HomeMy WebLinkAbout8F - Eagle Creek Villas and Eagle Creek Estates
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
STAFF AGENDA REPORT
SF
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF RESOLUTION 97-XX
APPROVING AN AMENDMENT TO THE COMPREHENSIVE
PLAN, RESOLUTION 97-XX APPROVING THE
PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN AND
RESOLUTION 97-XX APPROVING THE PRELIMINARY
PLAT TO BE KNOWN AS EAGLE CREEK ESTATES FOR
AN ASSISTED LIVING FACILITY PROJECT IN THE
PRIORVIEW PUD
SEPTEMBER 2, 1997
The purpose of this item is to consider approval of several
applications for the property located directly north of the
intersection of Five Hawks Avenue and Priorview Street in the
vicinity of Eagle Creek Villas. The first application is an
amendment to the Comprehensive Plan from the Low to
Medium Density Residential designation to the High Density
Residential designation. The second application is a
Preliminary Planned Unit Development Plan to allow the
construction of a 61-unit assisted living facility and a 28 unit
market rate senior rental building on the vacant portion of the
Priorview PUD. The third application is a preliminary plat for
the property to be known as Eagle Creek Estates, and
consisting of three lots.
The original PUD was approved in 1983 and the development
to date has occurred prior to 1991. The Priorview PUD was
preceded by Council action in 1981 which rezoned the subject
property to R-3, High Density residential. This would have
permitted 210 units on the 15.05 acres of buildable land on the
site. In December of 1982, the Council approved a Schematic
PUD plan which provided for 106 units, a street connection
from Five Hawks Avenue to Cates Street and preservation of
site amenities. In September of 1983, the Council approved
the first phase of the development consisting of 48 town homes.
Priorview Second Addition consisting of 20 units, was approved
in 1991.
There has been no construction activity on this site for several
years. In September, 1996, the Council approved Resolution
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16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTL:-iITY E'vIPLOYER.
96-90, approving an amendment to the Schematic Plan for the
Priorview PUD, to allow a 61 unit assisted living facility. This
amendment was subject to the eight conditions listed in the
attached resolution. The developer never submitted the
necessary documents for preliminary plan approval of this
PUD. In June, 1997, the Council approved Resolution 97-48,
approving an amendment to the Schematic Plan to allow a 61-
unit assisted living facility and a 28-unit senior rental facility
subject to the following conditions:
1. Further action to approve this PUD is conditioned upon the
revision of the Comprehensive Plan to permit the requested
density on the site.
2. The developer and school district are to install, at their
expense, any trails not addressed in the Parks and Trail
component of the Comprehensive Plan.
DISCUSSION:
The Planning Commission conducted the public hearing related
to these applications on August 11, 1997. The Planning
Report and Planning Commission minutes are attached to the
agenda packet.
The Planning Commission recommended approval of this
amendment to the Comprehensive Plan from the Low to
Medium Density Residential (R-LMD)designation to the High
Density Residential (R-HD) designation, finding the R-HD
designation is consistent with the designation of the developed
portion of the Priorview PUD, the stated goals and objectives of
the Comprehensive Plan in that it offers a variety of housing
and provides open space and the preservation of the site's
natural elements, and it is consistent with the City's Livable
Community Goal to provide affordable and life-cycle housing.
The Planning Commission also recommended approval of the
Preliminary PUD Plan subject to the following conditions:
1. Further action to approve this PUD is conditioned upon the
revision of the Comprehensive Plan to permit the requested
density on the site.
2. The developer and school district are to install, at their
expense, any trails not addressed in the Parks and Trail
component of the Comprehensive Plan.
3. A revised Tree Preservation Plan, which includes all of the
disturbed areas, and an accurate count of significant trees,
must be submitted.
4. The landscaping plan must be revised so it is consistent
with the provisions of 6.10 of the Zoning Ordinance. These
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revisions include the following:
· Crabapple trees, or any ornamental or half trees, must
be at least 1 3/4 caliper inches.
. Twenty-five percent (25%) of the landscaping trees
must be evergreen trees.
. At least 20% of the landscaping trees must be
oversized (8' evergreens or 3 1/2" deciduous canopy
trees).
. The perimeter of the parking lot must be screened
using a combination of shrubs, trees and berming.
Berming must be at least 30" in height.
. Landscaping around the perimeter of the site must
include at least 1 tree per 40' of perimeter. The existing
trees on the site may be utilized for this purpose, but an
accurate count of those trees is required.
. The Landscaping Plan must be signed by a Registered
Landscape Architect.
5. Building elevations for the east side of the 61-unit building
and the entire 28-unit senior rental building must be
provided. These elevations must include the types and
colors of building materials.
6. Plan for the trash enclosure must be submitted. The trash
enclosure must be constructed of materials similar to the
principle buildings, and it must be located at least 25' from
any lot line.
7. A lighting plan for the site must be submitted.
8. A signage plan must be submitted.
9. A bridge must installed at the point the pedestrian trail
crosses the creek on the north side of the property.
The Planning Commission also recommended approved the
preliminary plat for Eagle Creek Estates, subject to the
following conditions:
1. The legal description for this property must be revised. The
legal description submitted seems to include property not
depicted on this preliminary plat.
2. Easements for the portion of the pedestrian trail located
outside of the existing road easement must be shown on
the plat.
3. The engineering items, outlined in the memorandum from
Sue McDermott, Assistant City Engineer, dated July 29,
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Page 3
1997, must be addressed prior to the final plat.
4. A bridge must installed at the point the pedestrian trail
crosses the creek on the north side of the property.
ISSUES:
The proposed Comprehensive Plan amendment was reviewed
based on the goals and objectives for suitable housing. The
Planning Commission determined this amendment is
consistent with the stated goals.
The Preliminary PUD plan was reviewed according to the
applicable provisions of Zoning Ordinance 83-6, and found to
be consistent with the Zoning Ordinance requirements for the
development of a PUD, especially the provisions promoting the
preservation and enhancement of desirable site characteristics
and open space, and the more efficient use of land and open
space. The revisions and/or additions to the plans necessary
to meet all the ordinance requirements can be listed as
conditions of approval of this application, and addressed prior
to approval of the final plan.
The preliminary plat also is generally consistent with the
requirements of the Zoning and Subdivision Ordinance. The
necessary revisions can be attached as conditions of approval
of the preliminary plat, and addressed prior to final approval of
the final plat.
ALTERNATIVES:
1. Adopt Resolution 97 -XX approving the Comprehensive
Plan Amendment, Resolution 97 -XX approving the
Preliminary PUD plan subject to the conditions listed
therein, or with conditions specified by the Council, and
adopt Resolution 97 -XX approving the preliminary plat to
be known as Eagle Creek Estates, subject to the conditions
listed therein, or with conditions specified by the Council.
2. Continue the review for specific information or reasons per
City Council discussion.
3. Find the Comprehensive Plan amendment, the Preliminary
PUD plan and the Preliminary Plat inconsistent with the
purpose and intent of the Zoning and Subdivision
Ordinance and/or Comprehensive Plan and deny the
project.
RECOMMENDATION: Approve Alternative #1.
ACTION REQUIRED: Since there are three separate actions involved in this
approval, three separate motions are required, as follows:
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Page 4
REPORT
ATTACHMENTS:
1. Motion and second to adopt Resolution 97-XX
approving the amendment to the Comprehensive Plan.
2. Motion and second to adopt Resolution 97-XX
approving the preliminary PUD plan subject to the
listed conditions.
3. Motion and second to adopt Resolution 97-XX
approving the preliminary plat subject to the listed
conditions.
1. Resolution 97 -XX (Comprehensive Plan)
2. Resolution 97 -xx (Preliminary PUD Plan)
3. Resolution 97 -XX (Preliminary Plat)
4. Planning Report dated August 11, 1997
5. Minutes of August 11, 1997, Planning Commission Meeting
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Page 5
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO AMEND THE
LAND USE MAP OF THE 2010 COMPREHENSIVE PLA1~
MOTION BY: SECOND BY:
WHEREAS, The Planning Commission held a public hearing on August 11, 1997, to
consider the request of Eagle Creek Villa, LLC, to amend the land use
map of the 2010 Comprehensive Plan to change the land use
designation of the property legally described in the attached Exhibit A
from "Urban Low to Medium Density Residential" to "Urban High
Density Residential", and
WHEREAS, notice of the public hearing before the Planning Commission was duly
published and posted in accordance with the applicable Minnesota
statutes; and
WHEREAS, the Planning Commission found this amendment to be consistent with
the Suitable Housing and Environemtn goals and objectioves of the
Comprehensive Plan in that it offers a variety of housing, and it
provides open space and preservation of the natural elements of the
sitem and, recommended approval of the request; and
WHEREAS, the Plannign Commission found this amendment to be cnsistent with
the City's Livable Ccommunity goal to provide affordable and life-
cycel housing, and
WHEREAS, the Planning Commission found the Urban High Density Residential
designation consistent with the designation of the developed portion of
the adjacent property, and
WHEREAS, the Planning Commission recommended approval of the amendment to
the Comprehensive Plan Land Use Map, and
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16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTL0iITY EMPLOYER
WHEREAS,
the City Council has duly considered the staff reports, meeting minutes
and Planning Commission recommendation which constitute the record
of decision of this matter.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR
LAKE, that it should and hereby does approve the Comprehensive Plan Amendment to
change the designation of the aforementioned property from Urban Low to Medium
Density Residential to Urban High Density Residential of the property described in
Exhibit A, subject to the approval ofthe Metropolitan Council.
Passed and adopted this 2nd day of September, 1997.
YES
NO
Andren
Robbins
Kedrowski
Schenck
Mader
Andren
Robbins
Kedrowski
Schenck
Mader
{Seal}
City Manager
City of Prior Lake
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Page 2
~-~"'----.
- [-y!
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PUD FOR EAGLE CREEK ASSISTED LIVING FACILITY
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on August 11,
1997, to consider the application from Eagle Creek Villas LLC, for Preliminary
PUD approval for Eagle Creek Villas Assisted Living Facility; and the Planning
Commission afforded persons interested in this issue an opportunity to present their
views and objections related to the Preliminary PUD of Eagle Creek Villas Assisted
Living Facility; and
WHEREAS: notice of the public hearing on said Preliminary PUD was duly published In
accordance with applicable Prior Lake Ordinances; and
WHEREAS: the City Council finds the Preliminary PUD is consistent with certain elements of
the Comprehensive Plan and inconsistent with others; and
WHEREAS: the City Council finds the Preliminary PUD of Eagle Creek Villas Assisted Living
Facility is in harmony with both existing and proposed development in the area
surrounding the project; and
WHEREAS: the City Council finds the proposed Preliminary PUD of Eagle Creek Villas
Assisted Living Facility is compatible with the stated purposes and intent of the
PUD section of the Zoning Ordinance; and
WHEREAS: the City Council finds the proposed Preliminary PUD of Eagle Creek Villas
Assisted Living Facility adequately provides for internal organization, uses,
circulation, public facilities, recreation areas and open space.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR
LAKE, MINNESOTA, that it hereby approves the Preliminary PUD for Eagle Creek Villas Assisted
Living Facility as shown on the plans identified as Exhibit A and dated "Received, April 11, 1997"
subject to the following conditions:
1. Further action to approve this PUD is conditioned upon the revision of the Comprehensive Plan
to permit the requested density on the site.
2. The developer and school district are to install, at their expense, any trails not addressed in the
Parks and Trail component of the Comprehensive Plan.
3. A revised Tree Preservation Plan, which includes all of the disturbed areas, and an accurate
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16200 Eagle Creek Ave. S.L Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTLNITY EMPLOYER
count of significant trees, must be submitted.
4. The landscaping plan must be revised so it is consistent with the provisions of 6.1 0 of the
Zoning Ordinance. These revisions include the following:
a) Crabapple trees, or any ornamental or half trees, must be at least 1 3/4 caliper inches.
b) Twenty-five percent (25%) of the landscaping trees must be evergreen trees.
c) At least 20% of the landscaping trees must be oversized (8' evergreens or 3 1/2" deciduous
canopy trees).
d) The perimeter of the parking lot must be screened using a combination of shrubs, trees and
benning. Benning must be at least 30" in height.
e) Landscaping around the perimeter of the site must include at least I tree per 40' of
perimeter. The existing trees on the site may be utilized for this purpose, but an accurate
count of those trees is required.
f) The Landscaping Plan must be signed by a Registered Landscape Architect.
5. Building elevations for the east side of the 61-unit building and the entire 28-unit senior rental
building must be provided. These elevations must include the types and colors of building
materials.
6. Plan for the trash enclosure must be submitted. The trash enclosure must be constructed of
materials similar to the principle buildings, and it must be located at least 25' from any lot line.
7. A lighting plan for the site must be submitted.
8. A signage plan must be submitted.
9. A bridge must installed at the point the pedestrian trail crosses the creek on the north side of the
property .
MOTION BY:
SECOND BY:
Passed and adopted this 2nd day of September, 1997.
YES NO
Andren Andren
Robbins Robbins
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
{Seal}
City Manager
City of Prior Lake
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Page 2
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "EAGLE CREEK ESTATES" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on August 11,
1997, to consider an application from Eagle Creek Villas, LLC, for the
preliminary plat of Eagle Creek Estates; 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 Eagle Creek Estates for
the record at the Planning Commission hearing; 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 Eagle Creek Estates on September 2, 1997, and
WHEREAS: the City Council finds the preliminary plat of Eagle Creek Estates to be
consistent with the 2010 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of Eagle
Creek Estates subject to the following conditions:
1. The legal description for this property must be revised. The legal description submitted
seems to include property not depicted on this preliminary plat.
2. Easements for the portion of the pedestrian trail located outside of the existing road
easement must be shown on the plat.
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16200 Eagle Creek Ave. S.L Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
.-\N EQLJAL OPPORTLNITY EMPLOYER
3. The engineering items, outlined in the memorandum from Sue McDermott, Assistant City
Engineer, dated July 29,1997, must be addressed prior to thefinal plat.
4. A bridge must installed at the point the pedestrian trail crosses the creek on the north side
of the property.
5. The preliminary plat is valid for 12 months from the date of approval by the City Council.
Failure to submit the final plat of the within the required time frame shall cause the
preliminary plat to become null and void.
Passed and adopted this 2nd day of September, 1997.
YES
NO
Andren Andren
Robbins Robbins
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
{Seal}
City Manager
City of Prior Lake
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Page 2
AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
4A
CONSIDER AN AMENDMENT TO THE
COMPREHENSIVE PLAN, THE PRELIMINARY
PLANNED UNIT DEVELOPMENT PLAN AND THE
PRELIMINARY PLAT TO BE KNOWN AS EAGLE
CREEK ESTATES FOR AN ASSISTED LIVING
PROJECT IN THE PRIORVIEW PUD
FIVE HAWKS AVENUE AND PRIORWOOD STREET
JANE KANSIER, PLANNING COORDINATOR
_X_ YES _NO-N/A
AUGUST 11, 1997
Eagle Creek Villas LLC has applied for a Comprehensive Plan Amendment, a
Preliminary PUD Plan and a Preliminary Plat for the property located just north of the
intersection of Five Hawks Avenue and Priorwood Street. The City Council approved
the Schematic Plan for an amendment to the Priorview PUD to add approximately one
acre of land (Lots 2,3 and 4, Holly Court) to the original PUD site, to allow the
construction of a 61 unit assisted living building and a 28 unit market rate senior rental
building on the vacant portion of the site on June 2, 1997, through Resolution 97-48.
These applications are the next step in the approval process for this project.
BACKGROUND:
The original PUD was approved in 1983 and the development to date has occurred prior
to 1991. The Priorview PUD was preceded by Council action in 1981 which rezoned the
subject property to R-3, High Density residential. This would have permitted 210 units
'on the 15.05 acres of buildable land on the site. In December of 1982, the Council
approved a Schematic PUD plan which provided for 106 units, a street connection from
Five Hawks Avenue to Cates Street and preservation of site amenities. In September of
1983, the Council approved the first phase of the development consisting of 48
townhomes. Priorview Second Addition consisting of 20 units, was approved in 1991.
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16200 Eagle Creek Ave. S.L Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTLJNIT'Y" ErvlPLOYER
In 1987, the developer asked the City to consider expansion of the PUD to include the so-
called Holly Court property to the north and increase the number of units to 148. The
Planning Commission recommended denial of the request and the application was with -
drawn.
There has been no construction activity on this site for several years. In September, 1996,
the Council approved Resolution 96-90, approving an amendment to the Schematic Plan
for the Priorview PUD, to allow a 61 unit assisted living facility. This amendment was
subject to the eight conditions listed in the attached resolution. The developer never
submitted the necessary documents for preliminary plan approval of this PUD. In June,
1997, the Council approved Resolution 97-48, approving an amendment to the Schematic
Plan to allow a 61-urut assisted living facility and a 28-unit senior rental facility subject
to the following conditions:
1. Further action to approve this PUD is conditioned upon the revision of the
Comprehensive Plan to permit the requested density on the site.
2. The developer and school district are to install, at their expense, any trails not
addressed in the Parks and Trail component of the Comprehensive Plan.
The Planning Commission is considering three applications at this time. The first
application is a request to amend the Comprehensive Plan Land Use Map for this site
from the R-LMD (Urban Low to Medium Density Residential) designation to the R-HD
(Urban High Density Residential) designation. The second request is to approve the
Preliminary PUD Plan for this project. The third application is for approval of a
preliminary plat for this site, to be known as Eagle Creek Estates. Each of these
applications is discussed in detail below.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total PUD area (including the developed portion of Priorview)
consists of 17.7 acres. The area of the new development includes 12.7 acres.
Topography: This site has a varied topography, with elevations ranging from 930' MSL
at its highest points to 906' MSL at the lowest point in the northwest corner of the site.
The site generally slopes from the outer boundaries inward towards the wetlands and
creek running through the site. There are no steep slopes, or slopes in excess of 20% on
this site. The eastern portion of the site has also been graded under a grading permit
approved as part of the original Priorview PUD.
Vegetation: This site, especially the western portion of the site, is very wooded, with a
large number of significant trees. The project will be subject to the Tree Preservation
requirements of the Zoning Ordinance. The applicant has submitted a tree preservation
plan, and initial estimates indicate tree removal will fall well below the percentage of
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caliper inches which may be removed. However, the plan does not include the entire area
to ;be graded or fIlled. This plan must be expanded to provide the necessary information.
Wetlands: There are three wetlands located within this site. Wetland #1 is 3.07 acres in
size, and is located in the western portion of this site. The developer is proposing to fill a
small portion of this wetland to form a berm,. which will then create a stormwater
detention area. Wetland #2 is 0.19 acre in area, and is located just north of Priorwood
Street. This entire wetland will be fIlled to provide parking area for the project. Wetland
#3 is 0.1 acre, located in the northeast comer of the site. The plan does not indicate any
impact on this wetland; however, the parking lot on the site appears to encroach into this
area. The developer plans to create a new wetland area to mitigate some of this disturbed
area on the site. The remaining mitigation will be deducted from the developer's banked
wetland credits.
There is also a creek running across the northwest comer of this site. A portion of this
area will be disturbed to allow a culvert or other crossing for the pedestrian trail.
Access: Access to the site is from Priorwood Street and Five Hawks Avenue. The City
currently has a 66' wide roadway easement which connects Five Hawks Avenue from
Priorwood Street to the section of Five Hawks Avenue located south of Cates Street. The
plan includes a pedestrian trail connecting these two sections of road, rather than a street.
PROPOSED PLAN
The proposed plan consists of a 61-unit assisted living facility and a 28 unit senior rental
building. The assisted living facility is a 3-story structure. The elevations provided tot he
staff do not include building materials, although it appears to be of wood frame
construction. There are 102 parking spaces, or 1.15 spaces per unit, shown on the plan.
The development is concentrated on the eastern half of the site, thus preserving the
natural features, including the wetlands and the wooded area, on the western half of the
site. The overall density of this development, including both new and existing
development, is 10.9 units per acre. The density of the new development only is 9.5 units
per acre.
The developer is also proposing to stage this development over the next five (5) years.
Phase 1 includes the south and east wings of the 61-unit assisted living facility. Phase 2,
which will be completed within 3 years of the project's approval, is the west wing of the
assisted living facility. Phase 3, which will be completed within 5 years of approval, is
the 28-unit senior rental building. The appropriate parking will be constructed with each
stage.
ANALYSIS:
Comprehensive Plan Amendment: The applicant is proposing to amend the Land Use
Plan designation of this property from Low-Medium Density Residential (R-LMD) to
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High Density Residential (R-HD). The purpose of this amendment is to allow the
proposed density in an apartment style development. The R-LMD designation allows
densities up to 10 units per acre in a PUD, but in townhouse style developments. The R-
HD designation allows densities up to 30 units per acre in a PUD, in townhouse or
apartment style development.
The Comprehensive Plan goals and objectives which are applicable to this request are as
follows:
GOAL: SUITABLE HOUSING AND ENVIRONMENT: Encourage the development of
suitable housing in a desirable environment.
OBJECTIVE No.1: Provide opportunities for a variety of affordable high quality
housing.
OBJECTIVE No.2: Maintain a choice of and encourage development of quality
residential environments.
OBJECTIVE No.3: Provide suitable passive open space for the preservation of the
natural environment and the enjoyment of residents.
The R-HD designation is consistent with the designation of the developed portion of the
Priorview PUD. It is also consistent with the above stated goals and objectives in that it
offers another variety of housing, and it provides open space and the preservation of the
natural elements of the site. Furthermore, this development is consistent with the City's
Livable Community Goal to provide affordable and life-cycle housing.
Preliminary PUD Plan: The purpose of a Planned Unit Development is to allow
flexibility in residential land development, variety in the organization of the site, higher
standards of site and building design, preservation and enhancement of desirable site
characteristics, and more efficient and effective use ofland. Section 6.12 of the Zoning
Ordinance lists the requirements for a PUD (see attached). This proposal is consistent
with the purposes of the PUD in that it preserves and enhances the desirable site
characteristics, and provides for a more efficient use of the land. Specifically, this PUD
concentrates the development on the eastern portion of the site to preserve the wetlands
and wooded area on the west portion of the site.
The Preliminary PUD also meets most of the requirements for a PUD. The plans will
require some revisions and/or additions in order to meet all of the necessary requirements.
These revisions and/or additions can be listed as conditions of approval of the
Preliminary PUD.
Preliminary Plat: The preliminary plat for this site, known as Eagle Creek Estates,
consists of 12.7 acres to be subdivided into 3 lots. Lot 1 is 8.1 acres in area, and is the
open space for this development. Lot 2 is 1.9 acres, and is the site of the 28-unit senior
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Page 4
---- -,T
rental building. Lot 3 is 2.7 acres in area, and is the site of the 6l-unit assisted living
facility. There is no public right-of-way or parkland dedicated in this plat. The
pedestrian trail on the site is primarily located on the existing road easement. However,
the trail does meander off of this easement, so a trail easement must be dedicated over
that area. Park dedication for this plat will be satisfied by a cash dedication in lieu of
land. There are also some engineering issues, outlined in the memorandum from Sue
McDermott, Assistant City Engineer, dated July 29, 1997, which must be addressed prior
to approval of the fInal plat. These issues can be attached as conditions of approval of the
preliminary plat.
At this time, the Planning Commission should make a recommendation on the proposed
Comprehensive Plan amendment, the Preliminary PUD Plan and the Preliminary Plat.
If the Preliminary PUD Plan is to proceed, it should be subject to the following
conditions:
1. Further action to approve this PUD is conditioned upon the revision of the
Comprehensive Plan to permit the requested density on the site.
2. The developer and school district are to install, at their expense, any trails not
addressed in the Parks and Trail component of the Comprehensive Plan.
3. A revised Tree Preservation Plan, which includes all of the disturbed areas, and an
accurate count of significant trees, must be submitted.
4. The landscaping plan must be revised so it is consistent with the provisions of 6.10 of
the Zoning Ordinance. These revisions include the following:
. Crabapple trees, or any ornamental or half trees, must be at least I 3/4 caliper
inches.
. Twenty-five percent (25%) of the landscaping trees must be evergreen trees.
. At least 20% of the landscaping trees must be oversized (8' evergreens or 3 1/2"
deciduous canopy trees).
. The perimeter of the parking lot must be screened using a combination of shrubs,
trees and berming. Berming must be at least 30" in height.
. Landscaping around the perimeter of the site must include at least I tree per 40' of
perimeter. The existing trees on the site may be utilized for this purpose, but an
accurate count of those trees is required.
. The Landscaping Plan must be signed by a Registered Landscape Architect.
5. Building elevations for the east side of the 6 I-unit building and the entire 28-unit
senior rental building must be provided. These elevations must include the types and
colors of building materials.
I: \97 files\9 7 p uds \eagl epud\preplan \pre Ii mpc. doc
Page 5
6. Plan for the trash enclosure must be submitted. The trash enclosure must be
constructed of materials similar to the principle buildings, and it must be located at
least 25' from any lot line.
7. A lighting plan for the site must be submitted.
8. A signage plan must be submitted.
If the Preliminary Plat is to proceed, it should be subject to the following conditions:
1. The legal description for this property must be revised. The legal description
submitted seems to include property not depicted on this preliminary plat.
2. Easements for the portion of the pedestrian trail located outside of the existing road
easement must be shown on the plat.
3. The engineering items, outlined in the memorandum from Sue McDermott, Assistant
City Engineer, dated July 29, 1997, must be addressed prior to the final plat.
AL TERNA TIVES:
1. Recommend approval of the Comprehensive Plan Amendment, the Preliminary PUD
Plan subject to the above listed conditions, and the Preliminary Plat subject to the
above listed condition.
2. Recommend denial of the request.
3. Other specific action as directed by the Planning Commission
RECOMMENDATION:
The Planning staff recommends Alternative I.
ACTION REQUIRED:
Since this request includes three separate applications, separate motions are required for
each application. These include;
1. A motion and second to recommend approval of the Comprehensive Land Use Plan
Amendment from the Urban Low to Medium Density Residential designation to the
Urban High Density Residential designation.
2. A motion and second to recommend approval of the Preliminary PUD Plan, subject to
the conditions listed in this report.
3. A motion and second to recommend approval of the Preliminary Plat to be known as
Eagle Creek Estates, subject to the conditions listed in this staff report.
1: \97files\97 puds\eaglepud\preplan \pre I impc.doc
Page 6
EXHIBITS:
1. Section 6.12 of the Zoning Ordinance (PUD Requirements)
2. Location Map
3. Comprehensive Land Use Plan Map
4. Existing Approved PUD Plan
5. Reduced Copy of Preliminary PUD Plans and Preliminary Plat (8 pages)
6. Letter form Developer (4 pages)\
7. Engineering Comments, dated July 29, 1997
I: \97fi les\97 puds\eaglepud\preplan \prel impc. doc
Page 7
EXHIBIT 1
6.12
PLANNED UNIT DEVELOPMENT: The provisions of this section of the Zoning
Ordinance are intended to provide residential areas which can be developed with some
modifications of the strict application of regulations of the R-1, R-2, R-3, and R-4
Residential Districts in accordance with the provisions and regulations contained herein.
P.U.D.'s can be developed within any Residential District with the overall population
density of number of living units permitted to be constructed in general conformance with
the provisions of the basic Zoning District in which it is located. Higher densities may be
allowed than those permitted in each Zoning District with the specific density determined
by the Planning-Commission and Council. Rather than strictly enforcing the concept of
uniformity of housing types in each district, this provision will encourage:
1. Flexibility in residential land development to benefit from new technology in
building design and construction and land development.
2. Variety in the organization of site elements, building densities and housing types.
3. Higher standards of site and building design through the use of trained and
experienced Land Planners, Registered Architects and/or Landscape Architects
to prepare plans for all Planned Unit Developments.
4. Preservation and enhancement of desirable site characteristics and open space.
5. More efficient and effective use of land, open space and public facilities.
A. REQUIREMENTS:
1. The development shall be planned so that it is consistent with the Prior Lake
Comprehensive Plan.
2. The tract of land shall be under unified control at the time of application and
scheduled to be developed as one unit. In addition the development plan must
include provisions for the preservation of natural amenities.
3. The Planned Unit Development proposal appears to harmonize with both existing
and proposed development in the area surrounding the project.
4. The proposed Planned Unit Development is comprised of at least ten (10) acres
of contiguous land. (Ord. 94-09)
5. Permitted uses may include:
a) Any combination of dwelling units in single family, two family, town or row
houses and apartments.
b) Educational, religious, cultural and recreational facilities. Commercial and
industrial uses.
c) Public and private education facilities.
d) Other uses permitted in the Zoning District in which the Planned Unit
Development is located.
6. A minimum of twenty (20) percent of the gross land for private or public open air
recreational use protected by covenants running with the land or by conveyances
or dedicated as the Planning Commission may specify shall be an integral part of
the plan. such open space areas shall not include land devoted to streets,
parking and private yards.
7. Density increases of up to thirty (30) percent from those outlined in column 7,
table 4.2, may be allowed in proportion to the number of conditions listed
immediately below which have been fulfilled provided that traffic patterns will not
be adversely affected and that public utilities and facilities are adequate.
Section 6, Page 13
-.,-
....
a) The location, amount and proposed use ot common space (10%).
b) The location, design, setting at dwelling units (10%).
c) Location adjacent to existing or proposed collectors or arterial street
(5%).
d) Physical characteristics of the site (5%,).
8. Building setbacks from all property lines which form the perimeter of the total
P.U.D. shall be twenty-five (25) feet or the height of the building, whichever is
greater. The setback for any building from all interior and exterior dedicated
street right-at-way lines or from the streets shall be twenty-five (25) feet or the
height of the building, whichever is greater.
9. The height limitation for all buildings in the P.U.D. shall be thirty-five (35) feet.
10. The total coverage by buildings shall not exceed twenty (20) percent of the total
area in the P.U.D.
11. All P.U.D.'s shall have community sewer and water service available.
12. Building and Site Design.
a) More than one (1) building may be placed on one (1) platted lot in a
P.U.D. area for single family, detached dwellings must comply with the
City Subdivision Ordinance.
b) Architectural style of buildings shall not solely be a basis for denial or
approval of a plan. However, the overall appearance and compatibility of
individual buildings to other site elements or to surrounding development
will be primary considerations in the review stages of the Planning
Commission and Council.
c) No building permit shall be granted for any building on land for which a
plan for a P.U.D. has not been finally approved by the City Council.
d) Staging of Development:
1. Any P.U.D. plan proposed to be constructed in stages shall
include full details relating thereto and the City Council may
approve or modify, where necessary, any such proposals.
2. The staging shall include the time for beginning and completion
of each stage. Such timing may be modified by the City Council
on the showing of good cause by the developer.
e) A primary function of the P.U.D. provision is to encourage development
which will preserve and enhance the worthwhile, natural terrain
characteristics and not force intense development to utilize all portions of
a given site in order to arrive at the maximum density allowed. In
evaluating each individual proposal the recognition of this objective will
be a basic consideration in granting approval or denial.
f) The uniqueness of each proposal for a P.U.D. requires that specifications
and standards for streets, utilities and services shall be subject to minor
modifications from the specifications and standards established in this
and other City Ordinances governing their construction. The City Council
may therefore waive or modify the specifications or standards where it is
found that they are not required in the interest of the residents of the
entire City. The plans and profiles of all streets, utilities and services shall
be reviewed, modified, if necessary, and approved by the City Engineer.
Section 6. Page 14
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rieke
carroll
muller
associates, inc.
engineers
arcnltects
land sUNeyors
equal opportunity
employer
1955-1996
July 17, 1997
EXHIBIT 6
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City of Prior Lake
Attn: Jane Kansier
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Re: Eagle Creek Estates
Assisted Living Facilities
ReM File No. 30443
Dear Jane:
The following information is in response to your letter dated July 2, 1997 regarding
a complete application.
Item #1 :
Item #2 &
#3b:
Item #3a &
#3c:
Item #3d:
It~m #3e:
217 north third street
post office box 776
gaylord, minnesota 55334-0776
(507) 237-2924
metro 338-2800
1 (800) 838-8666
fax (507) 237-5516
We have enclosed four full sized plan sheets and one reduced set
of plans that have been revised to reflect the comments from the
DRC meeting held on July 10, 1997 and to reflect comments from
Sue McDermott's memo dated July 15, 1997.
John Mesenbrink will be delivering a copy of the plans for the 61-
unit building to the City.
Plan Sheet #1 shows a summary table of the area calculations for
the land area for each use.
Lot 3 (2.7 acres) will include the 61-unit assisted living building. Lot
2 (1.9 acres) will include the future 28-unit senior rental building. Lot
1 (8.1 acres) will not include any buildings and will be considered as
common open space.
The developer is not asking for any modifications to the City's
ordinances.
The developer intends to construct the majority of the 61-unit
building during the fall of 1997. The northwest wing will not be
included in the first phase. The developer intends to construct the
northwest wing within three years.
The 28-unit senior rental building is scheduled to be constructed
within 5 years from this date.
The proposed parking lot will be phased to match the phasing of the
building construction. At least one parking space will be provided for
City of Prior Lake
Page 2
July 16, 1997
The City has already received a copy of the tree preservation inventory and the
wetland mitigation plan. If there is additional information that you require to process
this application, please call.
Sincerely I
RIEKE CARROLL MULLER ASSOCIATES, INC.
~~~
John P. Wingard, P.E.
JPW/du
c: John Mesenbrink
Encls.
~Cll1
rieke
carroll
muller
associates, inc.
enqineers
arcnltects
land surveyors
equal opportunity
employer
July 11, 1997
City of Prior Lake
Attn: Jane Kansier
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Re: Tree Preservation for
Assisted Living Facility
RCM File No. 30443
Dear Jane:
Enclosed is a copy of the survey for the Assisted Living Facility in Prior Lake. The
survey has been marked-up to show the trees that will be removed and the trees
that will be saved.
The grading will require the removal of the following significant trees which are
identified on the grading plan:
12" Maple
6" Maple
5" Maple
12" Maple
12" Maple
12" Maple
6" Maple
24" Maple
36" Maple
6" Maple
6" Cedar
8" Maple
8" Cedar
~ Cedar
159 Caliper inches of trees to be removed
The site contains many other significant trees that will be saved. The percentage
of trees that will be removed with the proposed grading will be well below 50% of the
total trees on the site.
A partial listing of the significant trees that will be saved include:
24" Oak
36" Oak
24" Oak
18" Oak
217 north third street
post office box 776
gaylord, minnesota 55334-0776
(507) 237-2924
metro 338-2800
1 (800) 838-8666
fax (507) 237-5516
City of Prior Lake
Page 2
July 11, 1997
36" Oak
12" Maple
36" Oak
12" Hackberry
12" Maple
6" Cedar
36" Oak
252 Caliper inches of trees to be saved
Many other significant trees will also be saved on this site. The developer, Eagle
Creek Villas, LLC, is also planning to add a lot of new trees on the site after the
building and parking lot has been built.
Sincerely,
RIEKE CARROLL MULLER ASSOCIATES, INC.
!\
~.IY\. ~: ~1'\..,~fJ",--~
John Wingard, P.E.
JW/jh
c: John Mesenbrink, Eagle Creek Villas
Enc!.
EXHIBIT 7
Memorandum
--
DATE: July 29,1997
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, Assistant City Engine7
RE: Eagle Creek Assisted Living Facility -
Project #97-41
The Engineering Department has reviewed the plans for the subject project and have the
following comments:
Plat
Provide an easement at the 30" RCP storm drain outlet.
Grading and Drainage Plan
I. Add silt fence at the west side of the berm.
2. Add the following note: "Protect existing catch basins from sedimentation as a result
of construction related dirt and debris."
3. Show all easements (typical all sheets).
Wetland Plan
1. There is a wetland impact at the northeast corner of the property that is not shown on
the plan.
Utility Plan
1. Show existing 6" DIP and valve through the rock dam.
2. Label 6" x 8" reducer - it's shown as an 8" x 8" on the plan.
3. Move the benchmark arrow to point at the hydrant.
4. Provide city details on the plans or in specifications.
Utility ProfIles
I. On the profile of the culvert for trail crossing for creek, show the slope of the pipe.
2. Show profile of 6" sanitary sewer.
In addition, a cost estimate and specifications must be provided.
PLANNING COMMISSION MINUTES
AUGUST 11, 1997
1. Call to Order:
The August 1, 1997, Planning Commission meeting was called to order by Chairman
Stamson at 6: 3 p.m. Those present were Comm~ssj>ners Cramer, Criego, Kuykendall,
Stamson and V of, Director of Planning Don Rr: Planning Coordinator Jane Kansier,
Assistant City En ineer Sue McDermott and ~ording Secretary Connie Carlson.
2. Roll Call: \ /
Stams~ / Present
KUYkend\ / Present
Criego / Present
Cramer /' Present
V onhof ' Absent
./
j
3. Approval of Minuies:
,I
/
MOTION BY KUYKjtNDALL, S OND BY CRIEGO, TO APPROVE THE JULY 28,
1997 MINUTES AS/SUBMITTED.
Vote taken Signl ayes by Kuykendall, Criego, Cramer and Stamson. MOTION
CARRIED.
CommissO ner Vonhof arrived at 6:37 p.m.
4.
#:
A. Case #97-061, #97-062 and #97-063 Consider a Comprehensive Plan
Amendment, Preliminary PUD Plan and the Preliminary Plat for the Eagle
Creek Assisted Living facility located on the corner of Five Hawks Avenue and
Priorwood Street.
The hearing was opened and a sign-up sheet was circulated to the public in attendance.
Planning Coordinator Jane Kansier presented the Staff Report dated August 11, 1997.
Eagle Creek Villas LLC has applied for a Comprehensive Plan Amendment, a
Preliminary PUD Plan and a Preliminary Plat for the property located just north of the
intersection of Five Hawks Avenue and Priorwood Street. The City Council approved
the Schematic Plan for an amendment to the Priorview PUD to add approximately one
acre of land (Lots 2, 3 and 4, Holly Court) to the original PUD site, to allow the
L:\97FILES\97PLCOMM\PCMIN\MN081197.DOC
...-;;-. -
construction of a 61 unit assisted living building and a 28 unit market rate senior rental
building on the vacant portion of the site on June 2, 1997, through Resolution 97-48.
These applications are the next step in the approval process for this project.
The original PUD was approved in 1983 and the development to date has occurred prior
to 1991. The Priorview PUD was preceded by Council action in 1981 which rezoned the
subject property to R-3, High Density residential. This would have permitted 210 units
on the 15.05 acres of buildable land on the site. In December of 1982, the Council
approved a Schematic PUD plan which provided for 106 units, a street connection from
Five Hawks Avenue to Cates Street and preservation of site amenities. In September of
1983, the Council approved the first phase of the development consisting of 48
townhomes. Priorview Second Addition consisting of 20 units, was approved in 1991.
There has been no construction activity on this site for several years. In September, 1996,
the Council approved Resolution 96-90, approving an amendment to the Schematic Plan
for the Priorview PUD, to allow a 61 unit assisted living facility. This amendment was
subject to the eight conditions. The developer never submitted the necessary documents
for preliminary plan approval of this PUD. In June, 1997, the Council approved
Resolution 97-48, approving an amendment to the Schematic Plan to allow a 61-unit
assisted living facility and a 28-unit senior rental facility subject to conditions.
Comments from the pubic:
Charles Cappachino, 4206 Cates Street, felt the grading site for the project has been
followed very closely. He went on to express his feelings on the wetland and that no
more than 50% of the trees would removed, when in fact, nearly every tree has been
removed. There is a proposal for 102 parking spaces. A year ago there was a major
parking concern for a 61 facility and now an additional 28 units are being considered. He
is not in favor of the additional units and the runoff impact to the wetland. Mr.
Cappachino stated he asked his neighbors to ask to sign a petition against the additional
units. He said the neighbors felt it was useless. And went on to say City Council,
Planning Commissioners and staffbend over backwards to accommodate the developers.
Debra Rose, 7725 Jennifer Lane, addressed Mr. Cappachino's concern. A market
research has been done indicating the Prior Lake area is lacking in senior health care
facility. The number of units are based on the zoning ordinance of Prior Lake. The
parking would be for workers and visitors. The majority of residents would not be using
the parking facilities.
The public hearing was closed.
L:\97FILES\97PLCOMM\PCMIN\MN081197.DOC
2
Comments from the Commissioners:
Criego:
· Assistant City Engineer Sue McDermott explained the engineering conditions and
grading site. They are looking at the erosion control until vegetation is established.
The wetland plan shows impact to the wetland. She feels confident the proposed
berm with help improve the water quality in the creek and wetland.
· Rye addressed the parking issue. The ordinance states one parking place per unit.
The parking for an assisted living is greater than the demand and will be allocated.
· Concern was for over parking. Proposal does not sound excessive.
· Supports the assisted living accommodations and the additional apartments.
Kuykendall:
· Generally supports staff recommendations.
· Parking spaces are reasonable. They are not excessive. The engineer group (experts
from City and State) felt the design is adequate.
. Support no change in the parking.
· Questioned the grading permit before approval. Kansier and McDermott said it was
approved at the earlier proceeding.
. Trails are addressed.
V onhof:
· Supports the Comprehensive Plan Amendment and feels it is in line with the goals
and objectives.
· The Preliminary PUD - Confident is a good PUD plan for the site. There was a lot of
discussion on many issues.
· Preliminary Plat - Kasier explained the City requires underground watering systems.
· Supports staff recommendations on all three requests.
Cramer:
· Questioned property to the east. Rye explained the area was covered in the Eagle
Creek Villa Plat. Drainage is directed to the larger wetland.
. The concept of the plan meets the city's objectives.
. Supports staff's recommendation along with the conditions.
Criego:
· Questioned the bridge over the wetland. City will work with the developer on an
arched bridge. Should be one of the conditions of the approval.
Kuykendall:
. The bridge should be able to accommodate safety equipment. He felt this was
discussed earlier where a police car or fire truck should be able to use the bridge.
L:\97FILES\97PLCOMM\PCMIN\MN081197.DOC
3
A discussion followed regarding the bridge. Kansier said the City would be willing to
work with the developer to pick up some of the extra cost between a culvert and the
bridge.
V onhof:
. The parks department can design the bridge consistent with other bridges in the City.
Cramer:
. ADA requirements would have to be met.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND APPROVAL OF
THE COMPREHENSIVE LAND USE AMENDMENT FROM THE URBAN LOW TO
MEDIUM DENSITY RESIDENTIAL DESIGNATION TO THE URBAN HIGH
DENSITY RESIDENTIAL DESIGNATION FOR THIS SITE.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRIEGO, SECOND BY VONHOF, TO RECOMMEND APPROVAL OF
THE PRELIMINARY PUD PLAN, WITH CONDITIONS LISTED IN THE STAFF
REPORT INCLUDING THE ADDITION OF A BRIDGE.
V ote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRAMER, SECOND BY KUYKENDALL, TO RECOMMEND
APPROV AL OF THE PRELIMINARY PLAT TO BE KNOWN AS EAGLE CREEK
ESTATES, SUBJECT TO THE CONDITIONS LISTED IN THE STAFF REPORT.
Vote taken signified ayes by all. MOTION CARRIED.
This item will go to City Council on Tuesday, September 2, 1997.
A. Case #97-066 Continued) C ditional Use Request for C. H. Carpenter, 16450
Anna Trail SE.
5.
The City received an app . ation for a Conditional Use Permit (CUP) from C.H.
Carpenter Lumber on J y ~1997. The applicant proposes to construct two pole type
building in a phasin Ian. Thefroperty is zoned B-2, Community Business. The Prior
Lake Zoning Ordi ce requires 3.-conditional use permit for this type of use in the B-2
district. The ap, icant obtained a C65ditional use permit in 1976 for the original building
to allow "Su ly Yards" in the B-2 zo ing district (CUP 76-02). The applicants are
substantia increasing the structure be nd original approval, thus an amendment to the
original UP is necessary.
L:\97FILES\97PLCOMM\PCMIN\MN081197.DOC
4