08-18-98 CCM - Laserfiche WebLink

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City Planner Dillerud reported the revised Concept Plan resolves the concerns with structure setback from the Open Space project to the east and Open Space calculations. He pointed out the following concerns by staff: 1. Length of cul-de-sac street, 2. Several hundred feet of public street abutting adjoining property to the west, 3. Proposed public park dedication, inconsistent with the Park Plan, and 4. A Village Green included in street right-of-way. Dillerud stated he finds that the OP Ordinance language regarding park dedication states the City has the option of accepting land or cash -in -lieu for the 7% park dedication. The Concept Plan proposes dedication of land that does not appear to be any more suitable for a Neighborhood Park than for home construction. A portion of the land proposed for dedication is also a statutory wetland. Tim Freeman introduced Patrick Kelley, Attorney for Mr. Ziml, and presented the August 12, 1998 Concept Plan for Tana Ridge. Councilor DeLapp submitted a list of items that were either missing when the application was submitted or items that needed to be addressed. Therefore, the Councilcouldnot approve the resolution approving the Concept Plan. The list included: 1. Concept Stage information, 2. General Landscape Plan, 3, Statement of Intent, 4. The development proposed to have 8 collector drainfields and each is less than 500' from another active drainfield, 5. The proposed road has a straight segment over 600' and inconsistent with the values inherent in creating a road, which rest gently on the existing terrain and encourages slow traffic speeds, 6. The Developer has been unwilling to meet with adjacent property in an attempt to reach a consensus on outstanding issues, and 7. The Developer chose to forego subdivision of the property under its original zoning. Mr. Freeman addressed each of these items. The Council acknowledged that Mr. Freeman made a conscientious effort to meet the requirements of the OP ordinance with a difficult site, but voiced concerns on the street becoming a through street to Highway 5; the 600' straight road along the property line is not esthetically pleasing, and there's the possibility of compacting the drainftelds by construction equipment. Attorney Fills, explained if one of the reasons for denial is that the City does not know how this property will tie into a yet unimproved Village Plan, the City is effectively creating a moratorium for this property. The developer has indicated this street will not be constructed to the South property line, but will be dedicated. M/S/P Hunt/Johnston — to adopt Resolution No. 98-48, A Resolution approving the concept plan for Tana Ridge, dated August 12,1998, subject to addressing the following items prior to submittal of the development stage plan: 1. Reconfiguring of the southern portion of the road into a cul-de-sac with a continuing dedication of right-of-way to the south property line. 2. Landscape areas where there are currently no trees, 3. Determination of land dedication or money in -lieu, thereof, at the time of Preliminary Plat review, 4. Reconfiguring the straightaway portion of the road. (Motion passed 4-1:Dunn:Not intent of OP to maximize every building lot, too easy to get 50% bonus lots.) Ed Forliti asked if the Emerson and second phase of Fields of St. Croix parcels could be eliminated from the moratorium in order to work together to develop a coherent concept plan for the total area. Attorney Filla explained the moratorium ordinance can be amended and redefine areas, but cautioned Mr. Forliti, that he should not proceed with any planning that would cost a lot of money until he knows what the Old Village Area guidelines are. City Planner Dillerud added this is a good idea, but the Village Commission is not ready to address this plan. Councilor Hunt and DeLapp stated if the City receives a request from the property owners to consider withdrawing two of the properties from the moratorium by the next meeting, they would be in favor of discussing elimination the parcel from the moratorium to work towards a better development. Administrator Kueffner had talked to Mr. Emerson a month ago and suggested he get together with the adjoining property owners, and he has not done so. The Council called a 5 minute BREAK. LAKE ELMO CITY COUNCIL MINUTES AUGUST 18, 1998