The URL can be used to link to this page

Home My WebLink About10B - Summit Preserve PUD Deadline MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT SEPTEMBER 4, 2007 10B DANETTE MOORE, PLANNING COORDINATOR CONSIDER APPROVAL OF A RESOLUTION EXTENDING THE DEADLINE FOR SUBMITTING A FINAL PLANNED UNIT DEVELOPMENT PLAN FOR SUMMIT PRESERVE Introduction The purpose of this agenda item is to consider a request by Cardinal Development to extend the deadline for submitting a Final Planned Unit Development Plan for Summit Preserve. The property is located at the northeast intersection of CSAH 18 and CSAH 42. History On June 18, 2007, the City Council approved Ordinance No.107-10, approving the Final PUD and Resolution 07-121 approving the Preliminary Plat for Summit Preserve. The approved Preliminary PUD is comprised of the following three phases: Phase 1 ~ RetaiIlRestaurant/Office/Parking: . Office. 92,340 sq. ft. of office and medical office space Contained within three-two (2) and three (3) story buildings. . Restaurant. 14,750 sq. ft. of restaurant space within two-single story buildings. . Mix of Retail and Restaurant. 90,234 sq. ft. of retail and restaurant space within six-single story buildings. . Plaza. A dining and gathering plaza area with native plant/rain garden interpretive exhibits. . Parking. 46 underground parking spaces and 808 exterior surface parking spaces. ~ Residential Units/Parking: . Two-three (3) story multiple family buildings with a total of 60 units with 93 underground parking spaces and 36 exterior surface parking lot spaces. Phase 2 ~ Residential Units: . 22 twinhome units. . 43 rowhome units. . A 20,000 sq. ft. tot lot area/park/play structure. www.cityofpriorlake.com L\D ( FILES\D7 PUD'S\Surnrnit Prese~5fi~~'S2:~zt7?9'80619Jn~~p~g~5l~9.4245 Phase 3 ~ Residential Units/Parking: . Two- four (4) story multiple family buildings with a total 100 units (50 units within each building). As well as 130 underground parking spaces (35 within each building) and 72 exterior surface spaces. The estimated building heights will range from 53 ft. to 56 ft. ~ Offices/Parking: . Three single story office buildings totaling 23,810 sq. ft. . 98 surface parking spaces. Section 1106.709 of the Zoning Code states that the Final PUD Plan, consisting of the entire site or at a minimum the first phase of the total development, shall be submitted for approval within 90 days after City Council approval of the a Preliminary PUD Plan unless a written request for a time extension is submitted by the applicant and approved by the City Council. On August 22, 2007, the Planning staff received the attached letter from Kurt Larson, Chief Manager for Cardinal Development, requesting a nine month extension of this deadline to June 18, 2008. Current Circumstances As of August 24, 2007, the developer has removed three of the four residential structures from the site. City staff has worked with the Developer to assure that removal of the structures has not adversely impacted trees on the site. Since the June 18, 2007 City Council meeting, the developer has not submitted final plans reflecting revisions that meet the conditions below, as detailed in the Preliminary PUD Plan approval Ordinance NO.107-10: 1. The developer must obtain the required permits from any other state or local agency prior to any work on the site. 2. Revise the plans to address all of the Engineering comments in the memorandum from Assistant City Engineer Larry Poppler dated May 14, 2007. All grading, hydrology and stormwater issues must be addressed prior to any grading on the site. 3. Provide street names unique to the City street naming system for all streets. 4. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees prior to any grading on the site. 5. The developer must provide updated plan sheets reflecting the approved site plan in relation to tree preservation, site amenities, and landscaping. ISSUES: The developer submitted a narrative (attached) indicating their belief that the Summit Preserve project is unique and requires an extension for the following reasons: L\07 FILES\07 P(Gserve\Extensi()n\9~4-0 7 FINANCIAL IMPACT: ALTERNATIVES: . Our ability to market this project prior to preliminary plat approval is limited. The standard 90 day window is a very short time frame to market, negotiate and finalize commitments from potential buyers and end users. . A majority of the potential end users will use the winter months for strategic planning and searching. They will then begin the final decision making process in the spring months of the year. . Given the confined area for the retail/commercial use in this project, being forced to plat it prematurely before receiving commitments could be devastating to the entire marketability of the project. We would not be able to be flexible and meet the demands of the end user. Since the time of concept review for Summit Preserve, the City Council has extensively discussed the unique natural features of the site, including the 2,110 existing trees (29,031 caliper inches), 75 of which are Heritage Trees (highly desirable species in fair or better condition, which are a minimum of 27dbh in the case of deciduous trees and 24dbh in the case of coniferous trees). The natural features of the site were cited as a significant component of the Summit Preserve Planned Unit Development proposal. For that reason, staff believes that if the extension were granted, it would also be appropriate to delay any activity that would prematurely impact the trees or topography on the site. The narrative submitted by the developer indicates uncertainties related to the end users of the site. These uncertainties concern staff in relation to the fact that once the trees and grades have been impacted, there is no flexibility to alter them to meet the uncertainties of the end user, while still meeting the approved PUD criteria. While the Subdivision Ordinance does allow for the granting of a grading permit upon the City Council approval of the Preliminary Plat, in this case it would appear inappropriate to do so. For that reason, if the City Council approves the extension request, staff would ask that the Council add a condition stating no tree removal or grading will be considered until a complete Final PUD Plan and Final Plat application is received and City staff has determined the submittal is consistent with the City of Prior Lake Subdivision Ordinance and Public Works Design Manual. This action has no financial impact on the City. The City Council has three alternatives: 1. Adopt a resolution approving the request to extend the application deadline until June 18,2008, as requested. 2. Continue this item for specific information or reasons per City Council discussion. 3. Deny the request and direct the staff to prepare a resolution denying the requested extension. U07 FILES\07 PUD'S\Summit Preserve\Extenslon\9-4-07 CD Staff recommends Alternative #1 with a condition specifying no tree removal or grading will be considered until a complete Final PUD Plan and Final Plat application is received and City staff has determined the submittal is consistent with the City of Prior Lake Subdivision Ordinance and Public Works Design Manual. RECOMMENDED MOTION: A motion and second adopting Resolution #07 -xx approving an extension of the deadline for submitting a Final Planned Unit Development Plan for Summit Preserve to June 18, 2008. Reviewed by: UO? FILESI07 PUO'S\Summit Preserve\Extension\D~4~07 cc 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 RESOLUTION 07 -xx A RESOLUTION AUTHORIZING EXTENSION OF THE DEADLINE FOR SUBMITTING A FINAL PLANNED UNIT DEVELOPMENT PLAN FOR SUMMIT PRESERVE UNTIL JUNE 18, 2008 Motion By: Second By: WHEREAS, The Prior Lake City Council adopted Ordinance No. 107-10 on June 18, 2007, approving the Preliminary Planned Unit Development Plan for Summit Preserve; and WHEREAS, Cardinal Development Group, LLC, the Developer, has submitted a request to extend the recording deadline to October 18, 2007; and WHEREAS, The City Council finds the extension of this deadline consistent with the intent of the provisions of Section 1106.709. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The deadline for submitting a Final PUD Plan for Summit Preserve is extended from September 18, 2007 to June 18, 2008. 3. No tree removal or grading will be considered until a complete Final PUD Plan and Final Plat application is received and City staff has determined the submittal is consistent with the City of Prior Lake Subdivision Ordinance and Public Works Design Manual. PASSED AND ADOPTED THIS 4TH DAY OF SEPTEMBER, 2007. YES NO Hauaen Hauaen Hedbera Hedbera Erickson Erickson LeMair LeMair Millar Millar Frank Boyles, City Manager , ""7 FII (:0\IY7 p,' ID'S,c'.U'TIITII.t Pr0''''-'I"'\Ext'''''''I.""\,~'.'b,,,u...n''~'''''fp,c~ke com L.,t$. .>>L,<} ,v, C, ./,. l.-....^> : .....,5v!~c"... "..,)_,_,Vl'"....^,.'vl\lVl\l\l!VV~".'"" I~qa . Phone 952.447.9800 / Fax 952.447.4245 August 13, 2007 00 ~u~ ~ ~D 2~7~ ~ Danette Moore Planning Coordinator City of Prior Lake 4646 Dakota Street SE Prior Lake, MN 55372 By Dear Ms Moore, Cardinal Development received approval of a preliminary plat and zoning of a PUD known as Summit Preserve on June 18, 2007. It is our understanding, unless otherwise extended, that we are required to submit a final PUD application within 90 days of our preliminary plat approval, which would be September 18, '2007. We believe this project is unique and require an extension for the following reasons: . Our ability to market this project prior to preliminary plat approval is limited. The standard 90 day window is a very short time frame to market, negotiate and finalize commitments from potential buyers and end users. . A majority of the potential end users will use the winter months for strategic planning and searching. They will then begin the final decision making process in the spring months of the year. . Given the confined area for the retail/commercial use in this project, being forced to plat it prematurely before receiving commitments could be devastating to the entire marketability of the project. We would not be able to be flexible and meet the demands of the end user. For these reasons we feel the extension is necessary to complete a successful project which is not only important to Cardinal Development Group but to the City of Prior Lake as well. Therefore, Cardinal Development is requesting an extension for submitting a final PUD plan of an additional 9 months to June 18th, 2008 Thank you for your consideration. Sincerely, uv- Kurt Larson Chief Manager Cardinal Development Group, LLC