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HomeMy WebLinkAbout#10 3880 Laverne Avenue North Zoning Map Amendment and Minor SubdivisionSTAFF REPORT DATE: 2/7/2017 REGULAR ITEM #: 10 TO: City Council FROM: Emily Becker, City Planner AGENDA ITEM: 3880 Laverne Avenue North Zoning Map Amendment and Minor Subdivision REVIEWED BY: Stephen Wensman, Planning Director BACKGROUND: The City has received two requests from John J. Zignego for the property located at 3880 Laverne Avenue North (PID# 1302921220010): •Zoning Map Amendment to rezone the property located at 3880 Laverne Avenue North from GB – General Business District to VMX – Village Mixed Use. •Minor Subdivision to subdivide the parcel in to three separate parcels, creating two new lots. ISSUE BEFORE COUNCIL: The Council is respectfully requested to consider a Zoning Map Amendment and Minor Subdivision request for the property located at 3880 Laverne Avenue North. PROPOSAL DETAILS/ANALYSIS: Minor Subdivision Request. The minor subdivision request proposes to subdivide the 3.22 acre parcel in to three parcels: •One 2.06 acre parcel •Two 0.58 acre parcels Rezoning Required. These parcel sizes do not meet the minimum lot size requirements of the current zoning district in which this parcel is located (GB – General Business District, which has a minimum lot size of 1.5 acres). Engineering Comments. •Access Management. 39th Street access management points must be carefully coordinated in order to ensure it functions properly. o Recommended Combined Access Required. As a result, it is a condition of approval that driveway access be combined for Parcel A and B. City Council Meeting 2/7/2017 Regular Agenda Item #5 2 •Need for Easements. The typical design section for 39th Street, which was designed with the intention to match the Village Parkway, suggests the need for a 10-foot easement along North and South sides of this street. o This does not allow for the zero lot line design the VMX zoning district encourages. o Therefore, it is a recommended condition of approval that an easement be required to prevent a building being placed at a zero-lot line setback, as the VMX district allows. •Sewer and Water. The 39th Street reconstruction extended a new sewer and water main stub that will serve both parcels. The plans will need to reflect stub locations to avoid conflict for stubs to serve both parcels. •Stormwater. The site plan will need to create and obtain necessary approvals for a stormwater management plan. o Stormwater drainage will need to be maintained, and storm sewer connections to 39th Street system must be at existing or reduced runoff rates. Zoning Map Amendment Consistency with Comprehensive Plan. The property is guided for Village Mixed Use in the Comprehensive Plan Land Use Plan. The Comprehensive Plan allows a density of 5 to 10 units per acre in this district. Parkland Dedication. •The Council sets parkland dedication fees for commercial development by Resolution. •The current fee for commercial parkland dedication is $4,500 per acre. The proposed subdivision is creating two new 0.58 parcels, totaling 1.16 acres. •The City received parkland dedication when the Brookman Addition, the Plat in which this subdivision is being proposed, in 1978. The Code requires dedication for the creation of new lots. •The recommended parkland dedication is $5,220 ($4,500 X 1.16 acres). Proposed Zoning - VMX - Village Mixed Use District. The purpose the VMX district is to provide an area for compact, mixed use development made mutually compatible through a combination of careful planning and urban design and coordinated public and private investment. Allowed Uses. •The Village Mixed Use District is intended to continue to allow retail, service, office, civic, and public uses as well as residential units. •A listing of permitted and conditional uses allowed in the Village Mixed Use zoning district is attached to this report for reference. •The applicant intends to use Parcel A, as shown in the attached survey, for a new office for an insurance business. It is not yet known what Parcel A will be used for. Lot Sizes and Setbacks. As stated above, the proposed two newly-created parcels will be 0.58 acres in size. Below are the lot dimensions and setback requirements for the VMX District Table 11-2: Lot Dimension and Setback Requirements, VMX District Minimum Lot Area (sq. ft.) a Non-Residential Use None Single Family Detached Dwelling 5,000 Two-Family Dwelling (per unit) b 3,000 City Council Meeting 2/7/2017 Regular Agenda Item #5 3 Single-Family Attached (per unit) c 2,500 Multi-Family Dwelling (per unit) 1,800 Secondary Dwelling See 154.454.C Live-Work Unit 3,000 Congregate Housing See 155.102 Other Structures 3,500 Maximum Lot Area (acres) Residential Structures N/A Other Structures 5 Minimum Lot Width (feet) Single Family Detached Dwelling 50 Two-Family Dwelling (per unit) b 30 Single-Family Attached (per unit)c 25 Multi-Family Dwelling (per building) 75 Live-Work Unit 25 Maximum Height (feet/stories) 35/3 d Maximum Impervious Coverage Residential Structures 75% Other Structures No Limit Minimum Building Setbacks (feet) Front Yard e See 155.506 Interior Side Yard f 10 Corner Side Yard g 0 Rear Yard 10 REU Projection. •According to a document created in 2012 entitled Alternate Village Area Future Land Use Concept, the projected number of REC Units on the 18.73 acre section of land that is made up by 3880 Laverne Avenue, 3800 Laverne Avenue, 3825 Lake Elmo Avenue, and the parcel to the north of the aforementioned, is 75. •According to a Met Council Determination spreadsheet updated as of August 16, 2016, 3880 Laverne Avenue was charged for 5.23 REUs; the remaining parcels were not reflected on this report. •Further subdividing the subject parcel and the subsequent development and connection to sewer would increase the number of REUs in this section of the Village, helping to meet these projections. FISCAL IMPACT: The lot split will result in a cash payment for park dedication in the amount of $5,220 OPTIONS: The Council may: City Council Meeting 2/7/2017 Regular Agenda Item #5 4 •Approve the Zoning Map Amendment and Minor Subdivision request. •Make changes to conditions of approval and approve the Zoning Map Amendment and Minor Subdivision request. •Deny the Zoning Map Amendment and Minor Subdivision request. PLANNING COMMISSION/PUBLIC HEARING: A public hearing was held on the proposed Zoning Map Amendment, and the Minor Subdivision was considered, on January 9, 2017 at the Planning Commission meeting. No one from the public spoke at the public hearing or provided comments prior to the meeting. The Applicant's representative contested the parkland dedication requirement, as a parkland dedication fee was paid to the City in 1979 was Brookfield Addition was platted. The proposed amendment was recommended by an affirmative vote of 6-0. The Planning Commission recommended revisions to the conditions of approval, as noted in the attached Resolution. RECOMMENDATION: Staff respectfully requests that the Council approve, as recommended by Staff and the Planning Commission, the proposed Zoning Map Amendment to rezone the property located at 3880 Laverne Avenue North from GB – General Business to VMX – Village Mixed Use: “Move to approve Ord 08-165, approving a Zoning Map Amendment to rezone the property located at 3880 Laverne Avenue North from GB – General Business to VMX – Village Mixed Use.” Staff also requests that the Council approve, as recommended by Staff and the Planning Commission, a minor subdivision request to split the parcel at 3880 Laverne Avenue North into three separate parcels, thereby creating two new lots of 0.58 acres each: “Move to approve Resolution 2017-013 , approving a Minor Subdivision request for the property located at 3880 Laverne Avenue North, thereby creating two new lots of 0.58 acres each, subject to the 11 outlined conditions of approval.” ATTACHMENTS: •Ord. 08-165 •Resolution 2017-013 with PC Comments •Resolution 2017-013 Final •Application •Planning Commission meeting minutes, 1/9/2017 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-165 AN ORDINANCE TO AMEND THE LAKE ELMO CITY CODE BY AMENDING THE OFFICIAL ZONING DISTRICT MAP OF THE CITY OF LAKE ELMO The City Council of the City of Lake Elmo ordains that the following shall be added to I. Zoning Map Changes of the Table of Special Ordinances of the Municipal Code: Section 1: Zoning Map Amendment. The following property is hereby rezoned from GB – General Business to VMX – Village Mixed Use: PART LOT 1 002 BEING N 350.18FT OF LOT 1 BLK 2 BROOKMAN ADD ACCORDING TO PLAT THEREOF SUBJ TO ANY UTILITY EASE SHOWN ON SD PLAT SUBJ TO NON- EXCLUSIVE EASE FOR RD PURPOSES OVER SLY 16FT THEREOF RESERVED TO GRANTOR ITS SUCCESSORS & ASSIGNS SUBDIVISIONNAME BROOKMAN ADD LOT 1 BLOCK 2 SUBDIVISIONCD 37100 Section 2: The City Council of the City of Lake Elmo also hereby ordains that the Zoning Administrator shall make the applicable changes to the official zoning map of the City of Lake Elmo. Section 3: Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. This Ordinance No. 08-165 was adopted on this 7th day of February 2017, by a vote of ___ Ayes and ___ Nays. _____________________________ Mike Pearson, Mayor ATTEST: ___________________________ Julie Johnson, City Clerk CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2017-013 A RESOLUTION APPROVING A MINOR SUBDIVISION OF PROPERTY LOCATED AT 3880 LAVERNE AVENUE NORTH WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, John J. Zignego, 3880 Laverne Avenue North, P, Lake Elmo, MN, (Applicant) has submitted an application to the City of Lake Elmo (City) for a Minor Subdivision to subdivide the property located at 3880 Laverne Avenue North in to three separate parcels in accordance with the certificate of survey dated November 21, 2016 and signed by Timothy J. Freeman, P.L.S., License #16989, a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and WHEREAS, the Lake Elmo Planning Department has reviewed the Minor Subdivision request for consistency with the City of Lake Elmo Zoning and Subdivision Ordinances; and WHEREAS, the Lake Elmo Planning Commission reviewed the proposed Minor Subdivision at a meeting held on January 9, 2017; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Minor Subdivision as part of a memorandum to the City Council for the February 7, 2017 Council Meeting; and WHEREAS, the City Council reviewed the Applicant’s Minor Subdivision request at a meeting held on February 7, 2017. NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1. That the Minor Subdivision is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2. That the Minor Subdivision complies with the minimum lot frontage and area requirements of the City’s VMX – Village Mixed Use District. 3. That the Minor Subdivision complies with the City’s subdivision ordinance and specifically the requirements concerning exceptions to platting. 4. The City finds that it would be desirable for parking serving the two new uses created by Parcel A and B as shown on the survey dated November 21, 2016 be shared with the Brookfield II building if possible. CONCLUSIONS AND DECISION NOW, THEREFORE, BE IT RESOLVED THAT that based on the testimony elicited and information received, the City Council of the City of Lake Elmo hereby approves the Minor Subdivision request, provided the following conditions are met: 1) The property shall be rezoned to Village Mixed Use – VMX. 2) The applicant shall pay a fee in lieu of parkland dedication in the amount of $4,500 per acre for the two new 0.58 acre parcels being created ($5,220 total) prior to any formal City authorization to split the existing parcel into three lots. 3) The applicant must submit and receive approval of a landscape plan, grading, erosion control, and other plans outlined herein prior to the commencement of any construction activity on the parcel. 4) The applicant must obtain all other necessary City, State and governing body permits prior to the commencement of any construction activity on the parcel including but not limited to building permits, conditional use permits, etc. 5) Any plans for construction on the newly created parcels must comply with the Lake Elmo Design Standards Manual and specific general site considerations and development standards for specific uses within the Village Mixed Use District. 6) Building setback locations are subject to City approval and must allow for planned street improvements. 7)Only one driveway access to 39th Street is permitted. Access may be combined or limited to only Parcel A or Parcel B. 8) 8-inch watermain stub and 8-inch sanitary sewer main stub shall be shown on the plans and approved by the City Engineer prior to commencement of construction activity to ensure that the building placement does not conflict with the ability of the stubs to service both parcels. 9)The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed District and City rules and regulations. All applicable permits must be obtained if needed. 10)Stormwater drainage patterns must be maintained as part of any site development. 11) Storm sewer connections to the 39th Street system must be at existing or reduced runoff rates and volumes. Passed and duly adopted this 7th day of February 2017 by the City Council of the City of Lake Elmo, Minnesota. __________________________________ Mike Pearson, Mayor ATTEST: ________________________________ Julie Johnson, City Clerk CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2017-013 A RESOLUTION APPROVING A MINOR SUBDIVISION OF PROPERTY LOCATED AT 3880 LAVERNE AVENUE NORTH WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, John J. Zignego, 3880 Laverne Avenue North, P, Lake Elmo, MN, (Applicant) has submitted an application to the City of Lake Elmo (City) for a Minor Subdivision to subdivide the property located at 3880 Laverne Avenue North in to three separate parcels in accordance with the certificate of survey dated November 21, 2016 and signed by Timothy J. Freeman, P.L.S., License #16989, a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and WHEREAS, the Lake Elmo Planning Department has reviewed the Minor Subdivision request for consistency with the City of Lake Elmo Zoning and Subdivision Ordinances; and WHEREAS, the Lake Elmo Planning Commission reviewed the proposed Minor Subdivision at a meeting held on January 9, 2017; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Minor Subdivision as part of a memorandum to the City Council for the February 7, 2017 Council Meeting; and WHEREAS, the City Council reviewed the Applicant’s Minor Subdivision request at a meeting held on February 7, 2017. NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1. That the Minor Subdivision is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2. That the Minor Subdivision complies with the minimum lot frontage and area requirements of the City’s VMX – Village Mixed Use District. 3. That the Minor Subdivision complies with the City’s subdivision ordinance and specifically the requirements concerning exceptions to platting. 4. The City finds that it would be desirable for parking serving the two new uses created by Parcel A and B as shown on the survey dated November 21, 2016 be shared with the Brookfield II building if possible. CONCLUSIONS AND DECISION NOW, THEREFORE, BE IT RESOLVED THAT that based on the testimony elicited and information received, the City Council of the City of Lake Elmo hereby approves the Minor Subdivision request, provided the following conditions are met: 1)The property shall be rezoned to Village Mixed Use – VMX. 2) The applicant shall pay a fee in lieu of parkland dedication in the amount of $4,500 per acre for the two new 0.58 acre parcels being created ($5,220 total) prior to any formal City authorization to split the existing parcel into three lots. 3)The applicant must submit and receive approval of a landscape plan, grading, erosion control, and other plans outlined herein prior to the commencement of any construction activity on the parcel. 4)The applicant must obtain all other necessary City, State and governing body permits prior to the commencement of any construction activity on the parcel including but not limited to building permits, conditional use permits, etc. 5)Any plans for construction on the newly created parcels must comply with the Lake Elmo Design Standards Manual and specific general site considerations and development standards for specific uses within the Village Mixed Use District. 6)Building setback locations are subject to City approval and must allow for planned street improvements. 7)A 10-foot utility easement as detailed in the City Engineer Memo dated December 8, 2016 must be provided after approval by City Engineer. 7)Only one driveway access to 39th Street is permitted. Access may be combined or limited to only Parcel A or Parcel B. 8)The applicant for development activity occurring on the newly-created parcels should work with the City and Brookfield II Building to analyze parking needs of development activity and the possibility of shared parking with Brookfield II Building. 8) 8-inch watermain stub and 8-inch sanitary sewer main stub shall be shown on the plans and approved by the City Engineer prior to commencement of construction activity to ensure that the building placement does not conflict with the ability of the stubs to service both parcels. 9)The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed District and City rules and regulations. All applicable permits must be obtained if needed. 10)Stormwater drainage patterns must be maintained as part of any site development. Commented [EB1]: The Planning Commission recommended that this be removed as a condition and added to Findings, as shared parking may or not serve all three uses of the three parcels. Commented [EB2]: The Planning Commission recommended this be struck, as it does not comply with VMX building front setback standards of 0-20 feet. Commented [EB3]: The City Engineer recommended that combined driveway access to Parcel A and B from 39th Street be provided. The Planning Commission felt access would be better served by Laverne Avenue and so recommended limiting only one access to 39th Street, combined or limited to either Parcel A or Parcel B. Commented [EB4]: The Planning Commission recommended that this be removed as a condition and added to Findings, as shared parking may or not serve all three uses of the three parcels. 11)Storm sewer connections to the 39th Street system must be at existing or reduced runoff rates and volumes. Passed and duly adopted this 7th day of February 2017 by the City Council of the City of Lake Elmo, Minnesota. __________________________________ Mike Pearson, Mayor ATTEST: ________________________________ Julie Johnson, City Clerk Lake Elmo Planning Commission Minutes; 1‐9‐17 City of Lake Elmo  Planning Commission Meeting  Minutes of January 9, 2017  Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at  7:00 p.m.    COMMISSIONERS PRESENT: Kreimer, Griffin, Dodson, Williams, Larson, and Lundquist      COMMISSIONERS ABSENT:   Haggard, Fields and Dorschner  STAFF PRESENT:  Planning Director Wensman, City Planner Becker & City Administrator  Handt  Approve Agenda:   M/S/P: Dodson/Lundquist, move to approve the agenda as amended, Vote: 6‐0, motion  carried.    Election of Officers:    M/S/P: Williams/Dodson, move to elect Tom Kreimer for Chair, Vote: 6‐0, motion  carried unanimously.    M/S/P: Lundquist/Griffin, move to elect Todd Williams for Vice Chair, Vote: 6‐0, motion  carried unanimously.    M/S/P: Dodson/Griffin, move to elect Rolf Larson for Secretary, Vote: 6‐0, motion  carried unanimously.    Approve Minutes:  December 12, 2016  M/S/P: Williams/Griffin, move to approve the December 12, 2016 minutes as presented,  Vote: 6‐0, motion carried unanimously.    Public Hearing – Zoning Map Amendment and Minor Subdivision– rezone the property  at 3880 Laverne Ave  Becker started her presentation regarding the Zoning Map Amendment and Minor  Subdivision.  The Zoning Map amendment is requested to rezone from GB to VMX.  This  land is guided for VMX in the Comprehensive Plan, which has not minimum lot size for  non‐residential.  The subdivision will create three separate parcels.    2 Lake Elmo Planning Commission Minutes; 1‐9‐17 This property does qualify for an exception to platting as it is not creating more than  four parcels.  There is a cash contribution for park land dedication of $5,220 required.   GB requires 1.5 acres per parcel, so if this is not rezoned, those 2 lots cannot be created.    Some engineering comments are that they are recommending a combined driveway  access for Parcel A & B.  There is also a need for a number of easements.  There were  more engineering comments regarding sewer & water and stormwater.    The zoning map amendment is consistent with the Comprehensive plan.  Staff is  recommending 13 conditions of approval.    Dodson asked if the City Engineer considered access of parcel B to Laverne Ave.  Becker  stated that the City Engineer did not look at that.  The condition could be changed to  state reviewed by the City Engineer.    Williams is wondering why the condition doesn’t require shared parking vs. just  encouraging it.  Becker stated that there might be circumstances where that might not  work.    Tim Freeman, represents Zignego, the idea of sharing parking is something that they are  interested in.  He talked about suburban type zero setbacks for the VMX district.  He  thinks making a condition of approval for the building setback and combined parking,  limits things for this approval and could be dealt with when a project comes forward.      Freeman feels that the parkland dedication has already been paid for this area by the  acre.  He feels replatting this property does not add any acreage, it just further  subdivides it.  Instead of having that be a condition of approval, he would like to see  something like this will be reviewed a little further with the City Attorney.    Dodson asked the developer what the motivation of subdividing the lots is vs. just  adding buildings to the existing lot.  Freeman stated that the new lots would most likely  have different ownership.  Dodson stated that when property subdivides, Parkland  dedication is paid.  Freeman stated that the fee was already paid on all of the acreage.   Wensman stated that the City Attorney has already reviewed this.   There was debate  about collecting it on 2 lots or 3.  The discovery of the previously paid fee, limited it just  to the 2 newly created lots.  The City Attorney is the one that recommended it as a  condition of approval.          Public Hearing opened at 7:30 pm  No one spoke and there were no written comments  Public Hearing closed at 7:31 pm  3 Lake Elmo Planning Commission Minutes; 1‐9‐17 Williams agrees that there is a conflict of the VMX zoning and the required utility  easement.  This area needs to be looked at for if it should be a parkway or something  else.   He is interested in removing number 7 as a condition of this project approval.    Wensman would recommend changing the wording of condition #8 to read if there is an  access to 39th street, that it be a shared driveway.   Williams is wondering if it would be  better to say that there will be only one access permitted to 39th Street for those 2 lots.  Williams would like condition 9 to state that the City will work with the owners of  Brookfield II building to analyze parking needs with the possibility of shared parking with  Brookfield II building and submit their findings to the City within 60 days of approval.   Wensman stated that there are no building plans yet and they should be required to  submit that with the site plan review.  Dodson’s concern is that the building plans will  not come at the same time.    Williams is wondering if something should be included in the findings that it would be  desirable for the existing Brookfield parking to be shared with the new development.   That way it is not a condition of approval, but makes it should desirable.               M/S/P: Dodson/Williams, move to recommend approval of the zoning Map amendment  to rezone the property located at 3880 Laverne Ave to Village Mixed Use, Vote: 6‐0,  motion carried unanimously.     M/S/P:  Dodson/Lundquist, move to recommend approval of the Minor Subdivision  request for the property located at 3880 Laverne Ave, subject to the 11 outlined  conditions of approval as amended and based on the amended findings, Vote:6‐0,  motion carried unanimously.     Public Hearing – Comprehensive Plan Amendment – to create a new land use  designation called “Golf Course Community” with updated maps and figures  Wensman started his presentation regarding the Comprehensive plan amendment for  the former Tartan Park property.  There would be 5 changes to the comprehensive land  use plan.  1) A new land use category called “Golf Course Community” 2) updated  density of 1.5‐2.49 3) updated planned land use map 4) “Preservation of Community  Amenities” will be added which describes the need for “Golf Course Community” land  use 5) updated map to reflect the changes to the MUSA.  The City has broad discretion when reguiding property.  The Golf Course Community  specifically ties the residential development to the golf course and cannot be  redeveloped if the golf course is eliminated.  The Royal Golf development will be a PUD  and if an amendment was requested to eliminate the golf course, it would be  inconsistent with the Comprehensive Plan and would be denied.