HomeMy WebLinkAboutItem 15 - AttachmentsPUBLIC HEARING ITEM 4a – ACTION ITEM
PLANNING COMMISSION
DATE: 6/22/15
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2015-19
ITEM: Diedrich Property Townhouses (Lennar) – Preliminary Plat and Conditional
Use Permit
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 Preliminary Plat request from Lennar
Corporation for a 46-unit single-family attached (townhouse) development to be located on slightly
over 15 acres of land immediately east of Lake Elmo Avenue and north of the Hunters Crossing
development. The site is located within the I-94 Corridor Planning Area and is therefore on property that has been guided for public sewer and water services. The application as originally submitted
included a request for a Conditional Use Permit to allow the use of a private street to serve the
individual townhouse units. The applicant has since updated the proposed site plan and plat to
incorporate a public street within the development, which will eliminate the need for a conditional use permit. Staff is recommending approval of the request with conditions as listed in the below report.
GENERAL INFORMATION
Applicant: Lennar Corporation (Paul Tabone); 16305 36th Avenue North, Suite 600,
Plymouth MN 55446
Property Owner: Tammy Diedrich and Gerhard Rieder, 7401 Wyndham Way, Woodbury, MN 55125
Location: Part of Section 36 in Lake Elmo, north of I-94, east of Lake Elmo Avenue, and
south of the Cimarron Golf Course property. Immediately north of 404 Lake
Elmo Avenue North. PID: 36.029.21.32.0002
Request: Application for a preliminary plat related to a 46-unit townhouse subdivision. A request for a conditional use permit is no longer need based on the submission of
an updated site plan with a public street.
Existing Land Use and Zoning: Vacant with fairly heavy tree cover. Current Zoning: RT – Rural Transitional; Proposed Zoning: MDR – Medium Density Residential
Surrounding Land Use: North – Cimarron Manufactured Home Park and golf course;
East – Trans-City industrial building; West – Rural Residential
property and The Forest residential subdivision; South –
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PUBLIC HEARING ITEM 4a – ACTION ITEM
Hunters Crossing single family residential development; also
one existing home site adjacent to Lake Elmo Avenue.
Surrounding Zoning: MDR – Medium Density Residential, RT – Rural Development
Transitional; LDR – Low Density Residential
Comprehensive Plan: Urban Medium Density Residential (4 – 7.5 units per acre)
History: No history on file with the City. Site has been vacant or used for agricultural
purposes for a long period of time. The sketch plan was reviewed by the City in
February and March of 2015. Staff did not find any information in the City’s land
use files for the site that would impact the proposed subdivision.
Deadline for Action: Application Complete – 6/3/15
60 Day Deadline – 8/2/15
Extension Letter Mailed – No
120 Day Deadline – 10/1/15
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (MDR)
§150.270 Storm Water, Erosion, and Sediment Control
REQUEST DETAILS
The City of Lake Elmo has received a request from Lennar Corporation for a preliminary plat for a
46 unit townhouse development tentatively called the Diedrich Property Preliminary Plat. Please note that the original application and all of the construction plans as submitted were for a 48-unit
project utilizing a private street. Due to several issues concerning the original configuration of lots
and in order to address City, County, and watershed district comments and concerns, the applicant
has submitted a revised site plan that now includes a public street and a reduced number of lots. The applicant may still be seeking some variation from City standards in order to plat a public street, and Staff is suggesting that any variations from the City’s zoning and subdivision regulations be
addressed at the final plat stage.
The City previously reviewed a sketch plan for the property earlier in the spring of this year, and the current application has been preceded by a Comprehensive Plan amendment that changed the future land use designation of this parcel from HDR – High Density Residential to MDR – Medium Density
Residential.
The site under consideration is situated between the Cimarron Golf Course and the Hunters Crossing
development north of the planned 5th Street corridor and west of Lake Elmo Avenue. The property is currently vacant, and there is no record of any buildings or structures being constructed on the site. When the City was initially planning the trunk sewer line project to serve the Village Area, the
original alignment of the trunk sewer through this property followed the northern and eastern
property boundaries. After subsequent discussions with the property owners, this alignment was changed to the southern boundary of the site, within what eventually become the planned right-of-way for 5th Street. The City has acquired easements for both 5th Street and the sewer and water main
serving this area that cross the southern property boundary of the applicant’s property. These
easements may eventually be vacated since the preliminary plat will formally dedicate the required
right-of-way for the road, sewer, water, and other utilities as 5th Street. A similar dedication of the road and utility right-of-way was provided with Hunters Crossing to the South.
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PUBLIC HEARING ITEM 4a – ACTION ITEM
The proposed access into the development is now proposed to occur via a new public road
immediately across from the entrance to Hunters Crossing (Lavern Avenue North). The City has
previously approved the use of private roads to serve the townhouse units with Lennar’s Savona
subdivision, and the plan as originally drawn out called for a private road to be used to access the proposed townhouses. The road as originally planned would have been located within a 30-foot wide Outlot, however, the City Engineer expressed concern that this outlot was not wide enough to
accommodate all necessary infrastructure (both private and public) to serve the development. In
order to address these (and other) concerns, the applicant has propose a modified plan that
accommodates a public street meeting all City standards. This updated plan has been submitted as a supplement to the original application materials that still include a 30-foot outlot with a private street.
Any future plan submissions and reviews will need to address revised review comments from Staff,
and specifically, the City Engineer, prior to approval of a final plat.
The overall site plan is generally consistent with sketch plan submitted earlier this year. The two notable exceptions are that the (now revised) preliminary plat reduced the overall number of units
from 50 to 46. The developer is proposing to construct a sidewalk along the main entrance into the
development in addition to a sidewalk connecting the western cul-de-sac with the planned 5th Street
trail. There are no interior sidewalks depicted on the preliminary development plans, and the applicant has stated that they believe that interior sidewalks will not be necessary given the low traffic volumes expected on the interior streets. Staff is recommending that if the project does
includes a public street and right-of-way meeting City standards that a sidewalk on one side of all
street be included in the final development plans.
One of the reasons that the applicant originally requested the use of a private street is that it would allow them to slightly vary the setbacks of the townhouse units in order to help minimize the visual
impact of a row of townhouses all at the same setback. The developer is still looking for ways to add
some variation to the setbacks, and will be seeking some minor modifications as part of the final plat
submission in order to address this issue.
Consistent with the City’s specifications for the 5th Street roadway segment, the applicant has provided for a 100-foot wide right-of-way, which will provide sufficient room for the construction of
a parkway with turning lanes, 10-foot bituminous trail, sidewalk, trees, lighting, and other design
elements as planned by the City. In this case, the applicant is retaining the existing easement width
of 110 feet at the intersection of 5th Street and Lake Elmo Avenue and narrowing the right-of-way down to match the 100 foot right-of-way platting within Hunters Crossing. Both Ryland Homes and Lennar are still working towards a joint project to build 5th Street at one time verses splitting the
construction up into northern and southern segments.
The preliminary plat has been developed in response to the City’s recently adopted Comprehensive Plan, which identifies all of the applicant’s property for urban medium density residential development. The plat incorporates 46 single family attached lots, most of which are designed with
widths around 40 feet each. Given the limited access to the site and relatively small nature of the
property, the applicant has worked to incorporate some variety into the arrangement of lots as is possible given these restrictions.
Public sanitary sewer service is presently available on the site, which was constructed as part of the
Village trunk line project completed late last year. Water was extended to the site as part of the 2014
Lake Elmo Avenue water main project. Like other developments along this line, the developer will
be expected to pay the full water availability charges for each planned lot ($3,000) at the time of the final plat, even if the project is broken up into different stages.
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PLANNING AND ZONING ISSUES
The Diedrich Townhouse site is guided for urban medium density development in the City’s
Comprehensive Plan, and the appropriate zoning for the site will be MDR – Medium Density
Residential. The actual rezoning of the property is a necessary step prior to development of this site that will need to be completed prior to approval of the final plat. The overall subdivision plan has therefore been prepared in order to comply with the district standards for the MDR districts in terms
of lot size, lot widths, building setbacks, and other design criteria. Within the MDR district,
townhouses are allowed that do not meet minimum frontage requirements or that are located along a
private street as a conditional use permit.
The planned road serving the townhouse lots extends due north from 5th Street and then splits east
and west through the middle of the property to provide access to the townhouses. There are no
planned connections to the east, west, or north of the property because these sites have previously been developed or will connect into 5th Street once on either side of the site under consideration.
Given the site characteristics and the immediately adjacent land uses (which are all different than
single family), the applicant has had to design the site as an isolated island that is impractical to
connect to adjacent properties. The streets as originally planned and later updated will meet the City’s minimum standards for construction.
The sidewalks within the subdivision are limited to those mentioned in the previous section of this
report, and there are no sidewalks planned along the east/west private road. Please note that the plat
as originally submitted did not dedicate the amount of right-of-way that has been requested by Washington County. The County has previously requested that the developer dedicate an additional
42 feet of right-of-way along Lake Elmo Avenue, and that this right-of-way width be incorporated
into the final plat. The additional right-of-way does impact the location of the planned storm water
pond over Outlot A, and this pond and associated grading work will need to be adjusted in order to account for the expanded right-of-way. Updated plans must be reviewed and approved by the City, County, and Watershed District prior to the City’s approval of a final plat for this subdivision.
As noted in the preceding section, the developer has submitted an updated site plan that retains the
same general layout, and configuration of lots, but changes the proposed private street outlot of 30 feet to a public right-of-way 60 feet in width. The additional right-of-way has been requested by the City Engineer to help ensure that there is adequate room for future maintenance and upkeep of public
utilities (sewer, water, and other private utilities) within this subdivision. All final construction plans
will need to be updated to reflect the public right-of-way and reconfiguration of lots. The preliminary site plan included as part of the application materials includes a description of the lot
size, dimensions, and all required setbacks for the development. All of the lots meet the City’s
minimum area requirement of 4,000 for single-family attached lots in a MDR district, with the smallest lot proposed at 5,527 square feet. The site plans further illustrate that throughout the subdivision the lots will average 8,782 square feet, which exceeds the minimum requirements by a
fairly wide margin.
The following is a general summary of the subdivision design elements that have proposed as part of the Diedrich Townhouses preliminary plat and plans:
Zoning and Site Information:
• Existing Zoning: RT – Rural Transitional
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PUBLIC HEARING ITEM 4a – ACTION ITEM
• Proposed Zoning: MDR – Medium Density Residential
• Total Site Area: 15.11 acres (includes Outlot D of Hunters Crossing)
• Total Residential Units: 48
• Proposed Density (Net): 4 units per acre
• REC Units from Comp Plan: 57 (based on a gross calculation)
Proposed Lot Dimensional Standards:
• Min. Lot Width: 40 ft.
• Lot Depth: 134 ft. (140 ft. typical)
• Lot Area: 4,000 sq. ft. (8,000 typical)
• Front Yard Setback: 25 ft.
• Side Yard Setback: 10 ft.
• Rear Yard Setback: 20 ft.
Proposed Street Standards:
• ROW Width – Local 60 ft. (potentially could be reduced to 50 ft. for a
limited access road)
• ROW Width – Minor Collector 110-100 feet
• Street Widths – Local: 28 ft.(per City standard)
• Street Width – Minor Collector Varies – parkway design proposed The standards listed above are all in compliance with the applicable requirements from the City’s
zoning and subdivision regulations, including the revised public street and associated right-of-way.
Based on Staff’s review of the preliminary plat, the applicant has demonstrated compliance with all applicable code requirements at the level of detail that is required for a preliminary plat. The applicant will need to address the review comments from the City and County, and the final plat and
final construction plans will specifically need to be updated to reflect the wider public street right-of-
way and expanded Lake Elmo Avenue (CSAH 17) right-of-way. Any variations from setbacks and
other standards because of the amended road section will need to be addressed with the final plat.
As with any new subdivision the City Code requires that a portion of the plat be set aside for public park use. In this case, the applicant is not proposing to dedicate any land specifically for a public
park, and is instead asking to pay a fee in lieu of land dedication. This is not a site or general
location that would suitable for a public park or any specific trail connections; therefore, Staff is supportive of the applicant’s request to pay a fee instead of dedicating any public land with the subdivision. The required dedication for the 15.11 acre site would be 1.51 acres, or a cash payment
of approximately $90,000 based on previous appraisals of land in this area.
REVIEW AND ANALYSIS
City Staff has reviewed the proposed preliminary plat, and has forwarded the plans to appropriate
reviewing agencies in advance of the Planning Commission meeting. In general, the proposed plat will meet all applicable City requirements for approval, and any deficiencies or additional work that is needed is noted as part of the review record and can be imported in the final plat and final
construction plans. The City has received a detailed list of comments from the City Engineer
concerning the proposed subdivision; these comments are attached to this report for consideration by
the Planning Commission.
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In addition to the general comments that have been provided in the preceding sections of this report,
Staff would like the Planning Commission to consider the issues and comments related to the
following discussion areas as well:
• Comprehensive Plan. The proposed subdivision is consistent with the Lake Elmo Comprehensive Plan for this area and with the densities that were approved as part of this plan (as recently amended). The net densities for the development fall within the low end of
the range allowed for the urban medium density, and depending on the specific amount of
land that will be dedicated for 5th Street and Lake Elmo Avenue, this density will be
somewhere in the 3.8 to 4.0 units per acre range. Given the site constraints and need to accommodate additional right-of-way within the plat, Staff has found that the proposed density is in keeping the spirit and intent of the Comprehensive Plan for this area. Other
aspects of the Comprehensive Plan relate to the Hunter’s Crossing subdivision as follows:
o Transportation. The City’s transportation plan calls for the construction of a minor collector road that will connect the eastern and western portions of the I-94 Corridor.
Staff views this road as a critical piece of the transportation infrastructure that is
needed to serve the densities that have been planned for this area. The City’s
previous acquisition of easements through this area anticipated the future alignment of 5th Street through the southern portion of the applicant’s property and the proposed subdivision will officially plat this right-of-way with the final plat. Both Lennar and
Ryland are still working towards a joint project to build all of 5th Street between their
properties later this summer, and regardless of whether or not a joint project occurs,
Lennar will need to build at least its half of 5th Street in order to provide access to the proposed townhouses. Staff will continue to work with both parties to work towards
a joint project that addresses the needs of the private developers and the City for
access.
o Parks. The City’s park plan identifies proposed locations for neighborhood parks based on the anticipated population that should be served by each park. This
subdivision is located at the periphery of a park search area for the area east of Lake
Elmo Avenue. During its review of the sketch plan for this subdivision, the Park Commission did not recommend the dedication of land within the subdivision for a new park, and instead agreed with the developer’s request to submit a cash payment
in lieu of land dedication. Staff anticipates that a larger park that could be designed
in conjunction with the School District near Oakland Junior High would better serve
existing and future residents in this portion of the City. o Water. Public water service has been extended to this area via the public
improvement project that installed a new water main along Lake Elmo Avenue last
year. The final construction plans will need to abide by any recommendations of the City Engineer concerning the extension of water service through this site to service other adjacent sites (which will likely not be required given the exiting development
on either side of the applicant’s site).
o Sanitary Sewer. The developer will be required to connect to the gravity sewer main that has been installed under the 5th Street right-of-way. The utility plans provided by the applicant document this connection.
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PUBLIC HEARING ITEM 4a – ACTION ITEM
o Phasing. The Lennar townhouse subdivision is located within the Stage 2 phasing
area for the I-94 Corridor. The City’s Comprehensive Plan allows the City to
consider accelerating development stages when adequate public services are
available. In this case, the sewer and water projects already completed help this project meet this threshold. The developer will also be required to pay all water availability charges for the project at the time of platting regardless of project staging.
• Zoning. The proposed zoning for the site is MDR – Low Density Residential and the
subdivision has been designed to comply with all applicable requirements of this zoning district.
• Subdivision Requirements. The City’s Subdivision Ordinance includes a fairly lengthy list
of standards that must be met by all new subdivisions, and include requirements for blocks,
lots, easements, erosion and sediment control, drainage systems, monuments, sanitary sewer
and water facilities, streets, and other aspects of the plans. The majority of these requirements have been addressed as part of the City Engineer’s comments (which are
detailed in the Engineer’s comment letter) or have been reviewed as part of Staff’s ongoing
communications with the applicant regarding the project. The elimination of the private
street will help the project comply with several of the concerns previously expressed by the City Engineer and other Staff.
• Infrastructure. The developer will be required to construct all streets, sewer, water, storm
water ponds, and other infrastructure necessary to serve the development.
• Landscaping. The applicant has provided a landscape plan for the development that is intended to comply with the City’s requirements for number, size and spacing of trees along
the public streets. This plan should be reviewed by the City’s consulting landscape architect
prior to the submission of a final plat. The applicant has also submitted a tree inventory that
documents the type and size of all trees on the property and all those that will be impacted by construction to determine compliance with the City’s tree preservation and protection plan as described below.
• Tree Preservation and Protection. The City recently adopted a tree preservation and
protection ordinance, and the applicant has prepared a tree inventory and tree preservation
plan for the site. Overall, there are 1,387 caliper inches of trees on the subject property, and all of these trees will be removed in order to build the subdivision as planned. This means
the developer will need to mitigate for 485 caliper inches (the amount that exceeds the
allowed 30% removal) in accordance with the ordinance replacement schedule. The species
and mix of replacement plantings should be also be reviewed by the City’s consulting landscape architect.
• Green Belt/Buffer/Screening. There are no planned green belts or buffers on or around the site under consideration. The proposed landscape plan incorporates plantings along all edges
of the property and within the internal outlots.
• Streets and Transportation. The proposed street system, as revised, has been designed to comply with all applicable subdivision requirements and City engineering standards. The developer must also commit to the construction of at least the northern portion of 5th Street in
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PUBLIC HEARING ITEM 4a – ACTION ITEM
order for the project to move forward as a final plat. The timing of this road will be
somewhat dependent on whether or not Ryland and Lennar are able to come to an agreement
to build 5th Street as a joint project. The final construction plans should reflect how 5th Street
will be built, and must include the northern portion if a join project does not move forward. The City has received and reviewed a complete set of construction plans for 5th Street as part of the Hunters Crossing development.
o County Comments. Comments received form Washington County during the
concept plan review, which focus on needed improvements to Lake Elmo Avenue (CSAH 17) to serve the development, are included in an attached letter from the
County’s Senior Planner dated March 3, 2015. Staff is recommending that
compliance with the County’s comments be added as a condition of approval for the
plat.
• Trails. The Planning Commission comments during the sketch plan review encouraged the developer to incorporate a trail connection between 5th Street and the eastern cul-de-sac. The
developer has indicated that given the tight constraints on the site (even with the elimination
of four units) that there is not sufficient room to provide for this trail connection. Staff would
also like to note that the overall distance from the cul-de-sac to 5th Street is not a large distance even without a direct trail connection.
• Street Names. Staff has forwarded its recommendation for street names to Lennar, and these
names should be included on the final plat documents.
• Adjacent Parcels. The proposed landscape plan includes additional plantings between the
proposed townhouses and the industrial facility to the east. The landscape plan will need to
be updated to reflect the revised site plan, and in particular, the plan should continue to provide for screening between the eastern-most townhouses and the adjacent industrial land.
• City Engineer Review. The City Engineer has provided the Planning Department with a
detailed comment letter as a summary of his preliminary plat review. Staff has incorporated
the more significant issues identified by the Engineer as part of the recommended conditions of approval, and has also included a general condition that all issues identified by the City Engineer must be addressed by the applicant prior to approval of a final plat for any portion
of the Diedrich townhouses. With the general site plan revisions that have been proposed by
the applicant, the construction plans will need to be updated to reflect this revisions. Any
additional comments or concerns from the City Engineer that arise from the plan updates will need to be addressed as part of a final plat submission.
• Watershed District. The project area lies within the Valley Branch Watershed District and
the developer will need to secure permits from the watershed district in order to proceed with
the development as planned. One of the recommended conditions of approval is that the
applicant receive plan approval from the watershed district prior to submission of a final plat for the subdivision.
• Storm Water Management. In order to accommodate the County’s requirement for additional right-of-way along Lake Elmo Avenue, the developer has had to readjust the size
and configuration of the planned storm water basin over Outlot A. The County will not allow
any portion of the storm water facility to be located within its right-of-way; therefore, the
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PUBLIC HEARING ITEM 4a – ACTION ITEM
plans will need to be updated to reconfigure and adjust the location and size of this pond.
These updated plans will be subject to review by the City Engineer and Valley Branch
Watershed District. The developer is also requesting to use the proposed pond as part of a
water re-use system through lawn irrigation. The City Engineer is seeking additional details concerning this system prior to making any recommendations concerning the viability of the system as proposed.
• Washington County Review. County Staff has previously provided review comments to the
City concerning the sketch plan for the Diedrich townhouses subdivision to the City in a
letter dated March 5, 2015. The most significant of the County’s concerns is that the applicant will need to make improvements to the County road system in order to provide the necessary access to the subdivision. As a condition of approval, Staff has noted that the
applicant will be responsible for including all improvements to TH17 as required by the
County as part of the construction plans for the development. In addition, the County has
noted that the required right-of-way dedication for Lake Elmo Avenue should be 92 feet as opposed to the 90 feet shown. This request does impact the proposed storm water plan as
noted above.
Based on the above Staff report and analysis, Staff is recommending approval of the preliminary plat
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 move forward with a final plat. The recommended conditions are as follows:
Recommended Conditions of Approval:
1) The landscape plan and tree preservation plan shall be reviewed and approved by an independent forester or landscape architect in advance of the approval of a final plat and final
construction plans.
2) The final landscape plan shall incorporate additional plantings where feasible adjacent to the shared property lines with parcel at 11490 Hudson Boulevard.
3) The applicant shall be responsible for updating the final construction plans to include the
construction of all improvements within the Lake Elmo Avenue (CSAH 17) right-of-way as
required by Washington County and further described in the review letter received from the County dated March 3, 2015. The required improvements shall include, but not be limited to the construction of a northbound right turn lane and southbound center turn lane.
4) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
5) 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 and open space on the final plat. 6) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the
fair market value for the amount of land that is required to be dedicated for such purposes in
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the City’s Subdivision Ordinance. A cash payment in lieu of land dedication shall be paid by
the applicant prior to the release of the final plat for recording.
7) 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.
8) All required modifications to the plans as requested by the City Engineer in a review letter dated June 17, 2015 shall be incorporated into the plans prior to consideration of a final plat.
9) The applicant shall update all of the landscaping and construction plans to reflect the updated
site plan that includes a public right-of-way within the project area. These updated plan shall be subject to review and approval by the City Engineer.
10) Although the updated site plan does not incorporate a private street, any request for flexibility
from City regulations and standards must be considered and addressed as part of the final plat submission.
11) The final construction plans for the Diedrich Townhouses subdivision shall include, at a
minimum, the northern portion of 5th Street if a joint construction project between the
applicant and Ryland Homes does not proceed in advance of a final plat submission for the applicant’s site.
12) The architectural covenants for the homeowner’s association shall include provisions that
discourage blank garage doors. All garage doors shall incorporate windows or decorative trim to minimize the visual impact of the garage-forward home design.
13) 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.
14) The site plan and construction plans shall be revised to include a sidewalk along at least one
side of all streets within the subdivision.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Lennar/Diedrich Townhouses preliminary plat:
• That the preliminary plat is consistent with the Lake Elmo Comprehensive Plan and the
Future Land Use Map for this area.
• That the preliminary plat complies with the City’s Urban Medium Density Residential zoning district regulations.
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PUBLIC HEARING ITEM 4a – ACTION ITEM
• That the preliminary plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances with
the plan revisions as requested by City Staff and consultants
• That the preliminary plat complies with the City’s subdivision ordinance.
• That the preliminary plat is consistent with the City’s engineering standards provided the plans are updated to address the City Engineer’s comments documented in a letter dated June
17, 2014.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Lennar/Diedrich
preliminary plat with the 14 conditions of approval as listed in the Staff report. Suggested motion:
“Move to recommend approval of the Lennar/Diedrich preliminary plat with the 14 conditions of approval as drafted by Staff”
ATTACHMENTS:
1. Application Forms
2. Application Narrative and Information
3. Location Map 4. Tree Inventory
5. Review Comments:
a. City Engineer
b. Washington County 6. Preliminary Plat and Plans (20 sheets) a. Revised Site Plan (Dated 6/19/15)
b. Cover Sheet
c. Legend Sheet
d. Existing Conditions e. Preliminary Plat
f. Preliminary Site Plan
g. Preliminary Utility Plan
h. Preliminary Grading Plan i. Erosion Control Plan j. Preliminary Seeding Plan
k. Preliminary Street Profiles
l. Details m. Landscape Plan n. Tree Preservation Plan
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
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PUBLIC HEARING ITEM 4a – ACTION ITEM
- Report by Staff ................................................................................... Planning Staff
- 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
The Forest
LanducciProperty
CimarronPark
Lake Elmo Ave")17
Hudson Blvd N3 r d S t P l N
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Data Scource: Washington County, MN10-22-2013
Location Map: Diedrich Property (PIN: 36.029.21.32.0002)
K05001,000250 Feet
1"=500'
§¨¦94
Diedrich Property
PAGE 1 of 4
MEMORANDUM
Date: June 17, 2015
To: Kyle Klatt, Planning Director Re: Diedrich Property – Preliminary Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Preliminary Plat submittal for the Diedrich Property. The
submittal consisted of the following documentation prepared by Pioneer Engineering:
• Diedrich Property Preliminary Plan Set, Sheets 1-14, L1 and T1, dated June 17, 2015.
• Stormwater Management Plan dated June 3, 2015.
STATUS/FINDINGS: Engineering has prepared the following review comments:
PRELIMINARY PLAT
• Outlot A is proposed as City owned to accommodate the storm water pond with an HOA owned and
operated water re-use irrigation system. See comments below under Stormwater Management.
• Outlot B is proposed as HOA owned to accommodate a “Private Street”. See comments below under
residential streets.
• The applicant must submit to the City written correspondence from the County indicating that adequate
CSAH 17 R/W is being dedicated as part of this Plat. If additional R/W is required by the County the Plat
must be revised and resubmitted.
• The plat must be revised to include the Xcel Energy Transmission Easement along the north property line.
• Permanent grading and drainage easements are required to implement the improvements as proposed.
These easements must be obtained prior to grading activities and prior to the City accepting an application
for final plat.
All public improvements constructed to support the development must be designed and constructed in accordance
with the City Engineering Design Standards Manual available on the City website and dated February 2015.
GRADING PLAN, STORMWATER MANAGEMENT AND STORM SEWER SYSTEM
• The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. Storm water facilities proposed as part of the site plan to meet State and VBWD permitting
requirements must be constructed in accordance with the City Engineering Design Standards Manual
available on the City website. A finalized storm water management plan must be approved by the City and
the VBWD permit must be obtained prior to grading activities.
• The Stormwater Management Plan incorporates storm water re-use through lawn irrigation. The re-use
system is necessary for the applicant’s plan to meet State and Watershed permit requirements for water
quality treatment (volume control). Outlot A is proposed as City owned to accommodate the storm water
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 4
pond. The water re-use irrigation system is proposed to be HOA operated and maintained on City property.
Details of this plan are limited in the application. The following considerations should be noted.
Stormwater re-use, when implemented correctly can be an effective method to reduce reliance of
potable water use while reducing storm water discharges. It would help to reduce peak demands on
the potable water system that typically occurs during the summer irrigation and landscape watering
season. These benefits make storm water re-use worth consideration.
However, the City has no design standards or guidelines for implementation and currently has no
experience with storm water reuse operations.
The two most notable concerns for storm water reuse includes the pollutants in the storm water
(addressing treatment needs) and designing a system that provides a properly balanced hydraulic
system (sizing the storage, and balancing the drawdown to the projected use in a variable climate).
Pollutants in the storm water reuse system may be a concern for three basic reasons: 1) the health risks
associated with human contact; 2) the impact on the environment given the various uses (i.e. bacteria
or chlorides from salts); 3) issues for the system equipment and operational impacts.
Preliminary Plat should be conditioned upon the following:
The developer must sign an operation and maintenance agreement for the storm water reuse
system in a form acceptable to the City Attorney. The agreement must indemnify and hold harmless
the City from any and all activities related to the developer and HOA’s operation of this system.
The storm water pond must be designed with a hydraulic capacity acceptable to the City Engineer
that ensures adequate flood protection without accounting for any water reuse from the system.
The storm water pond must be designed and constructed in accordance with the City Engineering
Design Standards.
A detailed design of the irrigation system together with a detailed operations and maintenance plan
must be submitted prior to any grading or construction activity on the site.
• Per City requirements, all storm water facilities, including infiltration basins, must be placed in Outlots
deeded to the City for maintenance purposes. The Stormwater Facility Outlots must fully incorporate the
100-year HWL, 10 foot maintenance bench and all maintenance access roads.
The pond grading must be revised to add a 10-foot maintenance bench around the entire pond, per the
standard pond detail.
The maintenance access road must be revised to access the pond from 5th Street North, not CSAH 17.
• Overland emergency overflows or outlets will be required as part of the site plan and must be located within
drainage easements, must be in Bold Type on the plans, and must provide 1 foot of vertical separation to
the low opening of any building structure. Lot information details must include the lowest opening in
addition to the lowest floor elevation.
• The ultimate discharge rate and location is an important consideration to avoid negative impacts to
downstream properties. The storm water management plan indicates the pond outfall pipe to discharge to
the northerly property. The plan as proposed cannot be implemented without permanent drainage and
utility easements from the adjacent property. Permission should be provided to the City prior to accepting
a final plat application or allowing grading activities.
• Significant grading is proposed along the northerly property to accommodate many of the proposed
building pads. Without written permission to permanently alter grades on the adjacent property, the site
would require a redesign. Property owner permission or easements should be provided to the City prior to
accepting a final plat application or allowing grading activities.
• The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet.
• Per City requirements all storm sewer pipe easements must be a minimum 30-feet in width.
• The maximum allowable curb run along streets without catch basins is 350 feet. Catch basins should be
added along Street B, easterly cul-de-sac to maintain maximum curb run of 350 ft.
• Sump manholes are required prior to all discharge points, located at the last manhole or catch basin prior
to leaving a paved area. All sump manholes must be 4-foot deep.
PAGE 3 of 4
MUNICIPAL SANITARY SEWER
• Municipal sanitary sewer service is readily available within the 5th Street R/W located adjacent to the plat.
• The applicant is responsible to extend the municipal sanitary sewer to the development to serve the
proposed properties.
• No trunk sewer oversizing is anticipated. The area can be served without a lift station.
• Sanitary sewer must be realigned to better maintain street centerline alignment.
• The sanitary sewer is proposed to be placed within Oulot B to be HOA owned and maintained as a private
street. The Outlot width must be a minimum of 40 feet with a 5 foot drainage and utility easement along
each side of the street for the corridor to be acceptable for the placement of publicly owned and maintained
utilities.
MUNICIPAL WATER SUPPLY
• Municipal water service is readily available within the 5th Street R/W located adjacent to the plat.
• The applicant is responsible to extend municipal water into the development to serve the proposed
properties.
• Two connection points to the existing City system should be required.
• No trunk watermain oversizing is anticipated for this development.
• Additional hydrants and system valves will be required as part of the final design.
• Watermain must be realigned to maintain 10-foot separation from the sanitary sewer once the sanitary
sewer is realigned as previously noted.
• The watermain is proposed to be placed within Oulot B to be HOA owned and maintained as a private
street. The Outlot width must be a minimum of 40 feet with a 5 foot drainage and utility easement along
each side of the street for the corridor to be acceptable for the placement of publicly owned and maintained
utilities.
TRANSPORTATION IMPROVEMENTS
• Access to the development must be from 5th Street as shown, directly across from the Hunters Crossing
access roadway.
• The applicant will be responsible to construct the north half of 5th Street from CSAH 17 to the east plat edge
of the Hunters Crossing development. This improvement must be completed at the developer’s cost.
• The plat must dedicate the existing 5th Street roadway easement as City R/W. The plan indicates the
minimum 100 foot R/W as required. A ten (10) foot utility easement must be provided along the north side
of the 5th Street R/W.
• The proposed 2-lane collector parkway street (5th Street) design and geometrics must meet all Municipal
State Aid design standards for urban streets (8820.9936) for ADT > 10,000; 40 mph design speed; and must
be consistent with the detailed parkway cross section installed throughout the remaining corridor segments
and as outlined in the 5th Street Collector Design Guidelines as prepared by City staff.
• Right and left turn lanes must be incorporated along 5th Street North per the City design standards to
maintain mobility along the Parkway since there is only one travel lane in each direction.
• Additional streetscape amenities are required along 5th Street consistent with the remaining corridor
segments. 5th Street Amenities include a north side off-road bituminous trail, minimum 10 foot width with
5 foot clear zone; a south side concrete sidewalk, minimum 6 foot width with 2 foot clear zone; landscaping
elements including a center landscape median; and street lighting.
• The applicant will also be partially responsible for the improvements required by Washington County at the
intersection of 5th Street and CSAH 17.
RESIDENTIAL STREETS
• Street A must include a 50 foot tangent per City standards at the intersection with 5th Street before
initiating the proposed horizontal curve.
• Street B, east cul-de-sac geometrics must be revised to eliminate turns greater than 90-degrees.
PAGE 4 of 4
• It is preferable that Public Streets be constructed to serve this development and designed to meet the City’s
Engineering Design Standards including R/W width, street width and cul-de-sac radii.
• If the streets remain HOA Privately owned, the following recommendations apply:
The street/boulevard section must be widened to allow for adequate ownership and maintenance by
the City for the public utilities (watermain, sanitary sewer and storm sewer).
The street Outlot should be a minimum width of 40 feet (14 feet pavement + 6 foot boulevard) with 5-
foot minimum utility easement on each side. This will enable any future construction activity to remain
100% within the Street Outlot plus the utility easement. No additional encroachment on the
properties/sidewalks should be necessary during future construction.
The typical section should be updated to include storm sewer and should show the small utilities,
demonstrating the 3-foot separation between gas and joint trench.
• Street A vertical alignment should be revised to provide a K = 37 minimum at STA 0+71.00.
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&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
2.;/176*/+00'516#
4GXKUKQPU
ÄÄ%+6;%1//'065
E
1(&+'&4+%*2412'46;
.#-''./1/+00'516#
.'00#4
6*#8'07'057+6'
ÄÄ0COG
4GI0Q&CVG
&CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ2.;/176*/+00'516#
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF.CPFUECRG#TEJKVGEV
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
,GPPKHGT.6JQORUQP .#0&5%#2'2.#0,.6
,.6
.
Ä'0)ÄÄ':+$Ä5'%6+10&6.5
&'6#+.':*+$+6
4GXKUKQPU
ÄÄ%+6;%1//'065+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(&+'&4+%*2412'46;
.#-''./1/+00'516#
.'00#4
6*#8'07'057+6'
ÄÄ
2,%$0/
,&/
0COG
4GI0Q&CVG
&CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
2.;/176*/+00'516#