The URL can be used to link to this page

Home My WebLink AboutItem 18 - CC Report Village Park Preserve Preliminary Plat 9-16-14 MAYOR & COUNCIL COMMUNICATION -- page 1 -- DATE: September 16, 2014 REGULAR ITEM # 18 AGENDA ITEM: Village Preserve Residential Subdivision - Preliminary Plat SUBMITTED BY: Nick M. Johnson, City Planner THROUGH: Dean Zuleger, City Administrator REVIEWED BY: Planning Commission Kyle Klatt, Community Development Director Jack Griffin, City Engineer Brett Emmons, Emmons & Olivier Resources, Inc. Greg Malmquist, Fire Chief Ann Pung-Terwedo, Washington County Public Works Neil Ralston, Metropolitan Airports Commission Stephen Mastey, Landscape Architecture, Inc. SUGGESTED ORDER OF BUSINESS: - Introduction of Item .....................................Community Development Director - Report/Presentation………………………...Community Development Director - Questions from Council to Staff ............................................. Mayor Facilitates - Call for Motion ............................................................... Mayor & City Council - Discussion ....................................................................... Mayor & City Council - Action on Motion .................................................................... Mayor Facilitates POLICY RECCOMENDER: The Planning Commission and staff are recommending that the City Council approve a request by GWSA Land Development, LLC for a preliminary plat for a 104-unit single family residential subdivision in the southern portion of the Village Planning Area. FISCAL IMPACT: TBD – The City will require that the applicant enter into a developer’s agreement with the City to specify the financial responsibilities for various aspects of the subdivision and related public improvements. SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a preliminary plat request from GWSA Land Development, LLC for a 104-unit single family residential subdivision to be located on approximately 64 acres of land within the southern City Council Meeting [Regular Agenda Item 18] September 16, 2014 -- page 2 -- portion of the Village Planning Area. The proposed plat would be located on property owned by Schiltgen Farms, Inc. and Mark Holliday. The parcels are located immediately west of Manning Avenue (CSAH 15) and immediately north of 30th Street North. The preliminary plat has been prepared in response to the City’s adopted Comprehensive Plan, which guides the subject properties as Village Urban Low Density Residential – V-LDR (Schiltgen Farms parcel) and Rural Area Development – RAD (Holliday parcel). It should be noted that the City approved a Comprehensive Plan Amendment to change the land use guidance of the Holliday parcel from RAD to V-LDR on July 15, 2014 (Resolution 2014-60). Prior to City consideration of a Final Plat for the development, the Metropolitan Council must formally approve the Comprehensive Plan Amendment before any residential development can occur on the Holliday property. The Planning Commission and staff are recommending that the City Council approve the Village Park Preserve Preliminary Plat with 13 conditions of approval through the following motion: “Move to adopt Resolution No. 2014-74, approving the Village Park Preserve Preliminary Plat subject to 13 conditions of approval.” BACKGROUND INFORMATION: Attached is the original detailed Staff Report and all the applicable attachments that were provided to the Planning Commission regarding the applicant’s request for a Preliminary Plat. The Staff Report includes general information about the application, a summary of the relevant planning and zoning issues, a thorough review and analysis of the Preliminary Plat, a draft list of recommended conditions of approval, draft findings and the Staff recommendation to the Planning Commission. PLANNING COMMISSION REPORT: The Planning Commission reviewed the Preliminary Plat application at its September 8, 2014 meeting and conducted a public hearing on the request at this time. During the public hearing, the Planning Commission received the following public testimony: • James Mcleod, 11580 30th Street North, noted concern about the intersection of 30th Street and Manning Avenue. He stated that a street light should be installed in addition to signalization. He also noted concern over the drainage in the area. Finally, Mr. Mcleod requested that a sewer be stubbed to his property. • Vonnie Mcleod, 11580 30th Street North, shared her feeling that there are too many lots in the proposed subdivision. In addition, the proposed lots are too small in size. • Sue Dunn, 11018 Upper 33rd Street North, noted her concern over the proposed storm water management plan. In addition, she requested that a moratorium on development be put in place until the design of the regional stormwater system is completed. At that time, the Planning Commission closed the public hearing. Additional details of the Planning Commission discussion can be found in the minutes dated 9/8/14 (DRAFT). City Council Meeting [Regular Agenda Item 18] September 16, 2014 -- page 3 -- The Planning Commission recommended approval of the preliminary plat as submitted with 13 conditions of approval. To better clarify expectations regarding the review of the proposed stormwater management facilities by the Lake Elmo Airport, the Planning Commission recommended to amend Condition #13 to require the developer to submit a letter from the Metropolitan Airports Commission (MAC) agreeing to the design of the proposed stormwater facilities. The vote to recommend approval of the Village Preserve Preliminary Plat was 6-1, with Commissioner Haggard dissenting. Commissioner Haggard stated that the plat is not consistent with the vision of the Village Land Use Plan due to the lack of a median in the Village Parkway minor collector road. In addition, the greenbelt area is not landscaped to the standards she anticipated. STRENGTHS, WEAKNESSES, OPPORTUNITIES, THREATS: Strengths: Approval of the Preliminary Plat with the 13 conditions as recommended by the Planning Commission and Staff allows the applicant to move forward with the preparation of a Final Plat application and final construction documents for a new single family residential subdivision in the southern portion of the Village Planning Area. The improvements of the proposed subdivision will include a critical segment of the Village Parkway minor collector road from 30th Street to the Easton Village residential subdivision. In addition, the proposed plat will include the dedication of approximately 15 acres of parkland adjacent to Reid Park, allowing for a significant expansion. Weaknesses: None Opportunities: Approval of the plat will allow for the construction of the Village Parkway minor collector road, a critical transportation improvement needed for the growing portions of the Village Planning Area. In addition, the proposed addition to Reid Park will allow for a significant expansion of the largest recreational amenity in the Village Planning Area. Threats: The current stormwater management plan directs stormwater to the south of 30th Street immediately west of Manning Avenue (CSAH 15) via a new culvert. The location of the stormwater facilities are intended to be contained within the future expanded right-of-way for Manning Avenue. As a condition of approval (Condition #6), the Planning Commission and staff are recommending that the applicant get written consent from all affected property owners for the location, rate and volume of water being directed south. If the applicant and affected property owners are unable to reach an agreement, the stormwater management system will likely need to be redesigned. This change would likely require an amendment to the preliminary plat. In addition, the design of the stormwater system also requires the approval of the Valley Branch Watershed District (Condition #5). Finally, the applicant must get approval of the proposed stormwater design from the Metropolitan Airports Commission as well (Condition #13). RECOMMENDATION: City Council Meeting [Regular Agenda Item 18] September 16, 2014 -- page 4 -- Based on the aforementioned, the Planning Commission and Staff are recommending that the City Council approve the Village Park Preserve Preliminary Plat subject to 13 conditions of approval through the following motion: “Move to adopt Resolution No. 2014-74, approving the Village Park Preserve Preliminary Plat subject to 13 conditions of approval.” ATTACHMENTS: 1. Resolution No. 2014-74 2. Staff Report to the Planning Commission, 9/8/14 3. Location Map 4. Application Forms and Project Narrative 5. Village Preserve Preliminary Plat and Plans (34 sheets) 6. Resolution 2014-60 7. City Engineer Review Memorandum, dated 9/4/14 8. Fire Chief Review Memorandum, dated 8/27/14 9. Washington County Review Memorandum, dated 9/3/14 10. Metropolitan Airports Commission Review Letter, dated 9/3/14 11. City Landscape Consultant Review Memorandum, dated 9/4/14