HomeMy WebLinkAbout#09 Easton Village 2nd Addn Final Plat STAFF REPORT
DATE: 5/2/2017
REGULAR
ITEM #: 9
MOTION
TO: City Council
FROM: Emily Becker, City Planner
AGENDA ITEM: Easton Village 2nd Addition Final Plat
REVIEWED BY: Stephen Wensman, Planning Director
BACKGROUND:
The City has received a Final Plat application from Chase Development for the 2nd Addition of
Easton Village, a 217 unit residential subdivision. The 2nd Addition includes 19 single family lots
that are located within 5.2 acres on the eastern portion of the subdivision and extended above the
northern boundary of the 1st Addition. Staff and the Planning Commission are recommending
approval of the request subject to conditions listed in this report.
ISSUE BEFORE COUNCIL:
The Council should determine if the proposed Final Plat is generally consistent with the approved
Preliminary Plat and either approve or deny the Final Plat application.
PROPOSAL DETAILS/ANALYSIS:
Consistency with Preliminary Plat. The proposed Final Plat is generally consistent with the approved
Preliminary Plat with the following exceptions:
• Missing Trail Connection. The Preliminary Plat was approved with a number of conditions, one
of which was that the Applicant provide a trail connection connecting the cul-de-sac bulb to the
trail along Village Parkway. The Applicant has proposed removing this trail because of desire for
wider lots to accommodate a variety of housing styles and because generally customers who
purchase homes on cul-de-sacs do so because of added security and privacy they provide for
families.
• No Parkland. Because of the missing trail connection outlined above, the 2nd Addition proposes
no dedicated parkland, and the Applicant will be required to pay a fee in lieu of parkland dedication.
The overall development 9.84 acres of parkland, and the 1st Addition dedicated 3.99 acres. The
Developers Agreement will determine the required parkland dedication fee for the 2nd Addition.
• Increased Number of Lots. The approved Preliminary Plat designated 18 units in this addition,
and the Applicant has proposed to increase this number to 19 units.
o Revised Preliminary Plat. The Applicant has submitted a revised Preliminary Plat that
shows that the total number of lots throughout the entire Easton Village development will
remain 217 units, leaving the overall density unchanged. It is a recommended condition of
approval that the Applicant submit the revised Preliminary Plat and Plans for Staff approval
prior to accepting applications for future phases of the development for Final Plat.
City Council Meeting
5/2/2017 Regular Agenda item #9
Page 2
• Landscape Plans. The Applicant’s Landscape Plans are not consistent with the approved
Preliminary Landscape Plans and will need to be updated and approved by City Staff before the
Final Plat may be recorded.
• Construction Plans and Permits. The Applicant will need to update all construction plans
according to the City Engineer Review Memo dated April 17, 2017 and obtain approval prior to
recording of Final Plat as well as obtain all necessary City and jurisdictional permits.
Planning Commission Review. The Planning Commission reviewed the proposed Easton Village 2nd
Addition Final Plat at its April 24, 2017 meeting. The Planning Commission recommended approval of the
proposed Final Plat with an affirmative vote of 6-1.
Comments in the affirmative were as follows:
• The removal of the trail is insignificant, as the trail location on the side yards of the two lots reduces
privacy, and the trail does not provide connection for a large number of lots.
Dissenting comments were as follows:
• The trail should not be removed, as it provides connectivity and it does not decrease privacy, as the
smaller lots and large houses in and of themselves provide little privacy.
Revised Recommended Findings of Fact and Recommended Conditions.
• Finding of Fact Amended. Upon its review, Planning Commission making the following
amendment to the Findings of Fact outlined in the Staff Report to the Planning Commission dated
April 24, 2017:
o 2) That the proposed Final Plat for Easton Village consists of the creation of 19 single-
family detached residential structures. and the elimination of the trail from the cul-de-sac
to Village Parkway.
• Condition Added. Additionally, Staff recommended that the following condition be added to the
conditions outlined in the Staff Report dated April 24, 2017:
o 10) That the Preliminary Plat and Preliminary Plans be revised and approved by the City
prior to accepting applications for future phases of the development for Final Plat.
FISCAL IMPACT:
The Developer Agreement associated with this Addition will further delineate financial impact.
OPTIONS:
The Council may:
• Approve the Easton Village 2nd Addition Final Plat with the recommended conditions of approval.
• Approve the Easton Village 2nd Addition Final Plat with amended conditions of approval.
RECOMMENDATION:
Staff and the Planning Commission recommend that the Council approve the Easton Village 2nd Addition
Final Plat with the recommended conditions of approval with the following motion:
“Move to adopt Resolution 2017-040 approving the Easton Village 2nd Addition Final Plat with the 10
recommended conditions of approval.”
ATTACHMENTS:
City Council Meeting
5/2/2017 Regular Agenda item #9
Page 3
• Easton Village 2nd Addition Final Plat Item of the 4/24/2017 Planning Commission Meeting Packet
• 4/24/2017 Planning Commission Meeting Minutes pertaining to Easton Village 2nd Addition Final
Plat
• Resolution 2014-040
BUSINESS ITEM 5a
STAFF REPORT
DATE: 4/24/2017
BUSINESS ITEM
ITEM #: 5A CASE # 2017-01
MOTION
TO: Easton Village 2nd Addition Final Plat
FROM: Emily Becker, City Planner
REVIEWED BY: Stephen Wensman, Planning Director
Jack Griffin, City Engineer
BACKGROUND:
The Planning Commission is being asked to consider a Final Plat request from Chase Development
for the 2nd Addition of Easton Village, a planned 217 unit residential development. The 2nd Addition
includes 19 single family lots that are located within 5.2 acres on the eastern portion of the
subdivision and extended above the northern boundary of the 1st Addition. Staff is recommending
approval of the request subject to conditions listed in this report.
ISSUE BEFORE COMMISSION:
The Commission is being asked to recommend approval or denial of the Final Plat request for the 2nd
Addition of Easton Village based on its consistency with the approved Preliminary Plat.
PROPOSAL DETAILS/ANALYSIS:
General Information.
Applicant: Chase Development, 2140 West County Road 42, Burnsville, MN
Property Owners: Easton Village, LLC (Tom Wolter) 2140 West County Road 42, Burnsville, MN
Location: Section 12 & 13, Township 29 North, Range 21 West in Lake Elmo, north of
30th Street, west of Manning Avenue, and south of the Union Pacific railroad
right-of-way. Part of Outlot F, Easton Village, Washington County, Minnesota.
PID Number 13.029.21.42.0025.
Request: Application for final plat approval of a 19 unit residential subdivision to be
named Easton Village.
Zoning: LDR – Limited Density Residential
Surrounding: North – vacant/agricultural land (RT – Rural Transitional); West – single family
home, City park, natural vegetation (PF – Public and Quasi Public Open Space;
South – vacant land (LDR – Limited Density Residential); East – Lake Elmo
Airport (Baytown Township).
Comp. Plan: Village Urban Low Density Residential (1.5 - 2.49 units per acre)
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History: Property was included in Village Planning Area boundary and municipal sewer
service area as defined in the 2013 Village Land Use Plan. Site has historically
been used for faming activities, including the growing of agricultural crops.
Sketch Plan review by Planning Commission on 1/27/14 with Preliminary Plat
approval on July 15, 2014. An AUAR for the Village Planning area was
approved by the City in May of 2009.
Action Deadline: Application Complete – 3/22/2017
60 Day Deadline – 5/21/2017
Extension Letter Mailed – N/A
120 Day Deadline – N/A
Regulations: Chapter 153 – Subdivision Regulations
Article XII – Urban Residential Districts (LDR)
§150.270 Storm Water, Erosion, and Sediment Control
Consistency with Preliminary Plat.
Previously Revised Preliminary Plat. Prior to the 1st Addition Final Plat approval, the approved
Preliminary Plat was revised in December of 2014 to address the following:
• The need to reconfigure the temporary access into the subdivision.
• Revisions to the grading plan.
• Adjustments to the property boundaries adjacent to the gas line that bisects the site .
• The provision of a slightly larger buffer from the railroad tracks.
• Revisions to the storm water management plan.
The 2nd Addition Final Plat application was compared against these revised Preliminary Plans
(December, 2014).
Increased Number of Lots. The revised Preliminary Plat did not significantly change the lot
configuration or density of the 2nd Addition. However, the number of lots as proposed in the 2nd
Addition Final Plat was increased by 1.
• # of lots in area proposed as 2nd Addition in approved and revised Preliminary Plat: 18
• # of lots in proposed 2nd Addition Final Plat: 19
Preliminary Plat Revision #2. Staff has requested that the applicant submit another revised
preliminary plat that will show how future phases will offset the density increase proposed for the
2nd and 3rd Additions. Application for Easton Village 3rd Addition was submitted with the 2nd
Addition final plat, but was deemed incomplete. The 3rd Addition proposes two additional lots than
proposed in the December 2014 preliminary plat. The revised preliminary plat is attached.
Decreased Lot Sizes.
The table below shows the lot sizes in the area proposed as 2nd Addition in the December 2014
Preliminary Plat as compared to the proposed 2nd Addition Final Plat:
Lot Block Revised Preliminary Plat Final Plat
1 1 10,043 9,817
2 1 8,450 9,091
3 1 8,450 9,750
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4 1 10,187 9,267
5 1 11,923 8,673
6 1 ---- 10,736
7 1 10,905 8,310
8 1 9,458 10,292
9 1 11,638 9,592
10 1 8,925 8,145
11 1 8,354 8,917
12 11 8,450 9,116
13 1 8,450 8,455
14 1 10,468 11,089
1 2 9,750 8,890
2 2 8,266 8,658
3 2 8,688 8,020
4 2 8,687 9,942
5 2 8,907 10,463
Area of Wetlands and Buffers: None proposed.
Final Area of Dedicated of (Non-Arterial) Right-of-Way: 1.136
Outlots. There are no outlots as part of this plat.
Engineering Comments. Attached is the City Engineer review letter dated April 12, 2017.
Summarily, the construction plans will need to be updated according to these comments, and
construction may not begin until the Applicant has obtained approval for the Final Construction
Plans.
Easements. 2nd Addition plats a portion of Outlot F of Easton Village 1st Addition. This Outlot has
three easements recorded against it, a permanent easement for drainage and utility purposes, and a
temporary access easement which terminates upon replatting of Outlot F and a temporary
construction easement which terminates after a one year warranty period after completion of
installing the public and utility and drainageway.
Temporary Cul-de-Sac. The Applicant is proposing a temporary cul-de-sac off of Linden Avenue
North. It is a recommended condition of approval that the Applicant provide a temporary road
easement over this cul-de-sac.
Parkland.
Missing Trail. The Preliminary Plat was approved on the condition that a trail be constructed
between Lots 13 and 14 of Block 3 as shown on the December 2014 Preliminary Plat as presented to
the Planning Commission on January 16, 2015. This was a Staff recommended condition based on
Sketch Plan review at the City Council. The Sketch Plan included this trail connection. Council had
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expressed concerned about the walkability of the neighborhood as a result of the many cul-de-sacs
within the neighborhood. According to meeting minutes, the Parks Commission did not make
recommendation to add this specific condition but rather was concerned about the walkability of the
neighborhood.
In the 2nd Addition application narrative and during meetings with Staff, the applicant has stated that
the trail connection shown on the Preliminary Plat has been eliminated because they have found that
customers who purchase cul-de-sac lots generally do so because of the added security and privacy
they provide for families. Additionally, the Applicant has stated that the elimination of the cul -de-sac
would help facilitate the design of wider lots and a mixture of lots to create more variety and options
for builders.
The Parks Commission reviewed the 2nd Addition Final Plat at its April 17, 2017 meeting, and they
did not see it necessary for this connection to be kept, as it does not provide overall connectivity from
the development to the Village or other areas of the City.
The Commission should consider whether or not the trail and outlot can be removed as proposed.
Parkland Dedication. No parks or open space are proposed with the 2nd Addition, however, 3.99
acres of parkland was dedicated with the 1st Addition.
As mentioned above, the revised Preliminary Plat showed a 0.07 acre trail outlot for which the
developer would have received dedication credit for in this phase of the development. The approved
Developer Agreement of the 1st Addition states that the developer shall be required to dedicate 9.84
acres of land for public park purposes for the entire subdivision, and the 1st Addition provided 3.99
acres of land. The future project phases were to either dedicate the remaining 5.85 acres of park land
or cash payment in lieu of dedication. If the removed trail connection is approved, no parkland
dedication credit will be given towards this phase, and the developer should be required to pay a
parkland dedication fee for the value of 0.52 acres of land for this phase (10% of the acreage of the
Final Plat area of 5.2 acres). An assessment has not been done on the value of this land, and this will
need to done prior to approval of the Developer Agreement. The Developer Agreement will outline
the determined amount the developer is to pay.
Updated Preliminary Plans. The Applicant has updated Preliminary Plans in order to show how
changes made to both 2nd and 3rd Additions since the previously approved Preliminary Plans
submitted December of 2014 will work. These Preliminary Plans have been reviewed and approved
by the City Engineer.
Village Parkway Extended. The Applicant has shown Village Parkway extended all the way
adjacent to 2nd Addition. While access to 2nd Addition will not be provided by Village Parkway, it is
city policy that all public improvements that are adjacent to any proposed lots be included in the Plat
and constructed as part of the Plat improvements. The main reasoning behind this is so that potential
buyers of homes on these lots are aware that a road will be constructed adjacent to their lots.
Landscape Plans. The applicant is proposing 19 trees within the 2nd Addition, which is not
consistent with updated Preliminary Landscape Plans.
The Applicant submitted updated Preliminary Landscape Plans along with application for 1st
Addition Final Plat, dated 12/17/2014 in response to comments provided by the City’s
Landscape Architect in a review letter dated 12/3/2014.
The Applicant has not shown in the Landscape Plans landscaping along the extension of
Village Parkway. The Landscape Plans will need to be updated to include these plantings.
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The Applicant is proposing Scarlet Jewel Maples and Redmond Linden where some Autumn
Blaze Maples were proposed on the Preliminary Plan, and tree placement is a bit different
than provided in the Preliminary Plan, as shown below for comparison.
The Landscape Plan does not include utility locations. The Plans will need to be updated to
include this.
The Preliminary Landscape Plan Review letter dated December 2, 2014 required that
landscape irrigation plans be provided for all commonly held HOA & City Outlots/ROW
areas. While there are no commonly held HOA or City Oulots within the 2nd Addition, the
irrigation plans will need to be provided for the ROW area along Village Parkway when this
is included in the updated Landscape Plans.
A Landscape Maintenance Agreement will need to be provided for all City ROW areas.
Street Naming. The proposed street names are consistent with Lake Elmo’s Street Naming Policy.
While there is a Linden Avenue North in the Sanctuary Development, Easton Village 1st Addition
Final Plat was approved with the name of Linden Avenue North, and the Linden Avenue in 2nd
Addition is a direct extension of the Linden Avenue of 1st Addition.
Village Parkway. Staff is considering/exploring some changes to the Village Parkway design to
allow tree planting between the trail/sidewalk and the street, to eliminate the irrigat ion requirement,
changing the turfgrass sod to salt tolerant sod or no-mow, and potentially modifying the soil
requirements to support plant establishment without irrigation.
Final Plat Approval Process. 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 Easton Village
Preliminary Plat did include a series of conditions that must be met by the applicant, which are
addressed in the “Review and Analysis” section below. There are no public hearing requirements for
a final plat.
In order to provide the Planning Commission with an update concerning the conditions associated
with the preliminary plat for Easton Village, Staff has prepared the following:
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold
italics):
1) Within six months of preliminary plat approval, the applicant shall complete the following: a) the
applicant shall provide adequate title evidence satisfactory to the City Attorney; and b) the
applicant shall pay all fees associated with the preliminary plat. The above conditions shall be
met prior to the City accepting an application for final plat and prior to the commencement of any
grading activity on the site. Comments: a) all title work will need to be submitted and reviewed
by the City Attorney before City officials sign the final plat; b) the applicant has submitted an
escrow payment with Final Plat application that is being used to cover Staff and consultant
expenses related to the City’s review.
2) The grading plan shall be updated to include the protective tree fencing necessary to preserve all
vegetative areas identified for protection around the 5.15 acre residential parcel to the west of the
subdivision. Comments: The grading plan has been updated accordingly. All disturbed areas
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are shown on the plan, and the applicant will need to replace disturbed tress in accordance
with the City’s tree replacement schedule.
3) The applicant shall work with the City and Washington County to identify and reserve sufficient
space for a future trail corridor along the western right-of-way line of Manning Avenue.
Comments: The proposed Manning Avenue right-of-way is consistent with County
requirements, as the planned roadway segment includes room for trails on one or both sides of
the right-of-way. The County’s future plans for Manning Avenue include a trail along the
western side of this road.
4) The applicant shall submit a landscape plan prepared by landscape architect for review and
approval by the City. The landscape plan submittal will include a tree protection and
replacement plan consistent with City ordinances. Comments: The applicant submitted
updated Preliminary Landscape Plans dated 12/17/2014 with the application for 1st Addition
Final Plat. The 2nd Addition landscape plans are incomplete and will need to be revised for
City review and approval.
5) The final plat will incorporate all review comments from the City’s landscape architect, including
the selection and mix of plantings within storm water basins and infiltration areas. Comments:
Please see above condition.
6) The landscape plan shall include additional plantings around the Northern Natural Gas utility
site. Comments: This condition is not relevant to the 2nd Addition Final Plat as there is no gas
easement in this portion of the development.
7) The proposed access to Manning Avenue will be permitted as a temporary access until such time
that the Village Parkway is connected to 30th Street. The construction plans will be updated to
reflect the temporary nature of this street. Comments: The applicant asked during the 1st
Addition Final Plat that this provision be updated to state that the temporary access will be
allowed for a minimum of five years. Staff was supportive of this revision and has updated the
proposed conditions the 1st Addition Final Plat approval to reflect the change. This condition
is not relevant to the 2nd Addition Final Plat.
8) The applicant shall be responsible for the construction of all improvements within the Manning
Avenue (CSAH 15) right-of-way as required by Washington County and further described in the
review letter received from the County dated June 24, 2014. The final construction plans for
the 1st Addition were updated to incorporate the required improvements to Manning Avenue.
This condition is not relevant to the 2nd Addition final plat.
9) 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 appropriate watershed districts
for the storm water management system prior to the commencement of any grading or
development activity on the site. Comments: Because the Valley Branch Watershed District
has not yet completed its review of the revised storm water plans, this condition will need to be
addressed before the City will grant final approval of the construction plans. This has been
added as a condition of approval of Final Plat.
10) 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
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park and open space on the final plat. Comment: A Landscape License Agreement was
executed for the 1st Addition and another one will be executed after the approval of 2nd
Addition.
11) The developer shall provide an updated accounting of the land to be dedicated for park purposes
prior to submission of a final plat. If required, 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 the City’s Subdivision Ordinance less the amount of land
that is accepted for park purposes by the City. Any cash payment in lieu of land dedication shall
be paid by the applicant prior to the release of the final plat for recording. Comments: The park
dedication requirements for the entire Easton Village development is 9.84 acres of land,
representing 10% of the development area. During the 1st Addition Final Plat, the applicant
provided an accounting of the land to be dedicated for park purposes, stating that the entire
development will provide 7.29 acres of public park land. Staff had reviewed these numbers
with the 1st Addition Final Plat application and found them to be accurate. However, this
number will be amended if Council approves the elimination of the trail/outlot within the 2nd
Addition Final Plat. The final agreement with the City concerning either a cash payment for
the park land shortfall or future land dedication should be addressed in the developer’s
agreement for Easton Village 2nd Addition.
12) Any land under which public trails are located will be accepted as park land provided the
developer constructs said trails as part of the public improvements for the subdivision.
Comments: The Applicant has not proposed any trails in this Addition. If it is determined that
the trail connection between what is now being proposed as Lot 7 and 8 of Block 1 (referred to
in the Preliminary Plat conditions as Lot 13 and 14 of Block 3), this condition will apply.
13) All required modifications to the plans as requested by the City Engineer in a review letter dated
June 26, 2014 shall be incorporated into the plans prior to consideration of a final plat.
Comments. The preliminary plat and plans have been updated to address the City Engineer’s
review comments. The Engineer has submitted an updated report specific to th e final plat, and
this review is attached for consideration by the Planning Commission. Most of the comments
pertain to final information or revisions necessary to approve the construction plans for the
proposed improvements.
14) The City and developer will determine the appropriate distribution of future costs associated with
the Village Parkway railroad crossing improvements as part of a developer’s agreement for any
portion of Easton Village. Comments: Staff will be drafting a developer’s agreement for
consideration by the Council that will incorporate a section dealing with this provision.
15) The developer shall address any comments from Metropolitan Airport Commission as part of a
final plat submission for any portion of Easton Village. MAC will be asked to comment on the
landscape plan, and the plan shall be revised to address any specific comments concerning the
appropriate vegetation to be planted within storm water facilities. Comments: MAC has
provided a review of the updated plans and provided comments to the developer in a letter
dated December 8, 2015. This letter contains recommended mitigation strategies to reduce the
attractiveness of the storm water retention and infiltration areas for waterfowl. Other
recommendations from MAC have been incorporated into the applicant’s landscape plans.
Mac’s comments are not relevant to the 2nd Addition Final Plat.
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16) The landscape plan shall be revised to eliminate all trees planted within the Lake Elmo Airport
Regulatory Protection Zone. Comments. The Preliminary and 1st Addition landscape plans
have been updated accordingly. MAC’s comments are not relevant to the 2nd Addition Final
Plat.
17) The final plat shall include a paved trail connection between Lots 13 and 14 of Block 3.
Comments: The Applicant is proposing eliminating this trail connections, for reasons cited
herein.
18) The applicant shall submit written acknowledgement from the property owner of the parcel
immediately to the south of Easton Village concerning the storm water being outlet running into
their property. Comments: Since the approval of the preliminary plat, the applicant has met
with the watershed district, county, and Gonyea Homes to discuss the proposed storm water
management system along Manning Avenue. This condition is not relevant to the 2nd Addition
Final Plat.
19) The applicant is encouraged to incorporate elements from the Lake Elmo Theming Study into the
open space areas within the subdivision. Comments: This was Staff recommendation at the
time of Preliminary Plat to encourage the applicant to utilize a white “horse fence” with
landscaping in order to address the comments from MAC to provide a barrier around the
storm water ponds. This fence was not erected, but instead additional landscaping was
installed to provide screening. The applicant’s landscape plan for the 1st Addition incorporated
elements from the theming study, including the proposed entrance monument sign.
20) The developer shall obtain all required permits from Northern Natural Gas to perform
construction work over the gas line that runs from north to south across this site. Comments.
Northern Natural Gas provided review comments to the developer in August of 2014, and these
comments have been incorporated into the updated plans. The developer will need to submit
the final construction plans to the gas company for review, and will need to abide by any
conditions imposed by Northern Natural Gas. This has been added as a condition of approval.
There are no impacts to this easement in the 2nd Addition.
21) The developer shall be required to extend sewer to the northernmost boundary of the site.
Comments. The Easton Village Trunk Sewer Line project has been completed and has
extended sanitary sewer service to the northern boundary of the plat, connecting to the sewer
line recently installed by the City of Lake Elmo under the railroad tracks that continues
further north (and connects to the 39th Street line also recently installed 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 Cit y to deem the
final plans complete. 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 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.
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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 and applicable Staff prior to the recording of the Final Plat.
All changes and modifications to the plans requested by the City Engineer in the
memorandums addressing Easton Village 2nd Addition Final Plat and Easton Village 2nd
Addition Construction Plan Review dated April 12, 2017 in the memo 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 Easton Village 2nd Addition Final Plat 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 its execution by City Officials.
4) The Applicant shall submit an updated Landscape Plan that is consistent with Preliminary
Landscape Plans; shows utility locations; shows irrigation plans; and includes the right -of-
way area along Village Parkway. The updated plans will need to be approved by the City’s
Landscape Architect. A Landscape Maintenance Agreement will need to be provided for all
City right-of-way areas.
5) Temporary easements for the temporary cul-de-sacs shall be executed and recorded on the
City standard easement agreement form.
6) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights.
7) All builders shall be encouraged to incorporate interior noise reduction measures into single
family residential structures within the subdivision based on the Metropolitan Council’s
Builder Guide.
8) The proposed access to Manning Avenue will be permitted as a temporary access until such
time that the Village Parkway is connected to 30th Street or 5 years has passed from the date
of final plat approval of the 1st Addition (March 23, 2020), whichever is longer. The
developer’s agreement for Easton Village shall include appropriate financial securities
concerning the future cost for removal of the temporary access.
9) Approval by the Valley Branch Watershed District is needed for revised stormwater plans.
DRAFT FINDINGS
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Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Easton Village 2nd Addition Final Plat:
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
2) That the proposed Final Plat for Easton Village consists of the creation of 19 single-family
detached residential structures.
3) That the Easton Village 2nd Addition Final Plat is generally consistent with the Preliminary
Plat and Plans as approved by the City of Lake Elmo on July 15, 2014 and as amended to
comply with conditions of preliminary plat approval with the exceptions of issues identified
in the April 24, 2017 Staff report to the Planning Commission.
4) That the Easton Village 2nd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
5) That the Easton Village 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district regulations.
6) That the Easton Village 2nd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances with the exception of issues identified in the April 24, 2017 Staff report
to the Planning Commission.
7) That the Easton Village 2nd Addition Final Plat complies with the City’s subdivision
ordinance.
8) That the Easton Village 2nd Addition Final Plat is generally consistent with the City’s
engineering standards with the exception of necessary plan revisions outlined by the City
Engineer in his review comments to the City dated April 12, 2017.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the 2nd Addition Final Plat
for Easton Village with the 9 conditions of approval as listed in the Staff report. Suggested motion:
“Move to recommend approval of the Easton Village 2nd Addition Final Plat with the 9 conditions
of approval as drafted by Staff”
ATTACHMENTS:
1. Application Form
2. City Engineer Review Letters
3. Updated Preliminary Plans dated 12/17/2014
4. Easton Village 2nd Addition Final Plat and Plans
5. Revised Preliminary Plans
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SUGGESTED ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- 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
EASTON VILLAGE 2ND ADDITION
FINAL PLAT WRITTEN STATEMENTS
January 14, 2017
A)PROJECT CONTACTS:
OWNER:DEVELOPER:
Tom Wolter Tom Wolter
Easton Village, LLC Chase Development
2140 County Road 42 West 2140 County Road 42 West
Burnsville, MN 55337 Burnsville, MN 55337
Phone: 952-292-0046 Phone: 952-292-0046
timbercrest@ymail.com timbercrest@ymail.com
AUTHORIZED AGENT:
Project Contact/Engineer:
Todd A. Erickson, PE
EricksonCivil
333 North Main Street, Suite 201
Stillwater, MN 55082
Phone: 612-309-3804
todd@tericksonllc.com
Surveyor:
Paul A. Johnson, LS, EricksonCivil
Landscape Architect:
David Chmielewski, LA, EricksonCivil
EASTON VILLAGE 2nd ADDITION
FINAL PLAT WRITTEN STATEMENTS
Page 2 of 4
B)SITE DATA:
Address: No current address.32xx Linden Lane North.
Current Zoning: LDR
Parcel Size: 5.20 Acres,226,528 Sq. Ft.
PID No.:13.029.21.42.0025
Current Legal:Part of Outlot F, Easton Village, Washington County, Minnesota.See also
Final Plat Dedication Page 1 of 2.
C)FINAL SUBDIVISION AND LOT INFORMATION:
Name of Final Plat:Easton Village 2nd Addition
Table of Proposed Lots:
Lot Block Area (Sq. Ft.)Area (Acre)Lot Width (1)Lot Depth (2)
1 1 9,817 0.225 79 130
2 1 9,091 0.209 70 130
3 1 9,750 0.224 75 130
4 1 9,267 0.213 75 120
5 1 8,673 0.199 75 110
6 1 10,736 0.246 65 120
7 1 8,310 0.191 65 115
8 1 10,292 0.236 65 115
9 1 10,254 0.235 65 115
10 1 7,483 0.172 70 115
11 1 8,917 0.205 70 125
12 1 9,116 0.209 70 130
13 1 8,455 0.194 65 130
14 1 11,089 0.255 70 130
1 2 8,701 0.200 65 120
2 2 8,658 0.199 70 120
3 2 7,772 0.178 65 120
4 2 10,190 0.234 70 120
5 2 10,463 0.240 60 120
ROAD RIGHT OF WAY 49,494 1.136
TOTAL AREA DEVELOPED 226,528 5.200
(1) Lot width at setback shown on plan
(2) Average approximate lot length, some lots are irregular in shape (see plan for exact dimensions)
EASTON VILLAGE 2nd ADDITION
FINAL PLAT WRITTEN STATEMENTS
Page 3 of 4
Area of Parks and Trails:None proposed.
Area of Wetlands and Buffers:None on this proposed addition.
Final Area of Dedicated Right of Way:1.136 Acres
Legal Description of All Lots:See Final Plat Graphics, Sheet 2 of 2.
Easements to be Vacated:Temporary Roadway Easement (Easton Village)
D.EXPLANATION OF ISSUES SINCE PRELIMINARY PLAT:
The lot layout has been revised to adjust to market conditions, allowing for wider lots and a
mixture of lots to create more variety and options for builders. This adjustment of lots will not
alter the overall density and is not a request to increase or decrease the overall density of the
preliminary plat, only a request to adjust lot lines to accommodate some more variety for the
overall subdivision.
E.FINAL DENSITY:
Same as presented for Preliminary Plat Documents. Below is a summary of the density
calculation of the preliminary plat of Easton Village:
AR
E
A
C
A
L
C
U
L
A
T
I
O
N
SU
M
M
A
R
Y
PARK AREA 7.96
OPEN SPACE 18.90
LOT AREA 52.25
RIGHT OF WAY 19.37
RUNWAY PROTECTION
ZONE 4.77
STEEP SLOPE AREAS 2.65
TOTAL PROPERTY AREA 98.47
TOTAL PROPOSED LOTS 217
PERCENT OF OPEN
SPACE/PARK 27.3%
GROSS DENSITY 2.20
NET DENSITY*2.38
F.INFRASTRUCTURE IMPROVMENTS:
The proposed storm sewer will be connected to the existing pond constructed with Easton
Village. The water main and sanitary sewer will be extended from the constructed water and
EASTON VILLAGE 2nd ADDITION
FINAL PLAT WRITTEN STATEMENTS
Page 4 of 4
sewer of Easton Village. All utilities will be constructed per city standards.The storm water
ponding for this addition has been planned for and will be accommodated by the existing
constructed pond of Easton Village.Stubs for water and sewer will be installed for future
phases of the overall project.
G.CONCERNS OF NEIGHBORING PROPERTIES:
No known issues.
H.CONFLICTS WITH NEARBY LAND USES:
No known issues.
I.JUSTIFICATION RELATING TO BURDEN ON EXISTING INFRASTRUCTURE:
This project is a part of an overall larger project, which density has been planned for with the
installation of a trunk sewer and watermain and highway right turn and bypass lane for access,
therefore this project will not create any undue burden on the existing infrastructure of the City
or surrounding area.In addition to the water and sewer charges the City will get from this
project, it will add approximately $14,000 a year in tax payments to the City of Lake Elmo, with
additional tax payments going to the County, School District and Met Council to offset any
burden created by this project.
J.PROPOSED LAKESHORE ACCESS:
None Proposed.
K.PROPOSED PARKS AND OPEN SPACE:
None Proposed. Easton Village currently contains a park and open space, dedicated with the
first addition of the project.The trail connection originally shown on the preliminary plat has
been eliminated on this final plan. For this neighborhood to connect to the trail system, the
access is by sidewalk one block south at the Easton Village Park. We have found that
customers purchase cul de sacs lots because of the added security and privacy they provide for
families, with the feature of one entrance for both pedestrian and vehicular traffic.
L.CONSTRUCTION SCHEDULE:
Construction would be expected to begin as soon as possible in the spring of 2017. Substantial
completion of the project would occur in the fall of 2017.
PAGE 1 of 2
MEMORANDUM
Date: April 12, 2017
To: Todd Erickson, P.E., Erickson Civil Site Re: Easton Village 2nd Addition
Cc: Tom Wolter, Chase Development
Jack Griffin, P.E., City Engineer
Stephen Wensman, City Planner
Construction Plan Review
From: Chad Isakson, P.E., Municipal Engineer
An engineering review has been completed for the Easton Village 2nd Addition Construction Plans consisting of the
following documentation prepared by Erickson Civil Site:
Easton Village Preliminary Plat Revisions dated March 17, 2017.
Easton Village Preliminary Plat Stormwater Management Revisions dated March 17, 2017.
Easton Village 2nd Addition Final Plat, not dated.
Easton Village 2nd Final Plat Narrative dated February 14, 2017.
Easton Village 2nd Addition Construction Plans dated March 17, 2017.
STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat comment memo to
direct plan corrections necessary for final construction plan approval. When submitting revised plans, please
provide a point by point response letter that details all changes made to the plans.
FINAL PLAT, GENERAL PLANS & SPECIFICATION REQUIREMENTS:
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual using City details, plan notes and specifications and meeting City Engineering
Design Guidelines.
Specifications for the Easton Village 2nd Addition must be prepared and submitted for the improvements.
GRADING PLAN AND EROSION CONTROL PLANS & STORM WATER MANAGEMENT:
C2: Label exiting utility type, pipe size and pipe material.
C2: Label existing street and ROW widths.
C2: Provide existing inverts of all structures. Some inverts have been provided on the plans, many others
have not.
C3: The first Erosion Control Plan Sheet must have the City Standard Plan Notes for Grading and Erosion
Control. Move these plan notes from Sheet C5.
C3: Keyed notes are incomplete and in some instances are not correct. Please review and revise as needed.
C3: Add protection around existing storm sewer FES in Outlot E.
C3/C4: Revise grading note #18 to reference the correct plan sheets.
C4: Remove proposed 3rd Addition Improvements from the 2nd Addition plans.
C6: Drainage path from rear yard of Lot 6 to Outlot E contains a critical EOF point between Lots 7‐8. The
entire drainage path must be emphasized in its design to establish a permanent flow path (established
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
swale) that cannot be graded in the future. The EOF must be located in the center of the 15 foot easement
with gentle grades within the easement area. The grade within Village Parkway must maintain the 4%
maximum slope. How does the grade from the right‐of‐way connect back to the EOF grade?
C6: A redesign of the grading/storm sewer layout along rear yards of Lots 3‐6, Block 1 is required. The
storm sewer pipe is too shallow, does not meet the City minimum pipe cover, and the HWL should not be
allowed to pond over the pipe as proposed. A beehive structure must be used when located in the open
rear yard area.
C6: The grading plans must be revised to include frequent spot elevations along Lots 2‐13, Block 1 as a
quality control measure to guide the grading contractor to contain the HWL contours within the easement
areas. These spot elevations must be shot and provided as part of the as‐built grading plans prior to the
release of building permits. Provide minimum of 2 spot elevations per lot.
C6: Revise the low floor elevation for Lots 9‐14 and Lots 1‐6, Block 1 to 918.6. The downstream as‐built EOF
at the south end of Outlot E is 917.53.
C6: Label the storm water Pond and provide the HWL contours.
C6: The grading plans must include the driveway locations and grades and building setbacks.
C6: The grading plans are incomplete along Village Parkway and the west side of Village Parkway. All areas
must be graded to provide positive drainage throughout the site, including the temporary grading
conditions.
C6: Add a temporary cul‐de‐sac per City standard detail at the north end of Village Parkway.
C6/C7: Revise grading note #7 to reference the correct plan sheets.
C7: Remove proposed 3rd Addition Improvements from the 2nd Addition plans.
C8: Add lot setbacks, street names and temporary cul‐de‐sac at north end of Village Parkway.
C9‐C11: Utility conduit crossing locations must be shown on all plans.
C9: Revise cul‐de‐sac geometrics to meet City minimum standards; pavement radius of 45 feet and R/W
radius of 60 feet.
C11: Revise typical section plan note as follows: “See City standard plate 801 for placement of pavement
section including drain tile”.
C11: Add plan notes for completion of Village Parkway storm sewer. Show existing storm sewer as existing
on the plans. Ad plan notes to adjust catch basins, placement of castings, etc.
C11: Label low points and high points on plan view.
C11: Remove proposed 3rd Addition Improvements from the 2nd Addition plans.
C11: remove Keyed Notes #1, #3, and #5. They are not applicable to the 2nd Addition plans.
C12: Change sewer pipe minimum grade to 0.5% whenever possible.
C12: Revise water/sewer service stubs to Lots 1 and 14, Block 1 to connect from Linden Court.
C14: Revise CB‐8 to meet minimum 3 feet of pipe cover.
C14: Redesign storm sewer from FES‐5 to east of CB‐4 to provide minimum 3 feet of pipe cover.
C14: Add plan note to protect/restore existing DT and clean outs with utility rework at Lots 4 and 5 Block 2.
C14: Extend DT a minimum of 100 feet in both directions with clean out at all ends from CB‐7, CB‐8, CB‐2
and CB‐3.
C16‐C21: Update details as follows: Replace details 201, 208, and 505 with March 2017 version. Add 313,
315, 507B‐E, 514, 807B, 900A, 901, 902 and 903.
L1: Revise Note to require field locating all trees, not just trees on City property/right‐of‐way.
L1: Show utilities on landscape plans to help maintain tree/utility offset.
Add landscape plan for Village Parkway.
PLAT: Consider expansion for the easement at rear yard of Lots 7‐8, Block 1 to better protect critical EOF.
Storm sewer design calculations must be submitted. The design calculations must demonstrate that all
pipe velocities remain at or below 15 fps and all outfall pipe velocities remain at or below 5 fps.
PAGE 1 of 1
MEMORANDUM
Date: April 12, 2017
To: Stephen Wensman, City Planner Re: Easton Village 2
nd Addition – Final Plat
Cc: Chad Isakson, P.E., Municipal Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Easton Village 2nd Addition. Final Plat/Final Construction Plans
were received on March 22, 2017. The submittal consisted of the following documentation prepared by Erickson
Civil, or as noted:
Easton Village Preliminary Plat Revisions dated March 17, 2017.
Easton Village Preliminary Plat Stormwater Management Revisions dated March 17, 2017.
Easton Village 2nd Addition Final Plat, not dated.
Easton Village 2nd Final Plat Narrative dated February 14, 2017.
Easton Village 2nd Addition Construction Plans dated March 17, 2017.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: EASTON VILLAGE 2ND ADDITION
No construction for Easton Village 2nd Addition may begin until the applicant has received City Engineer
approval for the Final Construction Plans; the applicant has obtained and submitted to the City all
applicable permits, easements and permissions needed for the project; and a preconstruction meeting has
been held by 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 revised in accordance with the Construction Plan
engineering review memorandum dated April 12, 2017 and approved by the City Engineer. In particular,
the grading, storm water management including critical emergency overflow locations, and storm sewer
must be revised to meet the City engineering design standards.
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual using City details, plan notes and specifications and meeting City Engineering
Design Guidelines.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
There are no Outlots as part of this Plat to be dedicated to the City.
Final Plat should be contingent upon the City receiving copies of fully executed temporary easements for
the temporary cul‐de‐sacs using the City standard easement agreement form.
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
6
Lake Elmo Planning Commission Minutes; 4‐24‐17
Business Item – Easton Village 2 Final Plat
Becker started her presentation for Easton Village 2 Final Plat. This addition is for 19
single family lots in the 217 unit development. Prior to approval of Final Plat,
Preliminary Plans were updated to meet conditions of Preliminary Plat approval.
Revisions to these plans were required in order to address the following: 1) reconfigure
temp access 2) grading plan revisions 3) Adjustments to property Boundaries 4) Slightly
larger buffer from railroad tracks 5) revisions to stormwater mgmt. plan. The applicant
has increased the number of lots for the 2nd Addition Final Plat application from 18, as
proposed in Preliminary Plat, to 19 and there is a decrease in lot size. The developer has
also removed a trail and outlot. There is 9.84 acres of required parkland dedication.
3.99 acres were dedicated with 1st addition which leaves a remaining 5.85 acres of cash
payment in lieu of land. The developer was required to again update the preliminary
plans prior to reviewing the 2nd Addition Final Plat to reflect the lot size and number
changes. The issues with the landscape plans are as follows 1) there is no landscaping
shown on Village Parkway 2) there are no utility locations 3) irrigation plans needed for
ROW area 4) landscape maintenance agreement needed for ROW areas 5) condition of
approval landscape plans updated and approved by City Landscape Architect. Staff is
reviewing the Village Parkway Plan and the landscaping plans may be modified based on
that review.
The final plat is generally compliant with preliminary plat with the following exceptions
1) plan revision and proper permits required 2) parkland dedication is required and
needs to be re‐evaluated with trail and outlot being eliminated 3) #14 distribution of
future costs associated with Village Parkway railroad crossing improvements to be
determined as part of developer’s agreement 4) #17 applicant is proposing eliminating
trail connection.
Dodson is concerned with the elimination of the trail connection. They pushed at
preliminary plat to have that and doesn’t know why it was removed. Becker stated that
the trail connection was discussed at the Park Commission and they didn’t see a
problem with it.
Dodson asked about condition #7 encouraging builders to incorporate interior noise
reduction measures. Dodson is wondering if that had been done in phase I. Wensman
stated that he is not aware of if that is happening or not.
Kreimer asked if there was a net increase of the development with the extra lot for
phase II. Becker stated that the overall development would still be 217 units. Kreimer
asked about the Village Parkway and why it did not get built completely to 2nd addition
as required with the first phase.
Tom Wolter, Easton Village Developer, they are eliminating the trail, however, there is
still sidewalks in the cul‐de‐sac that connects to the other sidewalks in development. By
7
Lake Elmo Planning Commission Minutes; 4‐24‐17
eliminating the trail, they have a variety of lot widths and can accommodate different
home types. People also like the privacy of not having a trail at the end of the cul‐de‐
sac. Dodson asked if there was a way to put the trail between 2 other lots. Wolter
stated that this segment of trail really doesn’t connect to anything.
Dodson asked about the sound abatement. Wolter stated that would go back to the
building department. Dodson asked if the builders are being encouraged to do any
sound abatement. Wolter stated that there is language in the HOA agreement
regarding the airport. There is no agreement between the developer and the builders.
Dodson is concerned about the trail being removed as the discussion at preliminary plat
was for connectivity. Williams doesn’t think the trail should be removed. He thinks it
does provide connectivity between the sidewalk and the cul‐de‐sac and Village Parkway.
He doesn’t buy the argument for privacy because the houses are so big and so close
together that there isn’t privacy anyway.
Dorschner feels that because the houses are so close, the trail should be removed
because there really isn’t a need with sidewalks on both sides. He feels the trail is
intrusive into the yards of those 2 lots and the lots would be hard to sell with the
easement. Larson is looking at this more as a jurisdictional issue. The Park Commission
has seen this and reviewed this and they said that it could be taken out. Larson feels it
is more the decision of the Park Commission. Williams recalls that the Park Commission
isn’t in favor of trails at the end of any Cul‐de‐Sac and he doesn’t agree with their
position. Williams stated that there are many sidewalks and trails that go along the side
of houses. Fields does not like to see an amenity that was approved at preliminary plat
removed when it comes to final plat. However, he does not see a great functionality of
that piece of trail. He has mixed feelings about it. Kreimer is in favor of trails at the end
of cul‐de‐sacs, but he is in favor of getting a better variety of lots in this development.
Williams stated that there is an easy way to get more variety and that would be to put
smaller homes on some of these lots.
Williams made a friendly amendment to add to finding #2 the elimination of the trail at
the cul‐de‐sac to the parkway, accepted by Dorschner.
M/S/P: Dorschner/Lundquist, move to recommend approval of the Easton Village 2nd
Addition Final Plat with the 10 conditions of approval as drafted by staff and amended:
Vote: 6‐1, motion carried.
Williams asked if any of the conditions mentioned that trail. Becker stated that the trail
was a condition of approval for preliminary plat approval. Williams asked if any of the
findings for this approval address taking out that trail. Wensman stated that a finding
might be beneficial. Dodson feels it is covered as finding #3 states issues identified in
staff report.
1
Resolution 2017-040
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-040
A RESOLUTION APPROVING A FINAL PLAT FOR EASTON VILLAGE 2ND ADDITION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Chase Development, 2140 West County Road 42, Burnsville, MN has
submitted an application to the City of Lake Elmo (“City”) for a Final Plat for Easton Village
2nd Addition Final Plat, a copy of which is on file in the City of Lake Elmo Planning
Department; and
WHEREAS, the Easton Village Sketch Plan was reviewed by the Planning Commission
on January 7, 2014 and approved by City Council on February 5, 2014; and
WHEREAS, the City approved the Easton Village Preliminary Plat subject to 21
conditions; and
WHEREAS, the proposed Easton Village 2nd Addition includes 19 single family
residential lots within the Easton Village 217 unit residential development; and
WHEREAS, the Lake Elmo Planning Commission reviewed the Easton Village 2nd
Addition Final plat at its April 24, 2017 meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Final Plat subject to 11 conditions of approval; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Final Plat as part of a memorandum to the City Council for its
May 2, 2017 meeting; and
WHEREAS, the City Council reviewed the Easton Village 2nd Addition Final Plat at its
meeting held on May 2, 2017 and made the following findings:
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
2) That the proposed Final Plat for Easton Village consists of the creation of 19 single-family
detached residential structures and the elimination of the trail from the cul-de-sac to Village
Parkway.
2
Resolution 2017-040
3) That the Easton Village 2nd Addition Final Plat is generally consistent with the Preliminary
Plat and Plans as approved by the City of Lake Elmo on July 15, 2014 and as amended to
comply with conditions of preliminary plat approval with the exceptions of issues identified
in the April 24, 2017 Staff report to the Planning Commission.
4) That the Easton Village 2nd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
5) That the Easton Village 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district regulations.
6) That the Easton Village 2nd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances with the exception of issues identified in the April 24, 2017 Staff report
to the Planning Commission.
7) That the Easton Village 2nd Addition Final Plat complies with the City’s subdivision
ordinance.
8) That the Easton Village 2nd Addition Final Plat is generally consistent with the City’s
engineering standards with the exception of necessary plan revisions outlined by the City
Engineer in his review comments to the City dated April 12, 2017.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Easton Village 2nd Addition Final Plat subject to the following conditions:
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 and applicable Staff prior to the recording of the Final Plat.
All changes and modifications to the plans requested by the City Engineer in the
memorandums addressing Easton Village 2nd Addition Final Plat and Easton Village 2nd
Addition Construction Plan Review dated April 12, 2017 in the memo 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 Easton Village 2nd Addition Final Plat 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 its execution by City Officials.
4) The Applicant shall submit an updated Landscape Plan that is consistent with Preliminary
Landscape Plans; shows utility locations; shows irrigation plans; and includes the right-of-
way area along Village Parkway. The updated plans will need to be approved by the City’s
Landscape Architect. A Landscape Maintenance Agreement will need to be provided for all
City right-of-way areas.
3
Resolution 2017-040
5) Temporary easements for the temporary cul-de-sacs shall be executed and recorded on the
City standard easement agreement form.
6) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights.
7) All builders shall be encouraged to incorporate interior noise reduction measures into single
family residential structures within the subdivision based on the Metropolitan Council’s
Builder Guide.
8) The proposed access to Manning Avenue will be permitted as a temporary access until such
time that the Village Parkway is connected to 30th Street or 5 years has passed from the date
of final plat approval of the 1st Addition (March 23, 2020), whichever is longer. The
developer’s agreement for Easton Village shall include appropriate financial securities
concerning the future cost for removal of the temporary access.
9) Approval by the Valley Branch Watershed District is needed for revised stormwater plans.
10) That the Preliminary Plat and Preliminary Plans be revised and approved by the City prior to
accepting applications for future phases of the development for Final Plat.
Passed and duly adopted this 2nd day of May, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk