April 18, 2006 CCP - Laserfiche WebLink

Home Browse Search

LAKE ELMO PLANNING COMMISSION STAFF REPORT Date: March 24, 2006 for the Meeting of March 27, 2006 Applicant: Hidden Meadows Development, LLC (Pat Kinney)/Lakewood Evangelical Church Location: Southeast Quadrant of State Highway 36 and Keats Avenue Requested Action: OP Development Stage Plan/Preliminary Plat and CUP — "Hidden Meadows of Lake Elmo" Land Use Plan Guiding: RAD Existing Zoning: RR Site History and Existing Conditions: A Preliminary Plat of Deer Glen was approved by the City Council on April 28, 2005 concurrently with several other related applications for 108 acre site. That Preliminary Plat specified a partial street right-of-way extending into the site from Keats Avenue and a 20 acre Lot 1, Block 1 — the site reguided and rezoned PF to accommodate the (now) Rock Point Church. The balance of the 108 acres was "outlotted" in the Deer Glen plat pending a revised OP Concept Plan for the residential portion of the project. The 2005 approval of the Deer Glen Preliminary Plat did specify that the portion of the lands adjacent to State Highway 36 and north of the public street could be excluded from the OP project, and remain an outlot with no designated use, On September 20, 2005 the City Council approved an amended OP Concept Plan for the residential portion of the project south of the public street. It is this area (and the original homestead site north of the public street) that is the subject of the OP Development Stage Plan. The Preliminary Plat covers the actual OP development and the remaining Outlots north of the public street. Discussion and Analysis: City review of OP Development Stage Plans and accompanying Preliminary Plats includes findings of both compliance with the approved OP Concept Plan and compliance of the preliminary infrastructure plans with City engineering standards and OP design standards. The City Engineer's review of those infrastructure plans is the critical component of this development review stage since the general neighborhood design/lot count/required amenities are established at the Concept Plan Stage. OP Development Stage Plan/CUP 1. The proposed lot count and lot configuration (including OP buffer areas) are responsive to the approved Concept Plan (September 20, 2005), 2. The Landscape'Plan proposes 470 trees to be introduced to the site with deciduous trees partly 2.5 inch and partly 1.5 inch caliper (depending on species), and coniferous trees 6 feet and 8 feet in planted height (dependent on species). This count and quality of trees will