The URL can be used to link to this page

Home My WebLink AboutItem 5 - CC Report Hunters Crossing 2nd Add Final Plat 5-5-15 MAYOR & COUNCIL COMMUNICATION -- page 1 -- DATE: May 5, 2015 REGULAR ITEM # 5 AGENDA ITEM: Hunter’s Crossing 2nd Addition – Final Plat and Set Public Hearing to Vacate Easements 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 The Ryland Group for the second phase of a planned 51 unit residential development to be located on 23.1 acres immediately east of Lake Elmo Avenue approximately ¼ mile north of Interstate 94. The final plat will include 29 single-family lots located within the southern portion of the overall subdivision area. Staff is also recommending that the City Council also adopt a related resolution calling for a public hearing to vacate a public roadway and utility easement and drainage and drainage and utility easements that were approved either prior to or as part of the first addition. The road dedications and easements within the second addition final plat will take precedent over these prior easements. The Planning Commission considered the final plat at its April 13, 2015 meeting and a summary of the Commission’s report and recommendation are included below. City Council Meeting [Regular Agenda Item 5] May 5, 2015 -- page 2 -- FISCAL IMPACT: TBD – the City will be asked to review a developer’s agreement concerning the final plat at the same meeting. The agreement will include a detailed accounting of any development costs that will be the responsibility of the developer and/or the City. Ryland has previously paid the Water Availability Charge (WAC) for the entire development as part of the first addition. SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a final plat request from The Ryland Group for final plat approval of the second phase of the Hunter’s Crossing residential subdivision. The area to be platted represents a little over half of the lots that were approved with the preliminary plat, and will include 29 single-family lots. All outlots for storm water management facilities, trails, and other common features were previously approved as part of the initial final plat. The City approved the Hunter’s Crossing Preliminary Plat on July 1, 2014, and the final plat represents the southern portion of the overall area to be subdivided. The applicant has provided a detailed project narrative (attached) that provides summary of the request with information updated from the preliminary plat review where appropriate. The Planning Commission considered this matter at its April 13, 2015 meeting 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. 2015-31 approving the final plat for Hunters Crossing 2nd Addition” The City Council is further requested to approve Resolution No. 2015-32, a resolution calling for a public hearing to vacate a public roadway and utility easement and drainage and utility easements by taking the following action: “Move to approve Resolution No. 2015-32, A Resolution Calling for a Public Hearing to Vacate a Public Roadway and Drainage and Utility Easements” LEGISLATIVE HISTORY/PLANNING COMMISSION REPORT: The attached Staff report to the Planning Commission includes detailed information concerning the final plat in addition to the staff review and analysis of the request. The preliminary plat was approved by the City Council on July 1, 2014, and this approval included a series of conditions that must be met by the applicant. Included in the Staff analysis is a line-by-line review of the conditions attached to the preliminary plat. The Planning Commission considered the proposed final plat at its April 13, 2015 meeting and recommended approval with all conditions as recommended by Staff. The Commission generally discussed the issues associated with landscaping throughout the development and the lighting to be used within the subdivision. The Commission also recommended that the findings be updated to reflect that compliance with certain issues City Council Meeting [Regular Agenda Item 5] May 5, 2015 -- page 3 -- identified in the Staff report were necessary for the plat to comply with all applicable City standards and ordinances. The Planning Commission adopted a motion to recommend approval of the final plat consistent with the findings as noted in the attached Resolution No. 2015-31 and including all conditions of approval as listed in the resolution. The vote on the motion was unanimous (7 ayes, 0 nays). LEGISLATIVE HISTORY/ROAD AND EASEMENT VACATION: Prior to the platting of Hunters Crossing, the property owners provided an easement to the City for roadway and utility purposes in order for the sanitary sewer trunk line to be installed within this easement. Now that the Hunters Crossing development is moving forward, the trunk sewer line will be located within the platted right-of-way for 5th Street, and this older easement is no longer necessary. In addition, the first addition final plat included a blanket drainage and utility easement over all of Outlot C, which is now being replatted into the second addition. This easement will need be removed in order to allow the final plat to be recorded, and the second addition final plat will include separate drainage and utility easements for each lot consistent with the City’s Subdivision Ordinance. Pursuant to Minn. Stat. §§ 412.861 and 462.358, subd. 7, a city may vacate a public utility easement in the same manner as vacating streets. By law, in order to vacate a recorded easement, Council must hold a public hearing on the vacation and then pass a resolution vacating the easement. Presently before the council is a resolution calling for the required public hearing. Notice of the hearing is required to be published and posted by the City Clerk at least two weeks prior to the hearing and mailed by the City Clerk to affected property owners at least 10 days prior to the hearing. The soonest that a public hearing can be held is on June 2, 2015 at 7:00 p.m. 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 plat includes the additional sanitary sewer connections into the Cottage Grove Sewer Interceptor. • The plat will connect to the water main constructed by the City within Lake Elmo Avenue. Threats • In order to complete 5th Street, the adjacent property owner or City will need to bring a project forward. No adjacent property will be able to develop without constructing the northern half of 5th Street in this area. City Council Meeting [Regular Agenda Item 5] May 5, 2015 -- page 4 -- RECOMMENDATION: The Planning Commission and Staff are recommending that the City Council approve the final plat for Hunter’s Crossing 2nd Addition with 9 conditions of approval. The suggested motion to adopt the Planning Commission recommendation is as follows: “Move to adopt Resolution No. 2015-31 approving the final plat for Hunter’s Crossing 2nd Addition” Staff is further recommending that the City Council approve Resolution No. 2015-32, a resolution calling for a public hearing to vacate a public roadway and utility easement and drainage and utility easements by taking the following action: “Move to approve Resolution No. 2015-32, A Resolution Calling for a Public Hearing to Vacate a Public Roadway and Drainage and Utility Easements” ATTACHMENTS: 1. Resolution No. 2015-31 2. Resolution No. 2015-32 3. Public Hearing Notice 4. Planning Commission Staff Report – 4/13/15 5. Application Form 6. Application Narrative 7. City Engineer Review Letters – 4/2/15 and 4/3/15 8. Hunter’s Crossing Final Plat 9. Construction Plans: Utility and Street Construction 10. Final Landscape Plans 11. 5th Street Construction Plans (Partial – Full Plans Available Online) 12. Application Form – Easement Vacation 13. Roadway Easement Vacation Description 14. Drainage and Utility Easement Vacation Description