a minimum of 27dbh in the case of deciduous trees and 24dbh in the
case of coniferous trees). Due to the challenges of the site in relation to the topography
and distribution of trees throughout the site, the development is proposed to have
considerable impacts on the trees. For that reason, the developer has concentrated on
taking measures to save Heritage trees on the site and those within specific areas
(adjacent to parkland, along the 18/42 corridor, contiguous with groupings of highly
desirable trees, large canopies, etc). In addition to providing support for the PUD
rational, the preserved trees also provide the developer with additional credit as part of
the recently adopted Tree Preservation Ordinance (credit of 2 caliper inches for each 1
caliper inch saved). As the plan has evolved, improvements have been made that have
assisted in saving additional trees (detailed in the attached narrative).
The current plans show the removal of 20,971 caliper inches of existing trees. With
credit given for the allowed initial tree removal (35% of the initial trees on the site and
trees within future ponding/ROW areas without needing replacement), credit for the 14
Heritage trees where extraordinary measures were taken to save (2 caliper inches for each
1 caliper inch saved), and replacement requirements (replacement of Yz caliper inch for
each caliper inch removed), the developer is responsible for providing 1,703 caliper
inches of tree replacement. The current plan shows the replacement of 1,673 caliper
inches. The developer must provide 30 additional caliper inches of replacement trees.
The following is a breakdown of the existing and proposed tree quantities:
);> Existing Heritage trees on the site = 75 trees
);> Total number of Heritage trees saved = 35 trees (14 were saved through
extraordinary measures).
);> Existing caliper inches of trees = 29,031 caliper inches
);> Proposed caliper inches saved = 8,060 caliper inches saved
20,971 caliper inches of trees removed
The Planning Commission should consider if enough has been done to preserve the
significant trees on the site.
Buildine: Styles/Materials: 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
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
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style/thematic elements. More detailed documents for each area will be required with
final approval of each development phases.
Landscavine:: The developer has revised the plans to add additional trees and screening
to the site in the specific areas of the site as requested by staff. As each phase of the
development submits final plat plans, the landscaping plan will need to reflect specific
placement and species around the perimeter of the buildings as well (low ground
landscaping) .
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 building heights, minimum lot areas, lot dimensions, setbacks, reduced
parking requirements, reduced landscaping requirements, the development of private
streets, and mix of uses. In return, the developer has indicated the development is
offering the following:
. Additional land for future CSAH 42 right-of-way (approximately 37,000 sq. ft.).
. Measures to allow for the preservation of Heritage trees and trees in key areas.
. 1.61 acres of additional parkland dedication.
. Cash contribution of $36,000 for the play equipment in the tot lot of the
development.
. A development with strong thematic elements including high quality lighting,
signage, building materials, amenities (bike racks, benches, bus stop structure,
etc), and architecture to reinforce a mixed use development that will serve the
development as well as the community at large.
. Lighting along the CSAH 42 trail and at the trailhead area of CSAH 18.
The PUD is divided into the following three phases:
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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.
. Plaza. A dining and gathering plaza area with native
plant/raingarden interpretive exhibits.
. 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/play structure.
Phase 3
);> Residential Units/Parking:
. Two- four (4) story multiple family buildings with a total 100 units
(50 units within each building). As well as 130 underground
parking spaces (35 within each building) and 72 exterior surface
spaces. The estimated building heights will range from 53 ft. to 56
ft.
);> Offices/Parking:
. Three single story office buildings totaling 23,810 sq. ft.
. 98 surface parking spaces.
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 developer has provided 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
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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-in/right-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
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. 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.
Sie:nae:e: 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 developer has submitted
sample renderings of signs that contribute to the thematic elements of the site and the
PUD. Additional sample renderings will be shared with the Planning Commission at the
May 29,2007 meeting.
Fees and Assessment: This development will be subject to the standard development
fees.
DISCUSSION:
As was discussed extensively during the concept phase, the site is a part of a unique
gateway corridor into the City of Prior Lake. Some of the same attributes that make it a
highly desirable site (numerous significant/Heritage trees, varied topography, etc) also
produce numerous challenges for developing the site. For that reason, staff believes the
site may be an ideal location for a mixed use development through the use of a PUD to
provide creative layouts and a sense of place.
As with any PUD, while reviewing the merits of the PUD, the Planning Commission
should consider the following:
. Does the proposed PUD provide balance between preservation and managing
responsible growth?
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. 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 concept discussions for the site (specifically in relation to the
cSAH 42 gateway corridor, reduction of tree loss, and unique features at the
corner of 18/42)?
AL TERNA TIVES:
I. 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:
Staff recommends Alternative #1.
ACTION REQUIRED:
A motion and second recommending approval of the PUD Preliminary Plan and
Preliminary Plat subject to the conditions identified by the Planning Commission.
EXHIBITS:
1. Revised Developer's Narrative
2. Revised Development Site Plan
3. Exhibits of signage and lighting
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KKalT.
arch itects
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/342-9267 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, Inc.
Natina James
Thursday, May 24,2007
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 Prairie style 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, and 43 new row houses. It also includes approximately 160 multi-family units.
minneapolis
irvine
expanding the vision
/as vegas
pasadena
PUD Narrative
KKE 0708.1221.01
May 24, 2007
Page: 2
. 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.
. The development welcomes the public and encourages the use of amenities such as bike
paths, pedestrian plazas, Local Laker Link bus stop and shelter, seating area and pond
vistas.
. 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 8.49 acres of park space and 5.16 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 46.6% heritage trees. 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 8,065 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.
PUD Narrative
KKE 0708.1221.01
May 24, 2007
Page: 3
. 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.
Water overflow from the site will be contained "on-site", therefore helping protect the
overall water quality of Prior Lake. 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.
. The project is conservation oriented for water use by utilizing captured storm water for
irrigation and specifying landscape species, which requires irrigation during the first year
to establish the plants. In the future, the plants and trees may only require irrigation
during times of extreme drought.
. 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.
. The southwest corner provides three separate public patio or vista areas to be utilized by
the public accessible from the walking and bike path along 18 and 42. Restaurant patio
seating will be provided, but will be detailed with architectural elements such as
aluminum fencing, piers and paving to separate the private vs. public areas. The main
public plaza area contains a Prairie Style trellis and garden for the enjoyment of all
visitors.
. 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 Oust 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 development will escrow the appropriate funds for the new traffic signal on County
Road 42.
. The future right of way required by County Road 42 expansion will be solely provided by
Summit Preserve along the south side of the development.
. Summit Preserve will provide a bus stop and shelter that will be consistent with the
Prairie style theme for the "Local Laker Link".
PUD Narrative
KKE 0708.1221.01
May 24, 2007
Page: 4
. Summit Preserve will create theme signage for the project, specifically in the County Rd
18 & 42 plaza area.
. The Prior Lake sail boat logo will be incorporated into the County Road 18 & 42 plaza
area as well as other monument signs within the project to emphasize Summit Preserve
being a special destination place within Prior Lake, welcoming all residents to enjoy the
development.
. Cardinal Development and design team will work with Prior Lake staff to provide
upgraded and themed street lighting along the main parkway and along bike path along
County Road 42. The themed street lighting will emphasize and enrich the themed
environment of the project.
. 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.
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.
PUD Narrative
KKE 0708.1221.01
May 24, 2007
Page: 5
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 22nd, 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
Page 1 of 1
Danette Moore
From:
Sent:
To:
kurt larson [kurtlarson5962@yahoo.com]
Thursday, May 24, 2007 1 :49 PM
Danette Moore
Cc: Natina James; Bill Feldman
Subject: Summit Preserve
Dear Danette,
In reference to the Summit Preserve project we are happy to have worked with staff and to be able to
provide the following to enhance the synergy and culture of this project.
I. Provide a bus stop location for the ability of Prior Lake residents to use Laker Lines
and visit summit Preserve. We will also provide shelter that will maintain the same
design and character as the balance of the site.
2. Create themed signage that will be welcoming and attractive to all visitors and paying
special attention to the signage in the corner plaza area.
3. Incorporate the Prior Lake sail boat logo in the Plaza area and other monument signs so
as to help identify the gateway into Prior Lake and to identify the quality projects and
services Prior Lake has to offer.
4. We will be providing bike racks and benches in strategic locations for visitors and
residents to use and enjoy. These will be located near the Plaza corner and near the
large storm pond and path along Cty Rd 42.
5. The main loop parkway will feature decorative upgraded lights that will enhance the visual
asthetic nature of the project helping to maintain it as a desirable destination.
6. We will also provide lights for the path along Cty Rd 42. These will also be upgrade lights
that will carry the same theme as the rest of the project. This will certainly be a benefit to
all residents and visitors wanting to use the paths and the area at night.
Thank you for your help and direction. We feel all of these items will be beneficial to the residents, city
and help create a wonderful place to visit that everyone in Pior Lake can be proud of.
Thank You,
Kurt Larson
Cardinal Development Group, LLc
Chief Manager
5/24/2007
Jc)
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