HomeMy WebLinkAbout5C PP & PUD Pike Lake Meadows
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
PRESENTER:
PUBLIC HEARING:
DATE:
5C
PUBLIC HEARING TO CONSIDER A REQUEST FOR
APPROVAL OF A PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAN AND A PRELIMINARY PLAT
TO BE KNOWN AS PIKE LAKE MEADOWS
JEFF MATZKE, PLANNER
X YES NO-N/A
--
MAY 29, 2007
AGENDA ITEM:
SUBJECT:
INTRODUCTION:
Manley Land Development has applied for approval of a development to be known as
Pike Lake Meadows on the property located at the northwest intersection of CSAH 42
and Pike Lake Trail, south of Pike Lake. The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat consisting of 21 acres to be subdivided into 19 lots and 4
outlots to allow for 11 townhome residential units and 8 townoffice units.
Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed
under a PUD. The PUD provisions offer maximum flexibility in various ways, including
setbacks, building heights, and so on. The developer is requesting modifications to the
setbacks, minimum lot areas, and a private street. In return, the developer is offering the
following:
. Construction of Pike Lake Trail as a 34' wide roadway with curb and gutter
. Clustering of land uses to provide for increased tree preservation.
. 2.79 acres of parkland (1.58 acres above the required 10% parkland dedication).
. The cost associated with over sizing the trunk watermain from the required 8"
pipe to a 12" pipe.
. A cash escrow of approximately $34,000 directed toward the City's cost of
installing the pressure reduction value (PRV) on the site
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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Page 1
Phone 952.447.4230 / Fax 952.447.4245
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 21.7 acres. The net site area (gross land area
less existing right-of-way, ponding, and wetlands) is 12.05 acres.
Topoe:raphv: This site has a varied topography, with elevations ranging from 856' MSL
at its highest point (southeastern comer) to 824' MSL at its lowest point (west central
edge).
Vee:etation: The site is a vacant parcel with 4,505 caliper inches of significant trees.
The project is subject to the Tree Preservation requirements ofthe Zoning Ordinance.
Wetlands: The wetland on the site encompasses approximately 5.1 acres.
Access: Access to the site is from Pike Lake Trail. The adjacent residential property
(bounded by the project on the west, east, and south) currently has a driveway access off
of Pike Lake Trail and will maintain an access thru the townhome portion of the
development and ultimately to Pike Lake Trail.
2030 Comprehensive Plan Desie:nation: This property is designated for R-L/MD
(Urban Low to Medium Density Residential) and C-CC (Community Retail Shopping)
uses on the 2030 Comprehensive Plan Land Use Map.
Zonine:: The site is presently zoned R-4 (High Density Residential).
Shoreland: This property is also located within the Shoreland District for Pike Lake, a
Natural Environment Lake. As such, the property is subject to the Shoreland PUD
requirements listed in Section 1104 of the Zoning Ordinance.
PROPOSED PLAN
Lots: The preliminary plat consists of 19 lots and 4 outlots to allow for 11 townhome
residential units, 8 townoffice units, parkland, outlots for future conveyance to an
adjacent residential lot, and a private street.
Densitv: Density of the development is based on the net area of the site, which is 12.05
acres. There are a total of 19 units proposed, for a density of 1.57 units per acre. This is
consistent with the density allowed in the R-4 Zoning District within the Shoreland
District.
Density is also restricted by the Shoreland District. The maximum density permitted is
based on the net area of each tier divided by the minimum lot area (20,000 square feet).
The permitted and proposed density is identified in the following table:
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Permitted Density Proposed Density
(# Units) (# Units)
Shoreland District Tier 1 7 4
Shoreland District Tier 2 11 12
Shoreland District Tier 3 7.18 3
TOTAL 25 19
Streets: This plan proposes one roadway to be known as Sherrie Street, a private street
designed with a 30' to 38' width, which will connect to Pike Lake Trail and end prior to
the property to the northeast to allow for a possible future connection to the adjacent site.
Sherrie Street will provide for the following:
· Entrance to the parking area serving 4- 2 unit office-condominium buildings
. Access for 11 townhome units.
· A connection from the existing driveway ofthe adjacent single family dwelling.
With a previous preliminary plat, the developer proposed to improve Pike Lake Trail to a
full 44' width. At this time, however, the property owner located east of Pike Lake Trail
does not wish to participate in granting the construction easements needed to improve the
entire 44' width of Pike Lake Trail. Therefore, the developer has proposed to improve
Pike Lake Trail to a width of 34' with concrete curb and gutter at the time of
development. An estimate of the cost of upgrading Pike Lake Trail from a 34' to a full
44' width has been calculated at $34,225.65. In lieu of providing the amount of this
estimate to upgrade the road to a full 44' width in the future, the developer has agreed to
provide this same cash amount to the City as an escrow toward the installation of the
necessary pressure reduction value (PRV) station located at the southeastern comer of the
development. This escrow will reduce the City's cost of installing the PRY station. Curb
cuts will be provided on the east side of Pike Lake Trail to maintain existing driveway
access points.
Since the drafting of the May 3, 2007 Engineering Memorandum the developer has meet
with City Staff to discuss the various engineering comments including the key issue of
the alignment of Pike Lake Trail. Additional information has been provided for
determining the alignment of the 34' improved Pike Lake Trail to the satisfaction of the
engineering department as well as responses to all of the engineering comments. The
developer has indicated that revised plans addressing the various comments are being
completed and will be resubmitted.
SidewalkslTrails: In the future, a trail will extend along the west side of Pike Lake
Trail. It is also anticipated that when the east side of Pike Lake Trail is developed, a trail
or sidewalk will be extended along the east side of Pike Lake Trail. The developer has
agreed to dedicate a trail easement across part of Lot 17 Block 2 near Outlot A for the
placement of a city trail in the future. As indicated in the city engineering comments the
plans will need to be revised reflecting this trail easement area.
The interior of the site has the potential for future trails and a boardwalk to connect
inaccessible areas of the site to a future park and trail system that will provide access to
the City at large.
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Parks: The plan includes approximately 14.0 acres (Outlot C) which will be dedicated to
the City. Currently, the City has a majority of Outlot C within a drainage and utility
easement. Nonetheless, full dedication of this area will allow for construction of a trail
and boardwalk that the City would have the ability to build and connect with future park
and trail areas in this quadrant of the City. The wetland area will be preserved as a
natural area as a result of this dedication.
Sanitary Sewer/Water Mains/Storm Sewer: The Engineering Department has
reviewed the plans for these utilities. The most recent comments dated May 2, 2007 are
attached to this report.
Buildine: Styles: The developer has included elevations of the proposed townhomes and
office condominium products (attached).
The proposed townhomes are in 2- to 3-unit buildings. They are two-story with walkout
or full basements, 2 car garages, and decks. The exterior materials are vinyl siding with
natural stone accents.
The office condominiums are in 4-two unit buildings. They are two-story with walkout
basements. The exterior materials reflect the townhome buildings with vinyl siding and
natural stone accents.
Impervious Surface: The maximum impervious surface allowed in the Shoreland
District is 30% of the lot area above the OHW. Impervious surface coverage is further
limited to 25% of each tier area in a Shoreland District PUD. The following table
identifies the proposed impervious surface for this development.
Tier Permitted Proposed
1 25% 11%
2 25% 20%
3 25% 13%
Overall 30% 16%
Shoreland Open Space ReQuirements: The Shoreland ordinance requires at least 50%
of the total project area, or 10.8 acres, within this PUD be preserved as open space. The
proposal exceeds this requirement. The wetlands and park land encompass 14.9 acres of
this site.
Landscapine:: Landscaping will be required for each element of this development. The
minimum landscaping for the townhouse portion of the development is based on the
perimeter of the site. The Zoning Ordinance requires at least one tree for each 40' feet of
the perimeter of the site. The landscaping plan will need to be revised to specify which
trees are intended to meet landscaping requirements versus those for tree replacement.
Tree Replacement: The tree inventory identifies 4,505" significant caliper inches of
trees on the site. The Zoning Ordinance allows the removal of significant trees without
any required replacement within the width of required easements for public streets,
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utilities, and storm water ponding areas. In areas outside these easements up to 35% of
the total significant caliper inches may be removed for initial site development. Any
removal above these amounts requires tree replacement at a rate of ~ caliper inch for
each inch removed.
The developer has indicated removal of 1957" (43.4%) caliper inches outside of public
easement areas. Therefore, the developer is responsible for replacing 166.7" caliper
inches of trees. The proposed tree replacement indicated on the landscape plan will
exceed this requirement.
Market Study: Section 1106.703 requires an application for a PUD include a market
study prepared within 6 months prior to the application identifying the market area of the
project and the demand trends within this area. The developer submitted a study dated
August 10, 2006. This study notes that market can support the proposed product type.
Fees and Assessment: This development will be subject to the standard development
fees.
DISCUSSION:
The preliminary plat plans meet minimum ordinance requirements. As noted in the attached
Engineering memorandum dated May 3,2007, the developer must revise the plans to meet
Public Work Design Manual requirements. However, none of these revisions will impact
the general design of the proposed plat. For that reason, if the Planning Commission finds it
appropriate, the plat can proceed to the City Council, subject to conditions.
STAFF RECOMMENDATION:
If the Planning Commission finds the PUD and preliminary plat acceptable, staff would
recommend the following conditions be attached:
1. The developer must obtain the required permits from any other state or local agency
prior to any work on the site.
2. The developer shall provide documentation verifying access easements that allow the
adjacent residential property a maintained driveway through the project site to Pike
Lake Trail.
3. The developer shall stub utility services to the property boundary of the adjacent
residential parcel.
4. The developer shall provide an easement within Outlot D to assure future access from
Sherrie Street to the adjacent parcel to the north east.
5. The developer shall provide a cost estimate for oversizing the trunk watermain from
an 8" to 12" pipe.
6. The developer shall provide a cash escrow of $34,225.65 to the City for the
installation of a Pressure Reduction Value (PR V) Station.
7. The developer shall dedicate a trail easement across part of Lot 17, Block 2.
8. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated May 3,2007.
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9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost
of the required replacement trees.
ALTERNATIVES:
1. Recommend approval of the PUD Preliminary Plan and the Preliminary Plat subject
to the conditions identified by the Planning Commission.
2. Table this item to the June 11, 2007 Planning Commission meeting 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 #1.
ACTION REQUIRED:
A motion and second to recommend approval of the preliminary plat and the PUD plan
for Pike Lake Meadows subject to the listed conditions.
EXHIBITS:
1. PUD and Preliminary Plat Plans
2. Developer's Narrative
3. May 3,2007 Engineering Memorandum
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DATE: May 3,2007
TO: Jeff Matzke, Planner
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Pike Lake Meadows (City Project #06-162)
The Engineering Department has reviewed the preliminary plat for the subject project
dated April 13, 2007 and we have the following comments.
Key Issues
1. The Engineering Department feels that Pike Lake Trail should be built to a width
of 44 feet with concrete curb and gutter at this time. Previous direction from the
City Council included the 44 foot width and concrete curb and gutter. The City
Council could decide if the current proposal is acceptable. It is difficult to
determine if the reduced 34 foot width allows proper alignment of the intersection
to CSAH 42. Developer should provide a layout of this intersection. If the
intersection can not be laid out properly at this time, the development should be
considered premature. The Developer should show that the 34 foot temporary
section continues to fulfill PUD requirements.
Gradina Plan
1. Provide contact information for the person responsible for the erosion control on
the project.
2. Grading easements will be required for the work outside the property lines.
Hydroloay and Storm Sewer
1. Modification of the Dike used in the regional pond is a critical area. Dikes used
to create ~ate control ponds must at maximum use 4: 1 slopes and measure 10'
wide at top. At minimum, a clay core should be designed in consideration of
groundwater flow. A clay core should be specified on the plan. Top of dike
elevation should be 2' above the HWL. Sand bedding should not be used
through dike section.
2. The storm sewer should be reconfigured to eliminate the segment of pipe
located behind the retaining wall. This pipe drains part of Pike Lake Trail and will
be considered public storm sewer.
Utilities
1. Extend the services for the property east of Pike lake Trail out of the roadway as
much as possible.
2. The commercial properties should have individual services extended to each
unit.
3. The watermain connection on County Road 42 should be reviewed as part of the
work appears to extend beyond the right of way.
Streets
1. Pike Lake Trail should be shown using B618 concrete curb and gutter.
Bituminous curbing will not be allowed.
2. All trails and sidewalks should be shown with truncated dome pedestrian curb
ramps.
3. Provide concept plan for the extension of Sherrie Street and Pike lake Trail.
4. Show slopes 4: 1 or less for the backslopes from the curb on Pike Lake Trail.
5. Show a trail easement over part of lot 17 block 2 near Outlot A. In the future, the
intent is to have a trail around Pike Lake.
L:\07 FILES\07 SUBDIVISIONS\07 PRELIMINARY\Pike Lake Meadows\eng review 050207.DOC 2
M~NLEY
Land Development. Inc.
2640 Eagan Woods Drrve. SUite 220
Eagan, MN 55 I 2 I
Phone 6512895263 Fax 6512894329
vvvvvv.manleyland.com
April 13,2007
APRl 3 Z007
4-:'{) 7 ~~I
-------....:.....::~
~.
Danette Moore
City of Prior Lake
17073 Adelmann Street S.E.
Prior Lake, MN 55372
RE: Mixed Use Planned Unit Development Narrative for Pike Lake Meadows
Dear Danette,
Manley Land Development, Inc. is pleased to submit to the City of Prior Lake
applications for Preliminary Plat and Mixed-Use Planned Development for Pike Lake
Meadows, which features eleven residential townhome units and four office
condominium buildings adjacent to County Road 42 and Pike Lake Trail.
Preliminary Plat and PUD approvals were previously granted for this project in 2006.
One condition of the approval was the requirement to obtain an agreement with the
property owner located to the east of the site on the other site of Pike Lake Trail prior to
submitting an application for Final Plat and Final PUD. The necessary agreement was
for a temporary construction easement along the east side of Pike Lake Trail that would
be necessary in order for Manley Land Development to improve the road to a 44' street
width. Unfortunately no agreement could be reached, and during this negotiation period
our Preliminary PUD has expired. We have worked with Engineering Staff to remedy
this matter by revising our current plan to include a new street section for Pike Lake Trail
that will be upgraded to a 34' street width. No other changes have been made to this plan
other than this revised street plan. Therefore, we are once again proposing a similar
concept that was previously endorsed by the City which supported a Comprehensive Plan
amendment to allow for community business and low to mid-density residential housing
for this site.
The Prior Lake-Spring Lake Watershed District granted Board and Staff approval on the
original plan for Pike Lake Meadows on November 15,2005. A copy of the permit has
been included with this submittal for reference purposes.
Weare proposing complementary building materials for the townhomes and office condo
buildings featuring brick, lap siding, cultured stone, and decorative columns all designed
to enhance visual interest and create a distinct neighborhood design.
Manley Land Development plans to construct this development after obtaining all
necessary approvals. The City can expect to see construction commence in 2007, with
the project to be essentially complete in 2008. We plan to establish an association
responsible for maintaining both the commercial and residential components, and have
included draft copies of the restrictive covenants and association documents as a
component to this submittal.
Significant public benefits to the City of Prior Lake can be obtained by utilizing a
Planned Unit Development approach with the Pike Lake Meadows site plan.
Preservation of the natural features of the site, expanded market opportunities for new
businesses to locate in Prior Lake, harmonious transition between housing and
commercial uses, and opportunities for a future trail corridor through future dedicated
upland areas on the site are a few ofthe possible benefits to the City.
We look forward to working with the City of Prior Lake to achieve a successful mixed-
use development for this site.
Sincerely,
Cindy L. Weber
Entitlements Manager
Manley Land Development, Inc.
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APR 1 3 Z007
PIKE LAKE MEADOWS PLANNED UNIT DEVELOPMENT
Manley Land Development, Inc.
April 13, 2007
The Planned Unit Development District allows for greater flexibility in the development
of a parcel or property by tailoring the development to the site and the neighborhood.
Part of the PUD process is to identify the benefits achieved by using a PUD.
Section 1106 of the City of Prior Lake's Zoning Code clearly states the benefits of
utilizing a PUD. An explanation of how these benefits tailor to the Pike Lake Meadows
development is detailed below.
1. Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
A PUD provides for a flexible approach on this site that will allow for a mixed
use that is consistent with the Comprehensive Plan Amendment for this parcel.
The proposed land uses are consistent with the guided land uses for the County
Highway 42 corridor of Business/Office Park and Residential - Urban High
Density.
2. More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The development concept we are proposing meets this objective because it offers
a more compact land design that preserves and enhances the open space and
natural features on the site. Over fourteen acres of this twenty-one acre site will
be dedicated to the City of Prior Lake.
3. Create a sense of place and provide more interaction among people.
The woodlands, wetlands and pond being preserved will not only provide a
picturesque backdrop for this development, but will create a scenic location for
possible future city trail and boardwalk improvements that will promote social
interaction to occur within the site.
As a PUD benefit to the City of Prior Lake, Manley Land Development intends to
dedicate 1.07 acres of upland area on the western portion of the site, and 1.72
acres on the area south ofthe wetland and north of the county right-of-way, which
will be included in a conservation easement that will cover a significant portion of
the property to ensure that the natural elements are forever protected.
Also, the mixed-use building concepts will allow people to both live and work
within the same community.
4. Increase economic vitality and expand market opportunities.
This development is a private investment in the community that will expand both
the residential and commercial market opportunities in the area. The location of
this development at the intersection of Co Rd 42 and Pike Lake Trail is a high
visibility comer that provides an excellent location for small businesses, financial,
professional, real estate, services and other uses.
5. Support long-term economic stability by strengthening the tax base, job
market and business opportunities.
Manley Land Development's site plan offers notable value to the community as it
supports long-term economic stability and delivers a balanced tax base of high
quality residential and commercial development in a visible yet scenic location.
This balance is provided by locating the office buildings close to County Highway
42 as part of the Business and High Density corridor, and locating housing as a
buffer between the County 42 corridor and Pike Lake.
6. Increase transportation options such as walking, biking or bussing.
This development will be instrumental in providing better access and circulation
along the Pike Lake Trail corridor with a walkway that will create a better and
more visible connection to County Road 42. The plan also provides for
pedestrian connection opportunities through the site.
7. Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
The PUD approach allows for clustering the residential and commercial
components away from the wetlands and wooded areas, resulting in significantly
less tree removal and more efficient infrastructure. We have clustered the
townhomes and office condos closely together in an effort to provide as much
open space, wetlands, and tree preservation, and to maintain scenic lake views
and the natural conditions of the adjacent environmental lake. The clustering
concept also creates reduced setbacks between the townhome units, which will
preserve additional woodland. A shared driveway access for the entire
development site has been designed, thus creating less impervious surfaces.
We are also requesting a reduction in the required amount of office condo parking
stalls, which will still support quality development at a reduced overall cost and
preserve 1,100 square feet of woodland. We have revised our original plan to
save an existing stand of trees located near the center of the parking lot. Under
conventional methods, this plan would require 79 parking stalls; our plan provides
74 stalls. However, should additional parking be required in the future, the site
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can accommodate an additional 5 parking stalls, as shown on the proof of parking
plan.
One of the unique features that have been implemented into our plan includes
curb cuts along the northeast side ofthe office condo parking lot. These curb cuts
not only provide a disconnected impervious surface to reduce stormwater volume,
but this low-impact design also includes a grassy drainage swale with suitable
plantings that will help create an aesthetic buffer between the parking area and
roadway.
Concurrent to this development, Manley Land Development will improve the
west side of Pike Lake Trail to collector street standards along our eastern
property line.
Manley Land Development is also proposing to provide the City of Prior Lake
with the oversizing of the trunk watermain from the required 8" to 12" with no
expense to the City for doing so.
8. Enhanced incorporation of recreational, public and open space components
in the development which may be made more useable and be more suitably
located than would otherwise be provided under conventional development
procedures. The PUD district also encourages the developer to convey
property to the public, over and above required dedications, by allowing a
portion of the density to be transferred to the other parts of the site.
The uniqueness of the site will be maintained in its natural state due to the
substantial percentage of land that will be conveyed to the City. We have
included a concept layout of a passive park trail through the preserved open space
that could link this site to park land located north of our property. This twenty-
one acre site creates approximately fourteen acres of open space that otherwise
would not be available for public use and enjoyment.
Manley Land Development is offering to convey approximately 1.72 acres of
upland to the City. This upland is above and beyond the required dedication, and
with access from the west, could have had development opportunities. Our
company believes this upland can create a greater benefit by being included into
the potential passive park trail system
9. Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to,
steep slopes, wetlands, and trees.
The development has been designed to be senSItIve to wooded areas, the
floodplain, adjacent wetlands, and enhanced water quality for Pike Lake. The
office condo buildings will feature desirable walkout conditions adjacent to the
City pond and wetlands, and allow for tenants to enjoy the surrounding natural
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features of the site. The townhomes have been designed with sensitivity to the
natural topography, wetlands, and Pike Lake.
10. High quality of design compatible with surrounding land uses, including both
existing and planned.
Our site plan has been designed to be compatible to the eXlstmg and future
surrounding land uses, and is consistent with the Comprehensive Guide Plan.
The future development of the Vierling property on the east side of Pike Lake
Trail will provide another location for a mixed-use development in this area.
These two parcels will compliment one another by providing diversity in both
commercial and housing opportunities.
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