HomeMy WebLinkAboutPages from CC Packet 9-16-14 Part V
MAYOR & COUNCIL COMMUNICATION
DATE: September 16, 2014
REGULAR
ITEM# 20
AGENDA ITEM: Savona 2nd Addition Residential Subdivision – Final Plat
SUBMITTED BY: Kyle Klatt, Community Development Director
THROUGH: Dean Zuleger, City Administrator
REVIEWED BY: Planning Commission Nick Johnson, City Planner
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 is recommending that the City
Council approve a final plat request from Lennar Corporation for the second phase of a planned
310 unit residential development to be located on 112.6 acres west of Keats Avenue and within the City’s I-94 corridor planning area. The final plat will include 47 single-family lots and 22
single-family attached units (townhouses) all of which will be accessed via an initial extension of
the 5th Street Parkway off of Keats Avenue.
The Planning Commission considered the final plat at its September 8, 2014 meeting and a summary of the Commission’s report and recommendation are included below.
FISCAL IMPACT: TBD – the City will be asked to review a developer’s agreement
concerning the final plat at its September 8, 2014 meeting. The agreement will include a detailed
accounting of any development costs that will be the responsibility of the City. The subdivision is included in the Section 34 utility project area, and therefore the developer is being assessed for
the costs of the project to bring sewer and water to the site.
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City Council Meeting [Regular Agenda Item 20]
September 16, 2014
SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a
final plat request from Lennar Corporation for approval of a final plat for the second phase of the
Savona residential development. The final plat includes 47 single-family residential lots, 22
single-family attached townhouse units, and the related construction plans for the improvements necessary to serve these homes. The City Council approved the Savona Preliminary Plat on
August 6, 2013, which covered approximately 113 acres of land within the I-94 Corridor
planning area. There are 310 single family and multi-family residential units planned within the
entire subdivision, and the final plat covers only a portion of the overall total of units that will
eventually be platted. The Planning Commission considered this matter at its August 25th and September 8th meetings
and recommended approval of the final plat as presented and subject to conditions of approval.
The suggested motion to adopt the Planning Commission recommendation is as follows:
“Move to adopt Resolution No. 2014-76 approving the final plat for Savona 2nd Addition”
LEGISLATIVE HISTORY/PLANNING COMMISSION REPORT: The Planning
Commission considered the final plat at its August 25th meeting, and postponed taking action on the final plan at this time in order to give the developer additional time to address some of the more significant outstanding issues associated with the plat. In particular, the Commission
requested that the developer address deficiencies with the landscape plan and the required buffer
around the adjacent subdivision. The developer updated the plat and subdivision plans and
resubmitted this information for Planning Commission review at its September 8th Meeting. The Commission did make a recommendation to the City Council concerning an associated request for a Conditional Use Permit (to allow the use of private roads within the townhouse area), and
the CUP was approved by the City Council at its last meeting.
In order to provide the City Council with a complete description of the information considered by the Planning Commission, Staff has attached the detailed reports submitted for both the meetings at which the Planning Commission considered the final plat. These reports include
detailed information concerning the final plat in addition to the staff review and analysis of the
request. Any updated plans that were submitted by the applicant in between Commission
meetings have been integrated into the final plan set as attached to this report. The preliminary plat was approved by the City Council on August 6, 2013, and this approval
included a series of conditions that must be met by the applicant. In response to these
conditions, the applicant prepared a revised set of preliminary development plans that addressed
the outstanding issues and changes that were requested by the City. Included in the Staff analysis is a line-by-line review of the conditions attached to the preliminary plat.
At its September 8, 2014 meeting the Planning Commission recommended approval of the final
plat for Savona 2nd Addition with some modifications to one of the conditions as drafted by
Staff. On particular, the Commission wanted to make sure that the future townhouse area was managed by a separate homeowner’s association and that any such associations complied with
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City Council Meeting [Regular Agenda Item 20]
September 16, 2014
all applicable state legal requirements. The Commission’s revisions are included in the attached
resolution of approval.
The Planning Commission adopted a motion to recommend approval of the final plat consistent with the findings as noted in the attached Resolution No. 2014-076 and including all conditions
of approval as listed in the resolution. The motion passed unanimously (7 ayes and 0 nays).
BACKGROUND INFORMATION (SWOT):
Strengths • The proposed plat is consistent with preliminary plat subject to
the conditions being recommended by Staff and the Planning
Commission.
Weaknesses • Several conditions of approval must be met by the applicant, including revisions to the final construction plans to address
comments from the City Engineer.
Opportunities • The developer has indicated that sales in the first addition have
exceeded their expectations, and that the 2nd Addition final plat will allow them to respond to the current market conditions.
Threats • The developer is still working with the adjacent property owner
to determine the most appropriate mechanism for dedicating and
building the necessary extension of 5th Street.
RECOMMENDATION: The Planning Commission and Staff are recommending that the City
Council approve the final plat for Savona 2nd Addition with 8 conditions of approval. The
suggested motion to adopt the Planning Commission recommendation is as follows:
“Move to adopt Resolution No. 2014-76 approving the final plat for Savona 2nd Addition”
ATTACHMENTS:
1. Resolution No. 2014-76
2. Planning Commission Staff Report – 9/8/14 3. Planning Commission Staff Report – 8/25/14
4. Application Forms
5. City Engineer Review Letter
6. Landscape Architecture Review Comments
7. Savona 2nd Addition Final Plat (Revised) 8. Construction Plans: Grading, Drainage, and Erosion Control
9. Construction Plans: Sanitary Sewer, Water Main, Storm Sewer and Streets (Revised)
10. Savona 2nd Addition Landscape Plans (Revised)
11. Final Site Plan – Townhome Area
12. Townhouse Area Grading, Drainage, and Erosion Control Plan 13. Proposed Drainage and Utility Easement
14. Proposed Permanent Public Street Easement Agreement
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CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2014-76
A RESOLUTION APPROVING A FINAL PLAT FOR SAVONA 2ND ADDITION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and
WHEREAS, U.S. Home Corporation (d/b/a Lennar), 16305 36th Avenue North, Suite
600, Plymouth, MN (Applicant) has submitted an application to the City of Lake Elmo (City) for a Final Plat for Savona 2nd Addition, a copy of which is on file in the City of Lake Elmo
Community Development Department; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on July 22,
2013 to consider the Savona Preliminary Plat and continued discussion on the Preliminary Plat until its July 29, 2013 meeting; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Preliminary Plat as part of a memorandum to the City Council
for the August 6, 2013 City Council Meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Preliminary Plat; and
WHEREAS, the City Council reviewed the Preliminary Plat request at its August 6, 2013 meeting and adopted Resolution No. 2013-064 approving the Preliminary Plat; and
WHEREAS, the Lake Elmo Planning Commission met on August 25, 2014 and
September 8, 2014 to review the Final Plat for Savona 2nd Addition consisting of 45 single-
family detached residential lots and 22 single family attached residential units; and
WHEREAS, on September 8, 2014 the Lake Elmo Planning Commission adopted a
motion to recommend that the City Council approve the Final Plat for Savona 2nd Addition with
conditions; and
WHEREAS, the City Council reviewed the recommendation of the Planning Commission and the Final Plat for Savona 2nd Addition at a meeting held on September 16,
2014; and
NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following:
Resolution No. 2014-76
FINDINGS
1) That the procedure for obtaining approval of said Final Plat is found in the Lake Elmo City
Code, Section 153.08.
2) That all the requirements of said City Code Section 153.07 related to the Final Plat have been
met by the Applicant.
3) That the proposed Final Plat for Savona 2nd Addition consists of the creation of 45 single-family detached residential lots and 22 single-family attached residential units.
4) That the Savona 2nd Addition Final Plat is consistent with the Preliminary Plat and Plans as
approved by the City of Lake Elmo on August 8, 2013 and revised on November 25, 2013.
5) That the Savona 2nd Addition Final Plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
6) That the Savona 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential (LDR) and Urban Medium Density Residential (MDR) zoning district regulations.
7) That the Savona 2nd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances, with the exception of the items identified in the August 25, 2014 and September 8, 2014 Staff reports to the Planning Commission.
8) That the Savona 2nd Addition Final Plat complies with the City’s subdivision ordinance.
9) That the Savona 2nd Addition Final Plat is consistent with the City’s engineering standards with the plan revisions requested by the City Engineer in his review comments to the City dated August 21, 2014.
CONCLUSIONS AND DECISION
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Final Plat for Savona 2nd Addition subject to the following conditions:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plans requested by the City Engineer in review memo dated 8/21/14 shall be
incorporated into these documents before they are approved.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council
Resolution No. 2014-76
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials.
4) A Common Interest Agreement concerning management of the common areas of Savona and
establishing a homeowner’s association shall be submitted in final form to the Community
Development Director before a building permit may be issued for any structure within this subdivision. The applicant must create a separate agreement for the single-family attached
lots. Said agreements shall comply with Minnesota Statues 515B-103, and specifically the
provisions concerning the transfer of control to the future property owners. The applicant
shall also enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public
park and open space on the final plat
5) Any final plat for future townhouses will take into account land previously credited as parkland, and will not reduce the size of any area that was depicted for park land on the preliminary plat.
6) The developer shall revise the final landscape plan to address comments from the City’s
landscape architect dated September 4, 2014.
7) The developer shall provide written authorization from the property owner to the south of
Savona 2nd Addition to allow the proposed drainage improvements and discharge of storm
water on to their property. In conjunction with this permission, the proposed drainage and utility easement across this site shall be recorded with the Washington County Recorder’s office. As an alternative, the final plat maybe updated to include a drainage and utility
easement across this property.
8) The construction plans must be updated to include all portions of 5th Street adjacent to the subdivision that will, at a minimum, extend the current limits of 5th Street west beyond Junco Road North. The developer shall update the final plat to include the portion of the 5th Street
right-of-way necessary to meet the associated construction limits for Savona 2nd Addition
west of Junco Road North.
Passed and duly adopted this 16th day of September 2014 by the City Council of the City of Lake Elmo, Minnesota.
__________________________________
Mike Pearson, Mayor ATTEST:
________________________________
Adam Bell, City Clerk
Resolution No. 2014-76
PLANNING COMMISSION
DATE: 9/8/14
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2014-41
ITEM: Savona 2nd Addition Residential Subdivision – Final Plat
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to continue its discussion concerning a Final Plat request from Lennar Corporation for the second phase of a planned 310 unit residential development to be
located on 112.6 acres west of Keats Avenue and within Stage 1 of the City’s I-94 Corridor Planning
Area. Based on feedback from the Planning Commission at its last meeting, the developer has
updated certain aspects of the final plat and final construction plans to address specific comments from the Commission. The plat now includes 45 single-family lots (down from 47) and 22 single-
family attached units, all of which will be accessed via an initial extension of the 5th Street Parkway
off of Keats Avenue. Upon receipt of the Planning Commission’s recommendation, the City Council
approved the Conditional Use Permit to allow single-family attached units that are accessed via a private road at its September 2, 2014 meeting.
In the interest of conserving paper, Staff is not reproducing any materials from the last meeting that
have not been updated for the September 8th meeting. The following report notes the specific
changes that have been provided by the applicant, but does not restate previous Staff review comments included with the previous packet. A complete copy of the previous packet is available upon request.
Staff is recommending approval of the Final Plat subject to compliance with a series of conditions as
listed in this report. The list of conditions has been updated and reduced in number to reflect the
revised plans and submission of additional information by the applicant.
REVIEW AND ANALYSIS (UPDATE)
Since the last Planning Commission meeting, the applicant has prepared a revised final plat, updated landscape plan, and revised sanitary sewer, water main, storm sewer, and streets plan. In addition,
the City’s landscape architecture consultant has been able to review the landscape plan for Savona
2nd Addition and had drafted review comments for consideration by the Planning Commission. The
changes that have been made include the following:
1) The City Attorney has reviewed the title work for the site and has found that the developer
has fee interest in the project and the plat can be recorded as submitted. Condition #2 as
previously recommended is no longer needed with this action.
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2) The final plat has been revised to eliminate two lots in the extreme northwestern portion of
the site that were previously located within the 100-foot buffer from the adjacent residential
development. These lots are now platted as “Outlot Q”, and could be replatted in the future
into two buildable lots provided the applicant secures a trail/open space easement from the adjoining property owner. This action eliminates the need for Condition #7 in the previous Staff report.
3) The partial trail improvements within Outlot A have not been included in the final
construction plans based on a mutual agreement between City Staff and the developer that this trail segment should be built as part of future additions. In addition, leaving this trail off
of the plans is also appropriate due to the creation of Outlot Q, since any homes within the
Outlot will not be constructed (if at all) until a later addition. This update to the plans
addresses Condition #8.
4) The street and utility plans have been updated to add a sidewalk along the eastern side of
James Avenue, which will connect to a planned sidewalk with the Hammes West
subdivision. The addition of this sidewalk to the plans addresses Condition #9 from the previous meeting.
5) The landscape plans have been revised to reflect the additional sidewalk and to add tree
protective fencing to the plan. The updated plans will allow Condition #10 from the previous
Staff report to be eliminated.
6) The City’s landscape architect has reviewed the landscape plans and submitted the attached
review comments for consideration by the Planning Commission. With this review
completed, Condition #11 can be revised.
In addition to the revisions listed above, the applicant has indicated that the new single-family lots will be annexed into the Homeowner’s Association for the first addition, which has been previously
reviewed by the City. The townhouses will be subject to a separate association in order to deal with
issues unique to this portion of the plat (i.e. private roads). At the request of a member of the
Commission, the City Attorney has been asked to address additional questions regarding the structure and provisions of the HOA documents. Staff will provide an update concerning these questions if it is available prior to the meeting. The previous condition related to this matter is a very standard
condition for these types of developments, and ensures that the appropriate HOA documents are filed
with the County once the plat has been recorded.
Based on the above Staff report and analysis, including all staff review comments and materials concerning the Savona 2nd Addition final plat submitted to the Commission as part of the
Commission’s August 25, 2014 meeting, Staff is recommending approval of the final plat with a
revised list of conditions consistent with the comments noted above. The conditions are intended to
address any outstanding issues and to further clarify the City’s expectations in order for the developer to proceed with the recording of the final plat. The recommended conditions are as follows:
Recommended Conditions of Approval:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications
BUSINESS ITEM 5A
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to the plans requested by the City Engineer in review memo dated 8/21/14 shall be
incorporated into these documents before they are approved.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials.
4) A Common Interest Agreement concerning management of the common areas of Savona and
establishing a homeowner’s association shall be submitted in final form to the Community Development Director before a building permit may be issued for any structure within this
subdivision. The applicant shall also enter into a maintenance agreement with the City that
clarifies the individuals or entities responsible for any landscaping installed in areas outside
of land dedicated as public park and open space on the final plat 5) Any final plat for future townhouses will take into account land previously credited as
parkland, and will not reduce the size of any area that was depicted for park land on the
preliminary plat.
6) The developer shall revise the final landscape plan to address comments from the City’s
landscape architect dated September 4, 2014.
7) The developer shall provide written authorization from the property owner to the south of Savona 2nd Addition to allow the proposed drainage improvements and discharge of storm water on to their property. In conjunction with this permission, the proposed drainage and
utility easement across this site shall be recorded with the Washington County Recorder’s
office. As an alternative, the final plat maybe updated to include a drainage and utility
easement across this property. 8) The construction plans must be updated to include all portions of 5th Street adjacent to the
subdivision that will, at a minimum, extend the current limits of 5th Street west beyond Junco
Road North. The developer shall update the final plat to include the portion of the 5th Street right-of-way necessary to meet the associated construction limits for Savona 2nd Addition west of Junco Road North.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Savona 2nd Addition Final Plat:
• That the Final Plat is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on August 8, 2013 and revised on November 25, 2013.
• That the Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
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• That the Final Plat complies with the City’s Urban Low Density Residential and Medium
Density Residential zoning districts.
• That the Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, with the exception of the items identified in the Staff report.
• That the Final Plat complies with the City’s subdivision ordinance.
• That the Final Plat is consistent with the City’s engineering standards with the plan revisions as requested by the City Engineer.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Final Plat for Savona
2nd Addition with the 8 conditions of approval as listed above. Suggested motion:
“Move to recommend approval of the Savona Final Plat with the 8 conditions of approval as drafted by Staff”
ATTACHMENTS:
1. REVISED – Savona 2nd Addition Final Plat
2. REVISED – Construction Plans: Sanitary Sewer, Water Main, Storm Sewer and Streets 3. REVISED – Savona 2nd Addition Landscape Plans
4. Review Comments – Landscape Architecture, Inc. 9-4-14
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
BUSINESS ITEM 5A
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM
SAVONA 2nd ADDITION – DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED SEPTEMBER 4TH, 2014 REVIEWED PLAN SET DATED AUGUST 28TH, 2014 Required Action Items by Savona 2nd Addition Project Team Where Colorado Green Spruce is specified please replace with Norway Spruce. The colonial foundation planting plan templates and colonial row home plan templates need to designed to match this specific site with current landscape and horticultural standards and practices and resubmitted for review. Alternate Mailbox Monument, Sub Monument and Column Monuments with Thin NATURAL STONE veneer to be specified on all entry elements and included in mailbox design to match geology of specified natural boulder outcroppings adjacent to same elements. Manufactured (fake) stone veneer not allowed. Please remove the “OR” reference on these details on sheet 2 of 3. Additionally, the post mount Mailbox Unit is not approved, only the Alternate Mailbox Monument will be allowed. (per signage ordinance 154.212.A.4 purpose & 154.212.E.2 gen. design) Savona Project Landscape Architect to provide landscape irrigation plans for all commonly held HOA & City R.O.W. areas.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
DIRECTOR OF DESIGN