HomeMy WebLinkAbout10A - Summit Preserve
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JUNE 18, 2007
10A
DANETTE MOORE, PLANNING COORDINATOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS SUMMIT PRESERVE PLANNED UNIT
DEVELOPMENT AND A RESOLUTION APPROVING A PRELIMINARY PLAT
TO BE KNOWN AS SUMMIT PRESERVE
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
. Approve a Planned Unit Development Preliminary Plan;
. Approve 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).
This agenda item requests City Council approval of the rezoning and the
preliminary plat.
History
In late 2005 and 2006 concepts for the CSAH 42 and CSAH 18 site were
brought before the 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.
The Planning Commission held a public hearing to consider the preliminary
plat on April 23, 2007. Due to unresolved engineering and tree issues, the
Planning Commission continued the hearing until May 14th and again to May
29th. On May 29th the Planning Commission recommended approval of the
Summit Preserve Preliminary Plat and PUD as requested.
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
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landscaping requirements, the development of private streets, and the 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 following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of approximately 55 gross acres (46.5
net acres).
Topoaraphv: The site has varied topography, with elevations ranging from
1048' MSL at its highest point to 992' MSL at its lowest point.
Veaetation: 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 corner 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 PlaUFinal 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 Desicmation: This property is designated for
Community Retail Shopping, Low Density Residential, and High Density
Residential on the 2030 Comprehensive Plan Land Use Map.
Zonin~: 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 of 225 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.
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
twin home 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 of the 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 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 a cash dedication of $36,000 for the future play
structure within the tot lot. It is anticipated that the tot lot play structure will be
constructed within the next two years (Phase 2). After reviewing the history of
play structure bids, staff feels the cash dedication will adequately meet the
anticipated expense of the play structure.
Sanitary SewerlWater Mains/Storm Sewer: The developer is proposing to
utilize the reuse of stormwater for irrigation purposes. The man made 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.
Enqineerinq Issues: Since the time of the May 14, 2007 engineering memo
(attached), 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.
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 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 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 ~ 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:
y Existing Heritage trees on the site = 75 trees
y Total number of Heritage trees saved = 35 trees (14 were saved
through extraordinary measures).
y Existing caliper inches of trees = 29,031 caliper inches
y Proposed caliper inches saved = 8,060 caliper inches saved
20,971 caliper inches of trees removed
The City Council should consider if enough has been done to preserve the
significant trees on the site.
Buildina Stvles/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 style/thematic elements. More detailed documents for each area
will be required with final approval of each development phases.
LandscapinQ: 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).
The PUD is divided into the following three phases:
Phase 1
y RetaiI/RestauranUOffice/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
planUrain garden 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. tot lot 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.
ParkinQ: 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 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 lefUthrough 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
ISSUES:
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.
At the May 29th Planning Commission meeting, a Commissioner stated it may
be appropriate for the developer to provide an updated Market Study. The
developer has indicated that they will be providing staff with an updated Market
Study, once it's completed by the consultant.
SiQnaQe: 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.
PhasinQ: The developer expects to complete this project in the three phases
described above, beginning in 2007. Build out is anticipated within three
years, with construction starting on the west side of the site.
The question before the City Council is whether the proposed benefits are
equal in value to the modifications requested by the developers. One of the
stated purposes of a PUD, according to Section 1106.100, is to "demonstrate
that the particular areas to be developed can offer greater value to the
community and can better meet the community's health, welfare and safety
requirements than if those same areas were to be developed in a single
purpose zone."
As noted earlier in this report, the developer has proposed the following
benefits to the City:
. 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 Planning Commission and the staff find these benefits justify the PUD,
and recommend approval of this development.
PRELIMINARY PUD: The PUD must be reviewed based on the criteria found in
Section 1106.100 and 1106.300 of the Zoning Ordinance. Section 1106.100
discusses the purpose of a PUD. These criteria are discussed below.
1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning
Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the entire site. The PUD approach allows the
development to have a mix of uses.
2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The proposed PUD plan allows for the preservation of the greenbelt with
trails and a future tot lot. In addition, key areas along CSAH 18/42 will be
unaltered to allow for the saving of highly desirable trees.
3) Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect
all elements of the PUD. In addition, the PUD will provide community
plazas and wayside resting locations to encourage interactions among all
citizens.
4) Increase economic vitality and expand market opportunities;
The proposed PUD will allow for a variety of retail, office, restaurant, and
housing options to provide additional economic growth opportunities.
5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
The new development will strengthen the City's tax base.
6) Increase transportation options, such as walking, biking or bussing;
The plan provides additional trails for the City's park system, and an
additional pickup location for the Laker Lines buses.
7) Provide opportunities for life cycle housing to all ages.
The PUD plan includes several housing types.
8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
The development utilizes public streets to provide access through the
development and to adjacent properties. However, the development
utilizes private streets for access to the twinhome and rowhome portions
of the development which will be maintained by a homeowner's
association. The proposed PUD also provides approximately 37,000
square feet for future CSAH 42 right-of-way, which would otherwise
require purchasing at the public's expense.
9) 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 PUO district also encourages
the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other
parts of the site.
The PUD incorporates a park and trails that will connect into the City trail
system.
10) Preserves and enhances desirable site characteristics and open space,
and protection of sensitive environmental features including, but not
limited to, steep slopes, wetlands, and trees. Where applicable, the PUD
should also encourage historic preservation, re-use and redevelopment of
existing buildings.
The developer has preserved a wooded greenbelt and made an effort to
preserve Heritage Trees and highly desirable trees along CSAH 18/42.
11) High quality of design compatible with surrounding land uses, including
both existing and planned.
The proposed building materials will be compatible with surrounding land
uses. The proposed scale will be consistent with recent developments
along the high visibility CSAH 42 corridor (Shepherds Path, Jeffers
Pond).
PRELIMINARY PLAT: The memorandum from the City Engineering Department
(attached) lists several revisions required to the preliminary plat. Most of these
issues can be addressed at the final plat stage. However, no grading will be
allowed until all of the grading and hydrologic issues have been addressed.
The Planning Commission and staff recommend approval of this development
on the basis it is consistent with the PUD criteria, and with the provisions of the
Zoning and Subdivision Ordinance. Staff recommends the following
conditions:
1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated May 14,
2007. All grading, hydrology and stormwater issues must be addressed
prior to any grading on the site.
3. Provide street names unique to the City street naming system for all
streets.
4. The developer must submit a Letter of Credit in an amount equal to 125%
of the cost of the required replacement trees prior to any grading on the
site.
FINANCIAL
IMPACT:
5. The developer must provide updated plan sheets reflecting the approved
site plan in relation to tree preservation, site amenities, and landscaping.
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base.
ALTERNATIVES:
The City Council has the following alternatives:
1. Adopt an ordinance amending the Zoning Map to designate the subject
property as PUD and adopt a resolution approving the Preliminary Plat for
this development subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the Zoning and
Subdivision Ordinances.
2. Deny the ordinance amendment and the Preliminary Plat on the basis they
are inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case, the Council
should direct the staff to prepare a resolution with findings of fact based in
the record for the denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second adopting an ordinance approving an amendment to
the Zoning Map to designate the subject property from A (Agricultural) to
PUD (Planned Unit Development).
2. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Summit Preserve, subject to the listed conditions.
Revi
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
RESOLUTION 07 -xx
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "SUMMIT PRESERVE" SUBJECT TO
THE CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on April 23, 2007,
May 17, 2007, and May 29, 2007, to consider an application from Cardinal
Development for the preliminary plat of Summit Preserve; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of "Summit Preserve" for the record at the
public hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Summit Preserve on June 18, 2007; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The preliminary plat of "Summit Preserve" is approved subject to the following conditions:
a) The developer must obtain the required permits from any other state or local agency prior to
any work on the site.
b) The developer must revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated May 14, 2007. All grading,
hydrology and stormwater issues must be addressed prior to any grading on the site.
c) The developer must provide updated plan sheets reflecting the approved site plan in relation to
trees preservation, site amenities, and landscaping.
d) The developer must provide street names unique to the City street naming system for all
streets.
e) The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees prior to any grading on the site.
www.cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
PASSED AND ADOPTED THIS 18th DAY OF JUNE, 2007.
Hau en
Erickson
LeMair
Millar
Hedber
YES
Hau en
Erickson
LeMair
Millar
Hedber
NO
Frank Boyles, City Manager
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO.107-XX
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY:
SECOND BY:
WHEREAS: Cardinal Development has submitted an application for a Planned Unit
Development to be known as Summit Preserve; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development at a public hearing on April 23, 2007, on May 14, 2007, and on
May 29, 2007; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS: The Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Summit
Preserve on June 18, 2007; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning
Ordinance.
The City Council of the City of Prior Lake does hereby ordain:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is
hereby amended to designate the following legally described property as the Summit
Preserve Planned Unit Development (PUD).
LEGAL DESCRIPTION:
That part of the south 1319.00 feet of the East Half of the Southeast Quarter of Section
24, Township 115, Range 22, Scott County, Minnesota lying westerly of the following
described line: Beginning at a point on the south line of said East Half of the Southeast
Quarter distant 993.34 feet west of the southeast corner; thence northerly to a point on
the north line of said south 1319.00 feet distant 989.97 feet west of the northeast corner
of said south 1319.00 feet and there terminating.
And
That part of the east 500 feet of the West half of the Southeast Quarter of Section 24,
Township 115, Range 22, Scott County, Minnesota lying south of the north 1500.00 feet
of said West Half of the Southeast Quarter, EXCEPTING THEREFROM the South 495
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feet of the West 440.00 feet of the East 500.00 feet of the West Half of the Southeast
Quarter of Section 24, Township 115, Range 22, Scott County, Minnesota.
And
The South 495 feet of the West 440.00 feet of the East 500.00 feet of the West Half of
the Southeast Quarter of Section 24, Township 115, Range 22, Scott County, Minnesota
And
That part of the West Half of the Southeast Quarter of Section 24, Township 115,
Range 22, Scott County, Minnesota lying South of the North 2030.00 feet and West of
the East 500.00 feet of said West Half of the Southeast Quarter.
And
That part of the south 1319.00 feet of the East Half of the Southeast Quarter of Section
24, Township 115, Range 22, Scott County, Minnesota, described as follows: Beginning
at the point on the South line of said East Half of the Southeast Quarter distant 662.23
feet West of the Southeast corner; thence Westerly along said South line a distance of
331.11 feet; thence Northerly to a point on the North line of said South 1319.00 feet
distant 989.97 feet; West of the Northeast corner of said South 1319.00 feet; thence
Easterly along said North line a distance of 329.99 feet; thence Southerly to the point of
beginning.
And
That part of the south 1319.00 feet of the East Half of the Southeast Quarter of Section
24, Township 115 Range 22, Scott County, Minnesota, described as follows: Beginning
at a point on the South line of said East Half of the Southeast Quarter distant 331.11
feet West of the Southeast corner; thence Westerly along said South line a distance of
331.12 feet; thence Northerly to a point on the North line of said South 1319.00 feet
distant 659.98 feet West of the northeast corner of said South 1319.00 feet; thence
Easterly along said North line a distance of 329.99 feet; thence Southerly to the point of
beginning.
3. The Summit Preserve Planned Unit Development includes the following elements:
a. The PUD will consist of the following phases:
Phase 1:
. 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
plantlraingarden 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.
Page 2
Phase 2:
. 22 twinhome units.
. 43 rowhome units.
. A 20,000 sq. ft. totlot area/park/play structure.
Phase 3:
. 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.
. Three single story office buildings totaling 23,810 sq. ft.
. 98 surface parking spaces.
b. The total number of residential units on the site will not exceed 225 units (4.8
units per acre)
c. The PUD plan provides a minimum of 6.26 acres of park to be dedicated to the
City (20,000 square foot totlot, 3.1 acre greenbelt, and trail corridor).
d. The PUD will grant future CSAH 42 right-of-way land (approximately 37,000 sq.
ft).
e. The PUD will preserve Heritage trees and trees in key areas as shown on
approved plans.
f. The PUD will contribute $36,000 for the play equipment in the tot lot area of the
development.
g. The PUD will provide key thematic elements including, but not limited to, the
"prairie style" architecture of the approved high quality lighting, signage, building
materials, amenities including bike racks, benches, educational elements
(vegetative and wetland educational component with interpretive signage),
integration of the City logo in key areas (community plaza, key signage), and a
bus stop structure.
h. The PUD will provide upgraded lighting (consistent with the thematic elements of
the development) along the CSAH 42 trail and the trailhead area of CSAH 18.
i. The elements of the plan will be as detailed in the exhibits and staff report dated
June 18, 2007, except for modifications approved as part of the final PUD plan.
4. It hereby adopts the following findings:
a. Provides a flexible approach to development which is in harmony with the purpose
and intent of the City's Comprehensive Plan and Zoning Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the entire site. The PUD approach allows the development to
have a mix of uses.
b. More creative, efficient and effective use of land, open space and public facilities
through mixing of land uses.
Page 3
The proposed PUD plan allows for the preservation of the greenbelt with trails and
a future totlot. In addition, key areas along CSAH 18/42 will be unaltered to allow
for the saving of highly desirable trees.
c. Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect all
elements of the PUD. In addition, the PUD will provide community plazas and
wayside resting locations to encourage interactions among all citizens.
d. Increase economic vitality and expand market opportunities;
The proposed PUD will allow for a variety of retail, office, restaurant, and housing
options to provide additional economic growth opportunities.
e. Support long-term economic stability by strengthening the tax base, job market and
business opportunities;
The new development will strengthen the City's tax base.
f. Increase transportation options, such as walking, biking or bussing;
The plan provides additional trails for the City's park system, and an additional
pickup location for the Laker Lines buses.
g. Provide opportunities for life cycle housing to aI/ ages.
The PUD plan includes several housing types.
h. Provide more efficient and effective use of streets, utilities, and public facilities that
support high quality land use development at a lesser cost.
The development utilizes public streets to provide access through the development
and to adjacent properties. However, the development utilizes private streets for
access to the twinhome and rowhome portions of the development which will be
maintained by a homeowner's association. The proposed PUD also provides
approximately 37,000 square feet for future CSAH 42 right-of-way, which would
otherwise require purchasing at the public's expense.
i. Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than
would otherwise be provided under conventional development procedures. The PUD
district also encourages the developer to convey property to the public, over and above
required dedications, by aI/owing a portion of the density to be transferred to other parts
of the site.
The PUD incorporates a park and trails that will connect into the City trail system.
j. Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to, steep slopes,
wetlands, and trees. Where applicable, the PUD should also encourage historic
preservation, re-use and redevelopment of existing buildings.
The developer has preserved a wooded greenbelt and made an effort to preserve
Heritage Trees and highly desirable trees along CSAH 18/42.
k. High quality of design compatible with surrounding land uses, including both existing
and planned.
Page 4
The proposed building materials will be compatible with surrounding land uses.
The proposed scale will be consistent with recent developments along the high
visibility CSAH 42 corridor (Shepherds Path, Jeffers Pond).
5. Final plans for the Summit Preserve Planned Unit Development are subject to the
following conditions
a. The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
b. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated May 14, 2007.
All grading, hydrology and stormwater issues must be addressed prior to any
grading on the site.
c. Provide street names unique to the City street naming system for all streets.
d. The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees prior to any grading on the site.
e. The developer must provide updated plan sheets reflecting the approved site
plan in relation to tree preservation, site amenities, and landscaping.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 18th day of June, 2007.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the 23rd day of June, 2007.
Drafted By:
Prior Lake Planning Department
17073 Adelmann Street SE
Prior Lake, MN 55372
Page 5
SUMMIT PRESERVE
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Education through signage
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LENS Variolli opiorti n-om opal acrylic, white acrylic and p1oyall'tlol1lte,
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SOCKET Medium base. porcelain. Spring loaded center cortact.
Options available, cOftiult factory.
BALLAST High power factor with a q\ick disconrect system for easy
service, factory pre-wired. Specify voltage.
LAMP P lease refer 10 order information grid for wattage and
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POLE Durable corrosion resistant alumiOlITl with hand hGe and cover.
Pole options vary, please see decorative pale optiotE.
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ARM 1.315 0.0. extrucEd aluminlJT1.
FINISH Powder coat over tine chromate. Custom colors available.
Approved By~____
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Location
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WWW.WI5Iighting.com
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
February 26, 2007
No. 0708.1221.01
phone: 612/339-4200
fax: 612/342.9267
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CEMENTIOUS LAP SIDING
STUCCO
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FOR CARDINAL DEVELOPMENT
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KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
February 26, 2007
No. 0708.1221.01
phone: 612/339-4200
fax: 612/342-9267
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www.kke.com
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c.onservation c.an be beautiFul.
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