HomeMy WebLinkAbout05-19-15 CC Packet Pt 2 of 5BUSINESS ITEM 5B
PLANNING COMMISSION
DATE: 4/27/15
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2015-12
ITEM: InWood Final Plat and Final PUD Plans (Phase 1)
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 consider a request to approve a final plat, final PUD development plans, and related zoning map amendments associated with the first phase of the
InWood PUD development. The final plat includes 40 single family residential lots that will be
located within the southern portion of the development along with all portions of the 5th Street right-
of-way through the PUD development area. The developer is also seeking approval of amendments to the City’s Zoning Map that will establish the base zoning for the entire development area. Staff is
recommending approval of the request subject to compliance with the conditions listed in this report.
GENERAL INFORMATION
Applicant: Hans Hagen Homes (John Rask), 941 NE Hillwind Rd. Suite 300, Fridley, MN
and Inwood 10, LLC (Tom Scheutte) 95 S Owasso Blvd. W., St. Paul, MN
Property Owners: Inwood 10, LLC (Tom Scheutte), 95 S Owasso Blvd. W., St. Paul, MN
Location: Part of Section 33 in Lake Elmo, south of 10th Street (CSAH 10), north of Eagle
Point Business Park, east of Inwood Avenue (CSAH 13) and west of Stonegate
residential subdivision. PIDs: 33.029.21.12.0001, 33.029.21.12.0003,
33.029.21.11.0002 and 33.029.21.11.0001.
Request: Application for Final Plat and Final Planned Unit Development (PUD) Plan approval for the first phase of a mixed-use development to be named InWood.
The final plat includes 40 single-family residential lots, while the remainder of
the site will be platted as outlots for either public dedication or to be reserved for future development. The applicant is requesting a rezoning to establish the base zoning for the overall area included in the concept plan.
Existing Land Use and Zoning: Vacant land used for agricultural purposes. Current Zoning:
RT– Rural Transitional Zoning District; Proposed Zoning: LDR – Low Density Residential, HDR – High Density Residential and C – Commercial (all with PUD overlay)
Surrounding Land Use and Zoning: North: Vacant agricultural land and two residential homes – RR
and PF zoning; West: Oak Marsh Golf Course, urban single
family subdivision, commercial – City of Oakdale jurisdiction;
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South: Offices in Eagle Point Business Park (including Bremer
Bank facility) – BP zoning; East: Stonegate residential estates
subdivision – RE zoning.
Comprehensive Plan: Urban Low Density Residential (2.5 - 4 units per acre) Urban High Density Residential (7.5 – 15 units per acre) Commercial
History: The site has historically been used for agricultural purposes; there is no specific site
information on file with the City (the property was subject to development
speculation at various times in the past). The applicants have summited a mandatory Environmental Assessment Worksheet (EAW) for the development and the comment
period for the EAW ended on October 29, 2014. The City Council adopted a
resolution declaring no need for an EIS (Environmental Impact Statement) at its
December 2, 2014 meeting. The City Council approved the general concept plan for the development at its September 16, 2014 meeting and approved the preliminary
development plans at its December 2, 2014 meeting.
Deadline for Action: Application Complete – 3/27/15
60 Day Deadline – 5/26/15 Extension Letter Mailed – No 120 Day Deadline – 7/25/15
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (LDR) Article 16 – Planned Unit Development Regulations
§150.270 Storm Water, Erosion, and Sediment Control
REQUEST DETAILS
The City of Lake Elmo has received a request from Hans Hagen Homes and InWood 10, LLC for
approval of a final plat and final PUD plan associated with the first phase of the InWood Planned
Unit Development (PUD). The final plat consists of four primary components that will initiate development of a much larger development project that will ultimately include single family
residential, multi-family residential, and commercial buildings over the applicants’ entire 160 acre
parcel. The initial development components included as part of the final plat request include the
following:
• A final plat for the first 40 single family homes within the development. The proposed houses are part of planned 275 “lifestyle” houses that will be slab-on-grade construction with common open space around each home.
• The platting and construction of all portions of 5th Street that bisects the applicants’ site,
connecting Inwood Avenue to the planned 5th Street connection within the Boulder Ponds
development.
• Mass grading of the entire site and the construction of the public and private infrastructure necessary to serve the initial project phase. This infrastructure will include a sewer connection into the Eagle Point Business Park and the construction of the road connecting 5th
Street to Eagle Point Boulevard.
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• The platting of all other portions of the larger development area into outlots to facilitate either the future transfer of these outlots to the City for park or storm water management
purposes or the replatting of lots into future project phases.
Please note that the attached application materials provided by the applicant include maps and plans
that cover the entire development site (including grading, landscape, and others) while the final plat and certain construction plans are specific to the first phase. Staff has not provided copies of the
overall PUD development plans, but these are available as part of previous Planning Commission
agendas and are on file in the Planning Department.
In advance of submitting an application for a final plat, the developer worked with the City and other external agencies to address the conditions attached to the City’s approval of the preliminary plat. The end result of this process was a revised preliminary plat and associated plans dated March 27,
2015 that were deemed compliant with the previous conditions of approval by the City. There are a
few minor issues that need to be addressed as noted in the City Engineer’s review memorandum, but
none significant enough that they cannot be resolved through revisions to the final development plans. Staff has provided an update concerning the preliminary plat conditions in the latter sections
of this report.
The applicant has submitted a binder with all final plat and PUD development plan submissions to
the City, which includes the final plat, project narrative, phasing plan, grading plans, street and utility plans, landscape plan, proposed HOA documents, and example home elevations and designs. The first phase of the project will located immediately north of 5th Street roughly halfway between
Inwood Avenue and the eastern project boundary. All of the proposed lots are located within the
“lifestyle” housing portion of the site, and subsequent phases would generally continuing with the
platting of additional single family lots further to the north. There are no specific time frames associated with the commercial or multi-family areas, which will need further City review and
approval the preliminary stage of review.
One of the significant elements of the final development plans is the construction of the 5th Street
minor collector road over the entire development area. Unlike other developments within Section 34, the developer is not proposing to phase the construction of 5th Street with future project phases, and instead will undertake all of this work as part of phase one. This will help establish the road in
advance of all future development activity, and will help provide a connection to the adjacent
Boulder Ponds development (which will eventually connect through Boulder Ponds and Savona all of the way to Keats Avenue). The developer has proposed a landscape design for 5th Street that does need to be updated to reflect the City’s final design for road. Because this final design was
completed shortly after Inwood has submitted its plans, Staff is recommending that the landscape
architect review the design for consistency with the City’s plans and direct the applicant to make any
changes necessary to bring the landscaping into conformance with City’s design standards for the roadway.
The applicant has provided an updated grading, erosion control, and storm water management plan
that has also been approved by the South Washington Watershed District. In advance of final plat
approval, the developer has also applied for an interim grading permit to begin grading the site in accordance with the approved preliminary plans.
The revised preliminary plat and plans address other review comments as noted in the following
section of this report. As the applicant has worked to address the previous review comments and
conditions of approval, there have been some minor modifications to the configuration of some lots
within the subdivision. These changes directly address preliminary plat review comments, and more specifically respond to the following:
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• Two access points on 5th Street have been eliminated consistent with the preliminary plat review comments: a secondary access between Street D and Inwood Avenue and the eastern
leg of a loop road into the City park (Outlot L).
• A public road through Outlot L has been eliminated and the primary access to the City park
will be from Street C and off of 5th Street.
• Trails that encroached into wetland setback areas have been moved outside of these areas.
The City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As
long as the final plat is consistent with the preliminary approval, it must be approved by the City.
Please note that the City’s approval of the Inwood Preliminary Plat and Plans did include a series of
conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. Because the application is for approval of a final PUD plan, the request does require a
public hearing to establish the final PUD zoning for the first phase of the development.
As part of the request for final PUD approval, the applicant is also requesting to establish the base
zoning for the entire project area. With the City’s approval of the preliminary plat and PUD plans and the proposed platting of the future development areas into outlots (and with the extension of public services proposed with the final plat), it is appropriate to establish the zoning for each portion
of the site at this time. Staff has revised the applicant’s Zoning and Phasing Map to specifically
denote the specific zoning for each portion of the site that will be applied to the official zoning map.
In this case, all single-family areas will be rezoned from RT – Rural Transitional to LDR – Urban Low Density Residential, all multi-family areas will be rezoned from RT to HDR – Urban High
Density Residential, and the commercial areas will be rezoned from RT to C – Commercial. With
the base zoning in place, the City will be able to proceed with establishing a PUD overlay district for
the portions of the site that receive final plan approval.
Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City with the exceptions as noted below and as listed in the City Engineer’s report.
These exceptions can be addressed with the submission of revised final plans, and primarily relate to
details that need to be worked out before final approval of the construction plans. The City Engineer
and Landscape Architect have reviewed the final plat, although the final report from the Landscape Architect is still forthcoming. Although there are some additional revisions to the final construction
plans that will need to be addressed by the applicant, the remaining revisions are relatively minor and
can be made before the City releases the final plat for recording.
PLANNING AND ZONING ISSUES
The InWood development includes a request for a Planned Unit Development and some related flexibility as permitted under this ordinance. In order to grant a PUD, an applicant is required to demonstrate compliance with the City’s PUD applicant requirements and PUD Objectives. These
requirements and objectives were previously detailed with the applicants’ preliminary plan
submissions. For the most part, the single family portion of the development is consistent with the
zoning requirements for the City’s LDR – Low Density Residential Zoning District, with the exceptions that were discussed during the concept and preliminary plan review and are summarized as follows:
Setback LDR Zoning District (Min.) Inwood PUD (Min.) Front Yard 25 feet 20 feet
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Interior Side Yard 10 Feet Principal Structure
Side / 5 Feet Garage Side
4 Feet
Rear Yard 20 feet 20 feet
Lot Area 8,000 square feet 4,250 square feet
Lot Depth N/A 110 feet
Lot Width 60 feet 38 feet
All other requirements for the City’s LDR zoning district will apply, including the allowed uses and
other site and development standards.
Please note that the above table includes some minor modifications from the numbers originally proposed by the developer and are being recommended by Staff in order to ensure that there is
sufficient flexibility to construct the subdivision as proposed. The purpose of this table is to
document the minimum expectation for lots and homes in the development, and is otherwise
consistent with the development plans. Staff also recommended these numbers to account for minor revisions between the preliminary and final plat review (for issues such as wetland buffers, provision
of adequate storm water infiltration areas, and road adjustments that are necessary for the
development to comply with all applicable City development and engineering standards).
The overall site plan for the property follows the adopted concept plan very closely, and the final plat and plans are consistent with preliminary plat as well. The following is a general summary of the subdivision design elements that have proposed as part of the InWood final plat and plans:
Zoning and Site Information:
• Existing Zoning: RT – Rural Development Transitional District
• Proposed Zoning: LDR
• Total Site Area: Final Plat Area +/- 15 acres outside of road ROW
• Total Residential Units: 40 (out of 275 approved single family units)
• Proposed Density (Net): Single Family – 3.0 units per acre
Proposed Lot Dimensional Standards through Planned Unit Development Process:
• As listed above
Proposed Street Standards:
• ROW Width – Local 60 ft. (per Subdivision Ordinance)
• ROW Width – Minor Collector 100 ft. (Engineering Standard)
• ROW Width – Loop Roads 40 ft. (one way segment with median)
• Street Widths – Local: 28 ft. (per City standard)
• Street Widths – Loop Roads 24 ft. (one way)
The standards listed above are all either in compliance with the applicable requirements from the
City’s zoning and subdivision regulations, or are consistent with requested modifications through the
proposed planned unit development (PUD). Based on Staff’s review of the Preliminary Plat and
Preliminary PUD Plan, the applicant has generally demonstrated compliance with the majority of the applicable codes, and the requested modifications or flexibilities as allowed under the City’s PUD Ordinance represent a reasonable request given the various design goals the applicant it trying to
achieve.
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As part of the Staff recommendation below, Staff is recommending that the Planning Commission
adopt specific zoning map amendments using the applicant’s provided zoning map and phasing plan
as a guide for these amendmnets.
REVIEW AND ANALYSIS
The preliminary plat and plans for InWood were approved with several conditions, which are indicated below along with Staff’s comments on the status of each. Staff is recommending approval of the final plat and plans with conditions intended to address the outstanding issues that will require
additional review and/or documentation. Staff is also recommending approval of the Zoning Map
amendments to establish the base zoning throughout the larger development area. In order to assist
the Planning Commission with its review, Staff is also including a summary the critical issues that need to be resolved for the subdivision to move forward.
Critical Issues Summary:
1) Water Tower Site. The City’s water supply plan, last updated as part of the 2008
Comprehensive Plan Update, indicates that a water tower is necessary to serve this area in order to provide adequate water system operations to serve the additional units (both commercial and residential REC units) within the proposed development area. Although the
Comprehensive Plan does identify a water tower southwest of the 10th Street and Inwood
Avenue intersection of the applicant’s property, the land owner and the City have reached an
agreement to site the tower roughly midway between 15th Street and 10th Street along Inwood Avenue on land currently owned by the co-applicant (Inwood 10, LLC). The City Attorney
is drafting a final agreement for the purchase of this land, and this agreement will need to
executed prior to work commencing on the public improvements within the InWood PUD
development.
2) 5th Street Design and Construction. The City’s review of the preliminary development plans included a fairly extensive review of the proposed alignment and design of 5th Street. The
design that ultimately has been approved and recommended by the City Engineer includes a
slightly tighter curve and transition between InWood and Boulder Ponds, and will result in a
speed reduction notification at this curve. In general, Staff believes that this represents a fair compromise to ensure that the road is situated in a location that minimizes impacts to all
adjacent properties, including the Bremer Bank Facility and Stonegate Park. In order to
address the last remaining “gap” between Boulder Ponds and Inwood where four properties
meeting, Staff is recommending that the developer be responsible for the design and construction of the road across the extreme southwestern corner of the Stonegate Park property. The City also needs to formally vacate a small portion of the parkland in order to
provide the right-of-way necessary to bring the road across this property (or find another
appropriate mechanism such as easements for the roadway). Staff will be working with the developer to finalize the construction plans for 5th Street and to deal with any other associated issues prior to the execution of a development agreement for the project.
3) Park Land Dedication and Trails. The overall trail plan has been revised form the original
preliminary plat submission in order to address previous review comments. The one
exception is the northern trail segment that will be required along 10th Street. The developer is asking to address the specific alignment and location of this trail as part of a future project submission in order to more fully consider whether the trail should be constructed on the
north or south side of 10th Street. In general, there are valid reasons for choosing either
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location, but ultimately, both Staff and the developer would like continue discussing this
matter with Washington County prior to making any final decisions.
4) Inwood Avenue Improvements. Washington County has previously provided review
comments to the City that describe the type of improvements that will be necessary at Inwood Avenue and 5th Street in order to support current and planned development around this intersection. Because these improvements will ultimately include a signalized
intersection in this location, Staff is recommending that the developer share in the costs
associated with the City’s portion of any future signal improvements. All other
improvements as recommended by the County will be the developer’s responsibility to construct with the other public improvements.
5) General Review Comments. All other recommended conditions of approval relate to final
details that must be addressed by the applicant and can be handled prior to release of the final
plat for recording.
In order to provide the Planning Commission with an update concerning the conditions associated
with the preliminary plat and plans for InWood, Staff has prepared the following:
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics):
1) The applicant shall work with Community Development Director to name all streets in the subdivision in a manner acceptable to the City prior to the submission of final plat. Comments:
Street naming within new subdivisions has been a point of discussion at the City Council level
recently, and Staff is holding off on naming new streets in order to receive further direction from the City Council on this matter. In general, the City Council has not supported strict adherence to the County naming system, and would like to consider some additional options
for streets that may align with each other without connecting. Since this is not a developer
responsibility, Staff is recommending that the final street names be included on the final plat after further discussion on this subject with the City Council.
2) The City and the applicant shall reach an agreement concerning the location and dedication of land associated with the proposed water tower necessary to provide adequate water service to the
InWood project area prior to the acceptance of a final plat for any portion of the PUD area.
Comments: The final agreement concerning the water tower site is presently under review by the City Attorney as noted above and should be completed prior to the construction of public utilities within the project area. Since the final execution of the purchase agreement still needs to the finalized, this condition should be carried forward as part of the City’s final plat
decision.
3) The preliminary landscape plan shall be updated to address the review comments from the City’s landscape architecture consultant as noted in a review letter dated November 18, 2014. Comments: The landscape plan has been updated and has been distributed to the landscape
architect for final review. Any final comments should be incorporated into the plans prior to
construction. The landscape plans will need to be updated to address the City’s final design and standards for 5th Street (this information has been provided to the developer). The landscape architect is also asking for further documentation concerning the preservation and protection of trees in the eastern portion of the site.
4) Prior to the submission of a final plat for any portion of the InWood PUD, the developer shall
reach agreement with the City to determine the appropriate park dedication calculations for the entire development area. Comments: The developer is indicated that the overall park land that
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will be dedicated as part of the development will total 12.49 acres, and has provided an analysis of the City’s requirements taking into account the requirements for commercial development
areas as well as residential areas. The developer’s calculations have been included as an attachment to this report. Staff is concerned that the developer appears to be using a net acreage calculation whereas the City Code requires park land dedication to be calculated on a gross acreage basis. In either case, the updated preliminary plans show that 12.49 acres of
park land will be dedicated with the plat. Any amount short of the requirements will need to be recovered as a fee in lieu of land dedication. Staff will work with the developer to finalize these numbers prior to the Planning Commission meeting. No park land is planned for dedication with the first project phase; the developer’s agreement will address the developer’s
obligations for future dedications as required by the City.
5) As part of any development agreement that includes improvements to one of the adjacent County
State Aid Highways (CSAH 13 and 10th Street), the City and the developer shall determine the appropriate responsibility for the cost of these improvements. Comment: This condition will be addressed as part of a development agreement with the developer to construct the public
improvements.
6) The applicant must enter into a separate grading agreement with the City prior to the commencement of any grading activity in advance of final plat and plan approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat, and said plan
shall document extent of any proposed grading on the site. Comment: the developer has met
this condition and has commenced grading work on the site.
7) The applicant shall continue to work with the City on the final design of 5th Street, and in particular, the transition from the InWood PUD to properties located further to the east (including
the Boulder Ponds development and land owned by Bremer Financial Services). Comment: The
final plans include a final design for 5th Street that addresses the City Engineer’s requirements. There will need to be final adjustments to the plans prior to final approval; however, the alignment and design as submitted addresses the previous review comments. Staff has noted the City action that will be necessary to connect the road across the southwest
corner of Stonegate Park, and this action will be scheduled for a future Council meeting.
8) The utility construction plans shall be updated to incorporate the recommendations of the City
Engineer concerning the appropriate location and size of sewer services through the PUD planning area, including any requested oversizing of these facilities to service adjacent properties. Comments: The plans have been updated accordingly. Final review will be
required before construction may commence on the site.
9) The proposed public street access to 5th Street from Streets D2 and the southeast park area (Park 1) shall be eliminated from the preliminary development plans in order to bring the proposed spacing into conformance with the City’s access spacing guidelines. The developer shall provide
access into the park to the satisfaction of the City Engineer. Comments: The preliminary plans
have been updated to remove these connections.
10) All center median planting areas as depicted on the preliminary plat and plans shall be owned by the City of Lake Elmo and maintained by the Home Owners Association. The applicant shall
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, trails,
or open space on the final plat. Comments: The maintenance agreement will be incorporated into the developer’s agreement.
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11) The applicant must either move the planned north/south tail through Park 1 further to the west
around an existing wetland area located approximately 400 feet south of 10th Street or will need
to work with the South Washington Watershed District to design a multi-purpose trail through
the buffer area that complies with all applicable watershed district’s requirements. Comments: The preliminary plans have been updated accordingly.
12) The Final Plat and Plans must address the requested modifications outlined in the City Engineer’s
review memoranda dated November 16, 2014 and November 24, 2014. Comments: The City
has received updated plans that have been reviewed and approved by the City Engineer.
13) The applicant shall be responsible for updating the final construction plans to include the construction of all improvements within County rights-of-way as required by Washington
County and further described in the review letter received from the County dated November 17,
2014. Comments: The plans have been updated and are pending final approval by the
County.
14) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the
Developer shall enter into a Developers Agreement acceptable to the City Attorney that
delineates who is responsible for the design, construction, and payment of public improvements.
Comments: A developer’s agreement will be submitted to the City Council either with or shortly after the final plat is approved.
15) The developer must follow all the rules and regulations of the Wetland Conservation Act, and
adhere to the conditions of approval for the South Washington Watershed District Permit.
Comments: These requirements will apply for all project phases moving forward. The developer has secured a permit from South Washington Watershed District which has allowed grading to start on the site.
16) The developer shall provide landscape material along the west side of Pond #200 to the
satisfaction of the City’s landscape consultant. Comments: The landscape plan has been
updated to incorporate additional plantings in this portion of the site.
17) The developer shall incorporate elements from the Lake Elmo Theming Study at the intersection of 5th Street and Inwood Avenue. Comments: The developer is proposing some unique
theming elements along 5th Street; however, these improvements are focused around the
primary entrance into the residential subdivision and not at Inwood Avenue. Staff will discuss this matter with the development and City’s landscape architect prior to the meeting.
18) The developer shall install a multi-purpose trail along 10th Street between “Street B” and Inwood Avenue. Comments: Please refer to the Staff comments in the preceding section of this report.
The final alignment for this trail is a decision that will need to be made at a future date.
19) The multi-purpose trail through the eastern buffer area shall be kept as far west on the applicant’s property as possible, and the final alignment of this trail shall be subject to review by the City’s landscape consultant. Comments: The final location of the trail attempts to balance the City’s
request for a larger setback with the goal of preserving as many trees as possible within this
buffer area. Staff is recommending that final alignment of the trail be staked on the site and subject to further review and approval by the City.
Staff is recommending certain conditions that been specifically identified as part of the final plat
review, and that have not otherwise been addressed by the applicant, be addressed as part of the
Planning Commission’s recommendation to the City Council. The City Engineer’s review letter does
identify several issues that need to be addressed by the developer in order for the City to deem the
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final plans complete. Of particular concern to the City Engineer is maintaining an appropriate
setback between individual homes and storm water pipes being installed in rear yards. Staff is
recommending that City Officials not sign the final plat mylars until the City’s construction plan
review is finalized and all necessary easements are documented on the final plat.
Based on the above Staff report and analysis, Staff is recommending approval of the final plat and final development plans for phase one with several conditions intended to address the outstanding
issues noted above 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, sanitary and storm water management
plans, landscape 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 a memorandum dated April 23,
2015 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 for the InWood Final Plat and Final Development Plans 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 InWood 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) The developer is encouraged to incorporate elements from the Lake Elmo Theming Study
into the final design of the community mailboxes within InWood.
6) The applicant shall deed Outlots C, D, F, G, I and H to the City upon recording of the final plat.
7) The applicant shall work with Community Development Director to name all streets in the subdivision in a manner acceptable to the City prior the recording of the final plat.
8) The City and the applicant shall enter into a final purchase agreement concerning the location
and dedication of land associated with the proposed water tower necessary to provide
adequate water service to the InWood project area prior to the execution of a developer’s agreement or the recording of the final plat.
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9) The final landscape plan shall be updated to address the review comments from the City’s
landscape architecture consultant and shall incorporate all design elements as specified in the
City’s 5th Street Standard Details and Design Book.
10) The developer shall update the final construction plans for 5th Street to include those portions of this road that will cross the southwest corner of Stonegate Park.
11) The developer shall update the final development plans to identify an alignment for a multi-
purpose trail connection Street B to Inwood Avenue based on further review of this trail with the City of Lake Elmo and Washington County.
12) The final plat and final development plans shall include provisions satisfactory to the City
that no structure be located within 15 feet of any storm water improvement (include pipes and catch basins).
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Easton Village Final Plat:
• That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant.
• That the proposed Final Plat for InWood consists of the creation of 40 single-family detached
residential structures.
• That the InWood Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on December 2, 2014.
• That the InWood Final Plat and Final PUD Plan is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
• That the InWood Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans.
• That the InWood Final Plat complies with all other applicable zoning requirements, including
the City’s landscaping, storm water, sediment and erosion control and other ordinances,
except as noted in this report or attachment thereof.
• That the InWood Final Plat complies with the City’s subdivision ordinance.
• That the InWood Final Plat and Final PUD Plan complies with the City’s Planned Unit
Development Ordinance.
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• That the InWood Final Plat is consistent with the City’s engineering standards with the exceptions noted by the City Engineer in his review comments to the City dated April 23,
2015.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Final Plat and Final
Development Plans for InWood with the 12 conditions of approval as listed in the Staff report.
Staff further recommends that the Planning Commission recommend approval of amendments to the City’s Zoning Map to rezone land within the InWood PUD development area from RT Rural
Transitional and as depicted in the “Zoning and Phasing Map” dated 2/16/15 and submitted by the
developer to the following:
• PUD Single Family: LDR – Low Density Residential
• Future High Density Residential – HDR – High Density Residential
• Future Commercial: C - Commercial
Suggested motions:
“Move to recommend approval of the requested Zoning Map Amendment for the InWood planned
development based on the findings of fact listed in the Staff Report.”
“Move to recommend approval of the InWood Final Plat and Final PUD Plan with the 12 conditions of approval as drafted by Staff based on the findings of fact listed in the Staff Report.”
ATTACHMENTS:
1. City Engineer Review Comments – 4/23/15
2. InWood Park Calculations (Provided by Developer) 3. Application Booklet – with Table of Contents
a. PUD Final Plan
b. Final Plat
c. Application Forms d. PUD Narrative e. Phasing Plan
f. Open Space Plan
g. Grading Plan h. Storm Water Plan i. Utility Plan
j. Landscape and Tree Preservation Plans
k. HOA Documents
l. Example Home Elevations
SUGGESTED ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
13
BUSINESS ITEM 5B
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PAGE 1 of 2
MEMORANDUM
Date: April 23, 2015
To: Kyle Klatt, Planning Director Re: Inwood – PUD Final Plat and Revised
Preliminary Plans
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Inwood PUD Final Plat and Revised Preliminary Plan submittal
for the Inwood PUD. The submittal consisted of the following documentation prepared by Carlson‐McCain and E.G.
Rud & Sons, Inc.:
Inwood PUD Preliminary Plan Set, Sheets 1‐30, dated April 10, 2015.
Inwood Final Plat, dated March 26, 2015.
STATUS/FINDINGS: Engineering has prepared the following review comments:
REVISED PRELIMINARY PLAT
Additional utility easements are still required or other building restriction provisions are necessary to assure
that no building can be constructed within 15 feet of a City utility pipe. Currently only 10 foot easements
are provided for proposed storm sewer pipe along Lots 1‐7 Block 2, Lots 1‐7 Block 5, Lots 1‐5 Block 9, Lots
12‐21 Block 9, Lots 6‐8 Block 10, and Lots 35‐48 Block 10. Additional easement is also required for the
southwest corner of Lot 12 Block 10.
Retaining walls are proposed within rear yard utility easements throughout much of the development. It
should be clearly documented that the retaining walls remain within the ownership of the HOA even though
they are within drainage and utility easements. It should be further documented that any and all costs
associated with protection, replacement or maintenance of retaining walls due to any work in the
easements by the City, shall be the full responsibility of the HOA.
The 12‐inch trunk watermain along 10th Street, between Street B and the easterly plat limits should be
relocated to the south side of the CSAH 10 R/W. The pipe should be placed within a utility easement
dedicated to the City.
The plan note for the 5th Street horizontal curve on the preliminary site and grading plans must be revised
to include “The westbound lane of 5th Street North shall include a 2.5% super elevation slope from STA
24+50 to STA 29+00 with 150 foot transitions on each end. The curve shall be posted with a 35 MPH Speed
Advisory per MSA standards”.
INWOOD FINAL PLAT
Final Plat should be contingent upon the applicant expanding utility easements or other building restriction
provisions to assure that no building can be constructed within 15 ft of a City utility pipe. Currently only 10
foot easements are provided for proposed storm sewer pipe along Lots 1‐6 Block 1 and Lots 13‐19 Block 2.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
Retaining walls are proposed within rear yard utility easements for Lots 7‐12, Block 2 (and for future Lots in
Outlot E). It should be clearly documented that the retaining walls remain within the ownership of the HOA
even though they are within drainage and utility easements. It should be further documented that any and
all costs associated with protection, replacement or maintenance of retaining walls due to any work in the
easements by the City, shall be the full responsibility of the HOA.
The design and construction of 5th Street North shall be completed in accordance with the City design
standards for 5th Street including streetscape amenities consistent with the remaining corridor segments
and the design standards previously established by the City. Design elements include a center landscape
median, street lighting, and theming elements.
FINAL CONSTRUCTION PLANS
No street and utility construction can occur on the site until the applicant has received City Engineer approval
for the final construction plans, has obtained all applicable permits for the Subdivision, and has scheduled a
preconstruction notice through the City’s engineering department.
The Final Plat shall not be recorded until final construction plan approval is granted.
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design
Standards Manual using City details and specifications and meeting City Engineering Design Guidelines.
Final construction plan review comments will be provided separately to assist the applicant with the
completion of Final Construction Plans.
InWood Park Calculations
Total Site Area 157.18
5th Street Right of Way 6.39
Wetlands and Ditch 0.96
Net Acres 149.83
Total Residential 114.7
Total Commercial 35.13
Total Net Acres 149.83
Inwood Land Area
Single Family Land Area/including pond 95.71
High Density Residential 18.99
Total Residential 114.7
Park North of 5th Street
Buffer and Parkland 12.11
Ponds 1.15
Wetland 0.23
Net Parkland 10.73
Park South of 5th Street 1.76
Total Parkland 12.49
Residential Required Park 11.47
Commercial Required Park
Commercial Acres 35.13
Commercial Fee Per Acre 4,500$
Total Park Fee 158,085$
Land Dedication Equivalent 2.63
Total Park Required 14.1
Total Park Dedicated 13.4
Park Shortage (0.7)
Lake Elmo Planning Commission Minutes; 4‐27‐15
City of Lake Elmo
Planning Commission Meeting
Minutes of April 27, 2015
Chairman Dodson called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Dodson, Kreimer, Larson, Dorschner and Fields
COMMISSIONERS ABSENT: Williams, Griffin and Haggard
STAFF PRESENT: Community Development Director Klatt and City Planner Johnson
Approve Agenda:
The agenda was amended to move the Village Preserve Final Plat before the freeway
sign code amendment.
Approve Minutes: April 13, 2015
M/S/P: Dorschner/Fields move to approve minutes as presented, Vote: 5‐0, motion
carried unanimously.
Public Hearing: Final Plat and Final PUD Plans – Inwood PUD
Klatt began presentation by discussing the requested Zoning Map Amendment.
Klatt presented the phasing plan of the InWood Development. The first phase of the
development includes 40 lots located in the central portion of the site. In addition, the
first phase includes the entire construction of 5th Street from Inwood Ave. (CSAH 13) to
the Boulder Ponds development.
Klatt noted that the construction of the 10th street trail is not shown on the plans. He
noted that the developer and City would like to further discuss the location and design
of the 10th Street trail prior to completing the design work. With 5 subsequent phases
to the development anticipated, staff is comfortable that this improvement is not shown
at this time.
Klatt talked about the landscape plan changes.
Klatt moved on to discuss the critical issues, starting with the water tower site. He noted
that the co‐applicant owns the site north of 10th Street, which is the proposed location
for the water tower. The City and the landowner are close to finalizing a purchase
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Lake Elmo Planning Commission Minutes; 4‐27‐15
agreement for the water tower site. The site has been surveyed and soil borings have
been taken to confirm that a water tower can be built on the site.
The next critical issue is the design and construction of 5th Street. Klatt noted that the
curve into the Boulder Ponds development will include a reduced speed, while
maintaining a safe design. In addition, it will be necessary to vacate a small portion of
the Stonegate Park as part of dedicating the necessary right‐of‐way at the pinch point.
With regards to the parkland dedication and trails, Klatt noted that the buffer trail will
need to be field staked in order to determine the best alignment that reduces impacts
to existing trees and is closer to the Inwood development than the Stonegate
neighborhood. In addition, staff worked with the applicant to submit an updated
parkland dedication calculation. Upon review of the proposal, it was determined that
the applicant was 0.8 acres short. Staff is confident this can be addressed via fees in lieu
of land dedication as part of the developers agreement.
Related to Inwood Ave., Klatt shared that a traffic signal will be required at the
intersection of 5th Street and Inwood at some point in the future. Staff is recommending
that the applicant contribute to the City’s portion of the traffic signals when they need
to be constructed. In addition, the applicant must finalize plans for improvements to
Inwood Ave. as directed by Washington County.
Klatt noted that staff is recommending approval of the Final Plat and Final PUD Plan. He
then summarized the 12 recommended conditions of approval. Also, he presented the
draft findings for approval of the Inwood final Plat and Final PUD Plan. Klatt presented
the two recommended motions.
Kreimer asked about the location of the improvements, noting that phase 1 platting
does not include areas south of 5th Street. Klatt noted that this area is being platted as
an outlot, and utility connections will need to be made to Eagle Point Boulevard.
Kreimer asked about the timing of improvements in Eagle Point Blvd. given that the
Eagle Point will be reconstructed this year. Klatt and Johnson noted that these
construction activities will be coordinated between the private and public projects to
the best extent possible.
Kreimer asked about the number of units to be approved prior to water connection
being made down Inwood Avenue. Klatt noted the City has to ensure that the total
number of units approved does not exceed the water allowance provided by Oakdale
prior to the Inwood watermain extension being completed.
Dorschner asked about the timing of subdivision for lots around Street I. Klatt noted
that the street is being platted, but lots around that area are not.
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Lake Elmo Planning Commission Minutes; 4‐27‐15
Dodson asked about the utility easement down to Eagle Point Blvd, wondering if the
street will be constructed. Klatt noted that the street would be constructed as part of a
future phase.
Dorschner asked about 5th street connection to Inwood. Klatt explained that it remains
a condition of preliminary plat approval. He also noted that a County access permit is
required. Dorschner asked when the costs for the traffic signals would be recovered.
Klatt noted that the final trigger will be spelled out in the development contract.
Dodson asked about the street names. Klatt noted that the City Council is reviewing the
City’s policy with street names. Staff needs further direction from the Council to ensure
that the proposed street names meet the Council’s expectations.
Dodson asked if any intersections in 5th Street would need signalization. Klatt shared
that certain intersections may warrant signals into the future, but staff is not
anticipating that these warrants will be met in the near term.
Kreimer asked about critical issue #2. Klatt noted that this issue is addressed in
Condition #10. Further details of the construction will be included in the developer’s
agreement.
Dorschner asked about the ownership of the retaining walls, noting that it is a specific
requirement described by the City Engineer. Dorschner recommended an additional
condition of approval that the retaining walls be owned and maintained by the HOA.
John Rask, Hans Hagen Homes, spoke about the berms and 10th Street trail. He noted
that the County is planning a regional trail to connect Oakdale to Lake Elmo Park
Reserve. Further study and planning needs to be completed on the part of the County,
but it is likely that this trail would be accommodated on the north side of 10th Street.
Rask also addressed the platting of lots in the 4th cul‐de‐sac. He noted that it was a
function of breaking the construction up into clear breaks. Finally, regarding theming,
Rask noted that the uses near the 5th Street and Inwood Ave. intersection are not yet
known. The landowners feel that entry features can be better identified once uses are
identified. It should be noted that there are entry features at Street B and 5th Street.
Dodson asked about the 15‐foot separation between storm water pipes and structures.
Rask explained that there are drainage pipes in backyards with retaining walls and Klatt
also stated that the City Engineer is asking for easements to ensure that separation as
well.
Dodson asked about parkland dedication. Rask noted that the dedication requirement
is an educated guess at this point, because the future phases of the total development,
mainly high density residential and commercial uses, are still up in the air. Dodson asked
how the collection of parkland dedication occurs, either as a total figure or prorated
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Lake Elmo Planning Commission Minutes; 4‐27‐15
figure. Klatt noted that statute allows either approach, and parkland dedication is
finalized in developer’s agreement. Dodson asked about the phasing, Klatt responded.
Public Hearing opened at 8:15pm.
No one spoke.
No written correspondence was received.
Public Hearing closed at 8:16pm.
Dorschner suggested an additional condition of approval.
M/S/P: Dorschner/Kreimer, move to require that retaining walls within rear yard utility
easements be clearly documented and owned and maintained by the HOA, Vote: 5‐0,
motion carried unanimously.
M/S/P: Dorschner/Dodson, move to recommend approval of the zoning map
amendment of Inwood based on the findings of fact listed in the staff report, Vote: 5‐0,
motion carried unanimously
M/S/P: Dorschner/Larson, move to recommend approval of the Inwood Final Plat and
PUD Plan with the 13 conditions of approval as drafted by Staff based on the findings of
fact listed in the Staff Report, Vote: 5‐0, motion carried unanimously.
Business Item: Village Preserve Final Plat
Johnson presented an overview of a request for approval of a final plat for Village
Preserve. Phase 1 will include 46 single family homes. He stated that the developer of
the project does own several parcels within the Village Planning Area and has decided to
proceed with development in the northern portions of the Village area prior to other
parcels. Johnson noted that the final plat eliminated 6 lots and therefore lowered the
overall project density somewhat from the preliminary plat.
Johnson reviewed the critical issues identified through the staff review, which included
discharge of storm water to the north of the project site, completion of the Eastern
Village Trunk Sewer project, and other joint and external improvements necessary to
serve the development. Most of the critical issues are related to the completion of
broader development plans for the Village and are either under construction or going
through final plan review in conjunction with the Village Preserve final plat.
Johnson stated that Staff is recommending approval of the final plat with 11 conditions
of approval. He reviewed the proposed conditions with the Commission, and indicated
that staff is recommending a modification to Condition #10 concerning the timing of the
regional public improvements to clarify the intent of the model home permit
allowances.
INWOOD LOT SUMMARY TABULATIONS
26-Mar-15
Lot #Block #Area (sq.ft.)Lot Width Lot Depth Lot #Block #Area (sq.ft.)Lot Width Lot Depth
1 1 11,055 76.8 143.8 10 2 4,766 38.0 125.4
2 1 6,953 50.0 138.8 11 2 6,588 50.0 131.8
3 1 5,001 38.0 131.3 12 2 12,663 70.0 140.5
4 1 7,550 50.3 120.4 13 2 11,999 70.0 174.4
5 1 12,418 59.3 137.5 14 2 8,879 50.0 179.0
6 1 12,148 75.1 131.1 15 2 7,914 50.0 158.3
7 1 20,895 65.5 156.4 16 2 5,301 38.0 139.4
8 1 6,616 38.0 177.0 17 2 6,431 50.0 127.8
9 1 9,261 50.0 185.6 18 2 6,437 50.0 128.7
10 1 7,402 38.0 195.0 19 2 13,242 61.8 151.8
11 1 16,688 78.8 195.1 20 2 10,283 59.8 130.4
1 2 9,322 70.0 120.0 21 2 7,761 58.0 133.5
2 2 4,560 38.0 120.0 22 2 29,235 61.2 194.3
3 2 6,000 50.0 120.0 23 2 14,653 59.0 196.7
4 2 6,000 50.0 120.0 24 2 9,753 50.0 195.0
5 2 5,957 50.0 122.9 25 2 10,643 50.1 195.0
6 2 15,637 93.2 150.5 26 2 11,184 50.2 195.2
7 2 14,738 75.5 193.7 27 2 7,424 38.0 195.4
8 2 6,664 50.0 134.5 28 2 9,754 50.0 195.1
9 2 6,311 50.0 126.2 29 2 17,620 82.6 195.0
TOTAL 403,706
OUTLOT Area (sq.ft.)RIGHT OF WAY Area (sq.ft.)
A 1,020,226 5TH STREET N 278,281
B 475,345 10 STREET N 147,396
C 368,715 RESIDENTIAL 173,437
D 276,158 TOTAL R/W 599,114
E 169,384
F 14,144 TOTAL SITE AREA 6,846,959
G 5,493
H 20,499
I 6,248 Please Note: Lot widths shown represent the
J 2,075,675 width of the lot at the proposed house location.
K 755,855
L 527,721
M 84,320
N 44,356
TOTAL 5,844,139
E.G. Rud & Sons, Inc.
Job No. 13777PP