HomeMy WebLinkAbout10B - Pike Lake Meadows
MEETING DATE:
AGENDA#:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JUNE 18,2007
10B
JEFF MATZKE, PLANNER
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS THE PIKE LAKE MEADOWS
PLANNED UNIT DEVELOPMENT AND A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS PIKE LAKE MEADOWS
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.
The proposal calls for a residential development consisting of 19 lots and 4
outlots to allow for 11 townhome residential units and 8 townoffice units.
This agenda item requests City Council approval of the rezoning and the
preliminary plat.
History
The Planning Commission held a public hearing to consider the preliminary
plat on May 29,2007. The Planning Commission recommended approval of
this preliminary plat subject to 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. 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 (PRV) 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.
www.cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
9. The developer must submit a Letter of Credit in an amount equal to 125%
of the cost of the required replacement trees.
Current Circumstances
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.
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.
Topoaraphv: This site has a varied topography, with elevations ranging from
856' MSL at its highest point (southeastern corner) to 824' MSL at its lowest
point (west central edge).
VeQetation: The site is a vacant parcel with 4,505 caliper inches of significant
trees. The project is subject to the Tree Preservation requirements of the
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
town home portion of the development and ultimately to Pike Lake Trail.
2020 Comprehensive Plan Desianation: This property is designated for R-
LIMO (Urban Low to Medium Density Residential) and C-CC (Community
Retail Shopping) uses on the 2020 Comprehensive Plan Land Use Map.
Zonina: 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:
Permitted Proposed Density
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 of the 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 corner of the development. This escrow will reduce the City's
cost of installing the PRV 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 to staff.
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.
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 MainslStorm Sewer: The Engineering Department
has reviewed the plans for these utilities. The most recent comments dated
May 2, 2007 are attached to this report.
Buildin~ Styles: The developer has included elevations of the proposed
townhomes and office condominium products (attached).
The proposed town homes 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 town home buildings with vinyl siding and natural stone
accents.
At their May 29, 2007 meeting the Planning Commission commented they
would like to see an upgrade to the quality of exterior building materials.
Impervious Surface: The maximum impervious surface allowed in the
Shoreland District is 30% of the lot area above the OHW. Impervious surface
(0
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.
Landscapina: 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 treeid without any required replacement within the width of required
easements for public streets, 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 Y:z 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. The Planning Commission
commented they would like to see an updated market study analysis for the
site. At the drafting of this report the developer is preparing an updated
market study analysis.
ISSUES:
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 purpose~ 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:
· Construction of Pike Lake Trail as a 44' 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) and the ability to provide connectivity to the adjacent
properties for future recreational options if they should develop.
. The cost associated with over sizing the trunk watermain from the
required 8" pipe to a 12" pipe.
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 site. The PUD approach allows the development of
smaller lots with reduced setbacks and a private street, which will
minimize the impact on trees and the natural environment of the site.
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 open space by
providing a plan that will preserve trees and the natural features of the
site through the use of dedicated land.
3) Create a sense of place and provide more interaction among people;
The PUD plan provides for locations of future trails and a boardwalk to
allow connections to the adjacent properties for possible future
recreational opportunities, if or when they develop.
4) Increase economic vitality and expand market opportunities;
The mixed use will provide for housing while still providing the office
space for business uses.
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 will provide additional trail options in the future and add passive
parkland area to the City's park system.
7) Provide opportunities for life cycle housing to all ages.
The PUD plan will provide another option for housing and is appropriate
for this location due to clustering to protect the natural features.
8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
9) The development will utilize a private street for access to the townhouse
portion of the development and an adjacent single family residential
property. The private streets will be maintained by a homeowner's
association. The proposed PUD also provides for the cost of construction
of Pike Lake Trail as a 34' wide roadway with curb and gutter along the
properties east boundary and the over sizing of trunk watermain from the
required 8" pipe to a 12" pipe at no cost to the City. In addition, the
developer will provide an escrow to the City toward the installation of the
necessary pressure reduction value (PRV) station located at the
southeastern corner of the development.
10) 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 other
parts of the site.
The PUD dedicates 14.0 acres to the City to incorporate passive park
area and allow for future trails.
11) 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 proposed development preserves wooded areas through the use of
land dedication.
12) High quality of design compatible with surrounding land uses, including
both existing and planned.
The PUD for a future potential connection so that at some point in the
future development may be expanded. In the immediate future the PUD
provides for a natural buffer from the adjacent residential properties.
PRELIMINARY PLAT: Revisions to the preliminary plat plans are required in
order to meet minimum ordinance requirements as well as issues detailed in
the attached Engineering memorandum dated May 2,2007. However, none of
these revisions will impact the general design of the proposed plat. For that
reason, 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. This recommendation for
approval is subject to the conditions listed on page 2 of this report.
FINANCIAL
IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTIONS:
ReVi'tJ!
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.
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.
1. A motion and second adopting an ordinance approving an amendment to
the Zoning Map to designate the subject property from R-4 (High Density
Residential) to PUD (Planned Unit Development).
2. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Pike Lake Meadows, subject to the listed conditions.
nager
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 07 -xx
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 29,2007, to
consider an application from Manley Land Development for the preliminary plat of Pike
Lake Meadows; 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 "Pike Lake Meadows" 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
Pike Lake Meadows 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 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 (PRV) 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.
F' Fi F. t '11 \11\ P Y\Pi!<eWWwM.Ttyt:*pr.iOrlak~Tc(jrrr C.
Phone 952.447.4230 / Fax 952.447.4245
9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees.
PASSED AND ADOPTED THIS 18th DAY OF JUNE, 2007.
YES
NO
Hauaen Hauaen
Hedbera Hedbera
Erickson Erickson
leMair leMair
Millar Millar
Frank Boyles, City Manager
L:\07 FILES\07 SUBDIVISIONS\07 PRELlMINARy\Pike Lake Meadows\plaUesolution.DOC
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO. 07-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: Manley Land Development has submitted an application for a Planned Unit
Development to be known as Pike Lake Meadows; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development at a public hearing 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 Pike Lake
Meadows 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 Hickory
Shores Planned Unit Development (PUD).
LEGAL DESCRIPTION:
All of the Southeast ~ of the Southwest ~ of Section 23, Township 115 North, Range
22 West, Scott County, Minnesota, except that part described as follows:
Commencing at the Southeast corner of said Southeast ~ of the Southwest ~; thence
north along the East line of said Southeast ~ of the Southwest 1/4, a distance of 707.3
feet to the point of beginning of the tract to be described; thence deflecting 58 degrees
55 minutes to the west, a distance of 542.95 feet; thence north parallel to the East line
of said Southeast 'l4 of the Southwest 'l4 to the North line of said Southeast 'l4 of the
Southwest ~; thence east to the Northeast corner of said Southeast ~ of the Southwest
~; thence south to the point of beginning.
1:\07 files\07 subdivisions\07 preliminary\pike lake meadows\pud ord.doc
www.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
ALSO EXCEPT:
That part of the Southeast Y4 of the Southwest Y4 of Section 23, Township 115 North,
Range 22 West, Scott County, Minnesota, described as follows:
Commencing at the Southeast corner of said Southeast Y4 of the Southwest Y4, thence,
on an assumed bearing, due north, along the East line of said Southeast 1,4 of the
Southwest Y4, a distance of 707.30 feet; thence North 58 degrees 55 minutes West a
distance of 542.95 feet; thence due south and parallel to the East line of said Southeast
Y4 of the Southwest Y4, a distance of 235.04 feet; thence due West, a distance of 27.00
feet to the point of beginning of the tract to be described herein: thence continuing
West on the same line, a distance of 120.00 feet; thence due North to the North line of
said Southeast Y4 of the Southwest Y4 thence easterly along the North line of said
Southeast Y4 of the Southwest 1,4; a distance of 120.00 feet; thence due South, parallel
to the East line of said Southeast Y4 of the Southwest Y4, to the point of beginning.
ALSO EXCEPT:
The West 400 feet of the Southeast Y4 of the Southwest Y4 of Section 23, Township 115
North, Range 22 West, said 400 feet to be measured along the North and South lines of
said Southeast Y4 of the Southwest Y4, according to the recorded plat there of on file and
of record in the office of the Register of Deeds in and for the County of Scott,
Minnesota.
Also, subject to an easement 30 feet wide for road purposes the centerline of which is
described as follows:
Commencing at the Southeast corner of the Southeast Y4 of the Southwest Y4 of Section
23, Township 115 North, Range 22 West, Scott County, Minnesota; thence on an
assumed bearing due north along the East line of said Southeast Y4 of the Southwest Y4
a distance of 544.30 feet to the point of beginning of the easement to be described
herein; thence North 82 degrees 00 minutes West, a distance of 181.53 feet; thence
deflecting to the north along a tangential curve, with a radius of 326.12 feet; a distance
of 156.91 feet; thence North 54 degrees 26 minutes West a distance of 189.20 feet;
thence due West, a distance of 133.50 feet to the end of the easement, according to the
duly recorded plat thereof, Scott County, Minnesota.
3. The Pike Lake Meadows Planned Unit Development includes the following elements:
a. The PUD is a mixed use development consisting of 19 lots and 4 outlots to allow
for 11 townhome residential units and 8 townoffice units.
b. The total number of units on the site will not exceed 19.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated April, 13, 2007.
d. The elements of the plan will be as shown on the plans dated April 13, 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 site. The PUD approach allows the development of smaller
1:\07 files\07 subdivisions\07 preliminary\pike lake meadows\pud ord.doc
Page 2
lots with reduced setbacks and a private street, which will minimize the impact on
trees and the natural environment of the site.
b) 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 open space by providing
a plan that will preserve trees and the natural features of the site through the
use of dedicated land.
c) Create a sense of place and provide more interaction among people;
The PUD plan provides for locations of future trails and a boardwalk to allow
connections to the adjacent properties for possible future recreational
opportunities, if or when they develop.
d) Increase economic vitality and expand market opportunities;
The mixed use will provide for housing while still providing the office space for
business uses.
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 will provide additional trail options in the future and add passive
parkland area to the City's park system.
g) Provide opportunities for life cycle housing to all ages.
The PUD plan will provide another option for housing and is appropriate for this
location due to clustering to protect the natural features.
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 will utilize a private street for access to the townhouse portion
of the development and an adjacent single family residential property. The
private streets will be maintained by a homeowner's association. The proposed
PUD also provides for the cost of construction of Pike Lake Trail as a 34' wide
roadway with curb and gutter along the properties east boundary and the over
sizing of trunk watermain from the required 8" pipe to a 12" pipe at no cost to the
City. In addition, the developer will provide an escrow to the City toward the
installation of the necessary pressure reduction value (PRV) station located at
the southeastern corner of the development.
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 allowing a portion of the
density to be transferred to other parts of the site.
The PUD dedicates 14.0 acres to the City to incorporate passive park area and
allow for future trails.
1:\07 files\07 subdivisions\07 preliminary\pike lake meadows\pud ord.doc
Page 3
PIKE LAKE MEADOWS
LOCATION MAP
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CSAH 42
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Land Development, Inc.
2640 Eagan Woods Dnve, SUite 220
Eagan, MN 55121
Phone 6512895263 Fax 651289.4329
WVV\N.manleyland.com
April 13, 2007
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 of the 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.
2
APR 1 3 Z007
PIKE LAKE MEADOWS PLANNED UNIT DEVELOPMENTu
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 0 f 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 of the 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
2
can accommodate an additionalS 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 of the 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 pun 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
3
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 existing 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.
4
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.
Kevlssues
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.
Hvdroloav and Storm Sewer
1. Modification of the Dike used in the regional pond is a critical area. Dikes used
to create rate 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 8618 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
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ROAO NO.
42
(HOTH STREET NE)
COUNTY
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GOPHER STATE ONE CALL
T'NlN CITIES AREA: (651) 454-0002
~N_ TOLL FREE: 1-BOO-252-1166
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F'ROSlON CONTROl F'F"NCE: NOTE:-
ALL EROSION CONlRot. FENCE IS TO BE INTALLEO B'I'
lHE CQNlRACTOR AND INSPECTED BE THE CITY PRIOR
TO AN'I' SITE WORK
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TOP NIJ T HYDRANT
NORTH SlOE f"OUTAIN HlL.LS DR1V'E
230' WEST OF FOUT....N HILLS COURT
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NOTE: UNDERGROUND UTlUTlES ARE
F~ REfERENCE 0Hl Y CON'TRACTOR
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FOR UTlUTlES LOCATE.
CONTRACTOR TO WORt< 'iI1TH UllLITlES
COWPA.NIES TO BRACE EXlSTlHG
UllUTY POlES AS NEEOED FOR
EXCAVATION DURING CCWSlRUCTlON.
INCIDENTAL TO THE CONTRACT.
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CRAPHIC IIC~ Of P'IZT
PRESERVATION TREE TOTALS
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132 1439
175 1957
99 1109
406 4505
SAVE
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TOTAL SIG. TREES
NON SIGNIFICANT
HAZARO
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8 128
TREE 1ll11GA lION
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1957-/4505- - 43.41: RE~O\lEO FOR DE'vt:LOPWENT
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EXCESS REMOVAL ... 43.4% - 35" - 7.4%
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SIGNIFICANT TREES faJND IN AREAS A THROUGH E WERE
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AU lREES IN TrESE AREAS 'MLL BE SAVED
- REMOVED FOR PUBUC EASElIENlS
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"" "W 0
".. llRO 0
'''' 13AO 0
".. " 0 0
".. "'PO 0
"'" '" 0
\571 .. 0
,'" . e "'
"" IS. 0
1574 ". .
" , 'W , o.
"'" '"0 0
,m .se NS
1571 'PO 0
"" "PO 0
"'" ,"0 S
'58\ ,
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"" IOSH 0
"" , 'W 0
\517 . W 0
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15111 "PO 0
'''' "PO 0
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"" , . 0
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TAGGED TREE UST
'''' '" NO
""" 1780
"0' 10 ELM NO
,." lsew NO
"" "e NO
"" ." NO
''''' ". o.
,.. os.
"" OS. NS
,... ,. ELM NS
"'. OS. 0
1610 " NS
1611 I11BA , "
1812 138A , "'
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16'4 12BE "'
HI15 '" , "'
1616 SS "'
1617 , LM NO
"" SElM NS
'" 13GA 0
"'" USA NO
."', IOSM ,
..., os. 0
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.." , 0 0
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."', os. 0
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4810 ". OR
.811 ". RP
4812 . .
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".1. ". RP
41115 " , RP
4818 '" ,
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4818 '" O.
4811i1 " . canlc.... NS
. '4 ElM NS
.", , " no HA'
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.". OS. O.
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..,. ISHB OR
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"'0 "'''' OR
.", 1ELM NS
..., , , RP
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.". 1211TA NS
.'" 12llTA NS
.", UIlE NS
.'" lOBE NS
..,. 12EI.M NS
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.... IlIA 40%50 NS
. 128.0. NO
.... '" NS
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..., '" 0
..., ,a, NS
'ISO '" 0
.." 1811110' ,
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.... 195M OR
..'" o. HERITAGE TREE OR
.... 6ELM ...
.", 18WAL RP
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." 205M RP
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.... "W OR
.... "W o.
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4870 '" 0
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4873 118110' 0
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487$ os. RP
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TREE UST ElCAllP\E
"1-j Tll'E NOr
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SIZE IN 1HCl€S , (J' M""" SlEWS STAniS
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UNTAGGED TREE AREA C ~, ,
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60181 BW
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60184 BRO
60185 228M
60486 14SM
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60182 1 ELM
60193 22 BO
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PRESERVATION
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TREE UST
MANLEY LAND DEVELOPMENT
2113CLFFtlDlUVE
EAO^"" NINNESOT"!5122
1-_".-
ll_JIIE[lOKMIlO\D
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.....-
TREE TOTALS
, ~
132 1439 (31.9%)
175 1957 ( 43.4%)
99 1109 (24.6%)
406 450S (100.0%)
121 1229
8 12B
PIKE LAKE MEADOWS
PIUCIlUJtE.Id'INESO't^
TRZ'" 2
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RESIDENTIAL LANDSCAPE l1lEE REllUlREllENlS a
<MRSTORY 1REES
AS AUlWN II.A2E WAPU AC[R II FREalAHII 'AUT1.JMN IIl.AZ['
RO RED OAk RU8RA
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RES. LANDSCAPE lREES PRDPOSEDjRECUIRED - 1480 LF. /40 L F. - 37
3
31
COlIIl. LANDSCAPE l1lEES PRDPOSEDjREllUlRED - 1280 LF. / 40 L F. - 32
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<MRSTORY ""'"
R8 RMR BlRCH/BE'lULA NHORA 'WERITAGE"
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2.5" 1M
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R8 RIVER 81RCtt/IIETU..A NIGRA 'MERlTAGE'
CA GREEN ASHjFlilAXIMUS PENNSllVAHlCA
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TOTAL IllnGATION l1lEES REQUIRED - 87
WlnGA nON l1lEES PROPOSED ON PLAN - 87
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CITY PROJECT 106-162
PIKE LAKE MEAOOWS
PUX U\KE. WI'iNESOTA
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-------------------------~
PIKE NORlH LAKE TRAIL NE 707.30
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SECTION 23. TVlP. 115, FlGE. 22
lOCA!~"'AP
-- ::z:
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GRAPHIC SCALE IN FEET
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