HomeMy WebLinkAbout# 16 Wildflower PUD Amendment STAFF REPORT
DATE: 6/6/2017
REGULAR
ITEM #: 16
MOTION
TO: City Council
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Wildflower at Lake Elmo Planned Unit Development Amendment
REVIEWED BY: Sarah Sonsalla, City Attorney
Rob Welden, Public Works Director
Mike Bent, Building Official
Jack Griffin, City Engineer
Emily Becker, City Planner
BACKGROUND:
Robert Engstrom is requesting an amendment to the Wildflower at Lake Elmo Planned Unit Development
(PUD). The Planning Commission held a public hearing on May 8, 2017 and made recommendations to
Council. On May 16th, the City Council reviewed the PUD amendment request and tabled the item to
allow Staff and the developer time to negotiate a give and take consistent with PUD regulations.
ISSUE BEFORE COUNCIL:
The issue before Council is whether to approve or deny the PUD Amendment request
PROPOSAL DETAILS/ANALYSIS:
Robert Engstrom had requested a number of changes to the Wildflower PUD and presented this request to
the Planning Commission. At the Planning Commission the list of requested changes was reduced as the
developer withdrew those items that were of lesser importance to the developer. These request to the City
Council was for the following amendments to the PUD:
1. Reduce the rear yard setback on Lot 18, Block 3 Wildflower at Lake Elmo 1st Addition from 20
ft. to 10 ft.
2. Reduce the side yard corner setbacks on Lots 1 and 8 Block 13 of the Preliminary Plat from 15ft.
to 10 ft.
3. To allow the reorientation Lots 12 and 13, Block 3 Wildflower at Lake Elmo 1st Addition to
allow driveway access from Sunflower Lane rather than the courtyard.
4. Increase the courtyard lots allowed impervious surface coverage from 50% to 56%.
The Council tabled the planning item in order to allow Staff and the developer time to negotiate a give
and take consistent with PUD regulations. Staff met with the developer and based on the negotiation the
City Council Meeting
June 6, 2017 Regular Agenda item #16
Page 2
developer will execute an agreement with the City to take over plowing of the “alley” streets in the
courtyard areas in exchange for the following PUD Amendments:
1. Allowing LDR setbacks in the Conservation and Prairie Lots. (Staff Comments) This request was
withdrawn at the Planning Commission, but again requested as part of the negotiation. The
requested setbacks are consistent with the base zoning for these lots. It is unlikely that every lot
will be built to the setback lines due to the larger size of these lots.
2. Reduced rear yard setback on Lots 17 and 18, Block 3, Wildflower 1st Addition from 20’ to 15’
(Staff Comments). This request is consistent with the Planning Commission’s recommendation.
The reduction in the setback is proportional with the reduction in lot size as compared to other
similar courtyard lots.
3. Allowing Driveway Flexibility on Lots 12, 13 and Lot 17, Block 3, Wildflower 1st Addition; and
the highlighted lots in phase 3 shown on Exhibit A below. (Staff Comments) This request
appears to be reasonable in that it is limited to a few lots in the first and third phase of the
development. Staff recommends the approval be conditioned on building permit review by the
City to ensure there are no unforeseen conflicts or safety issues.
Exhibit A - Phase 3 Courtyard Lots and Driveway Flexibility
4. Allowing up to 6% impervious coverage beyond the 50% coverage if the additional impervious
utilizes pervious paving for the courtyard lots. (Staff Comment) The coverage limits will
essentially remain at 50% as long as the pervious pavers are functioning correctly.
5. Allow a single 400 sq. ft. storage structure to be located on Outlot A, Wildflower 2nd Addition
subject to a 10’ setback from public R/W and an additional 200 sq. ft. covered trellis area
attached to the garage. (Staff Comment) The developer had previously requested this and pulled
it from consideration. The need for the structure is for HOA storage of maintenance equipment
and materials. The request appears reasonable as long as the structure adheres to the same
setback from streets as the adjacent homes and the City is able to review the building permit for
unforeseen conflicts and safety issues.
City Council Meeting
June 6, 2017 Regular Agenda item #16
Page 3
RECOMMENDED FINDINGS:
1. The PUD amendment is consistent with the Comprehensive Plan designation for the subject
property.
2. The PUD amendment is generally consistent with the Wildflower at Lake Elmo PUD Concept
Plan and Preliminary PUD Plans.
3. The PUD amendment has provided the City additional benefit in exchange for additional PUD
flexibility consistent with the PUD regulations.
4. The PUD amendment meets the PUD objectives set forth in Section 154.751 of the City Code.
5. The PUD amendment will have no impact on stormwater management for the development.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff is in support of the above mentioned PUD Amendments with the following conditions of approval:
1. Flexible driveways on subject lots and the storage structure on Outlot A, Wildflower at Lake
Elmo 2nd Addition are subject to City review of individual building permits for unforeseen
conflicts or safety issues.
2. That any changes to street curbing as a result of modified driveway locations occur prior to the
installation of the final lift of asphalt being installed.
3. That an agreement be prepared and approved by the City Attorney and executed by the City and
the Developer that gives responsibility for snow plowing of the “alleys” surrounding the
courtyards to the HOA.
FISCAL IMPACT:
The Agreement for snow plowing by the Wildflower at Lake Elmo HOA will save the City approximately
$100,000 by allowing the public works department to forego the purchase of a dedicated snow removal
equipment it would have needed to plow the narrow alleys. It will also save the City in Staff time
mobilizing the specialized equipment to the area each snow fall.
OPTIONS:
The Council has the following options:
1. Adopt Resolution 2017-048 approving the PUD Amendment
2. Deny Resolution 2017-048 and provide reasons for denial
3. Amend and adopt Resolution 2017 -048 approving the PUD Amendment.
RECOMMENDATION:
Staff recommends the City Council adopt Resolution 2017- 048 approving of the PUD Amendment with
the following motion:
“Motion to adopt Resolution 2017-048 approving Wildflower at Lake Elmo PUD amendments.”
City Council Meeting
June 6, 2017 Regular Agenda item #16
Page 4
ATTACHMENTS:
• Resolution 2017-048
• Letter of agreement Robert Engstrom
• VBWD review email
Resolution No. 2017-048
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2017-048
A RESOLUTION DENYING THE WILDFLOWER AT LAKE ELMO PLANNED UNIT
DEVELOPMENT AMENDMENTS
WHEREAS, Robert Engstrom Companies, 4801 West 81st Street, #101, Bloomington, MN
(“Applicant”) has submitted an application to the City of Lake Elmo (“City”) for amendments to the
Planned Unit Development (PUD) Plans and PUD agreement for Wildflower at Lake Elmo; and
WHEREAS, the Lake Elmo City Council approved the Wildflower at Lake Elmo Concept
Plan on June 17, 2014, and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on February 23,
2015 to consider the Preliminary Plat and Preliminary Plans for the PUD, and further reviewed said
plat and plans at its March 9, 2015 meeting; and
WHEREAS, on March 9, 2015 the Lake Elmo Planning Commission adopted a motion to
recommend that the City Council approve the Wildflower at Lake Elmo PUD Preliminary Plat and
Preliminary Plans; and
WHEREAS, the City Council adopted Resolution 2015-023 approving the Wild t
Wildflower at Lake Elmo PUD Preliminary Plat and Preliminary Plans on April 7, 2015; and
WHEREAS, the City Council adopted Resolution 2015-060 on July 21, 2015 approving the
Final Plat and Final PUD plans for Wildflower at Lake Elmo 1st Addition; and
WHEREAS, the City Council adopted Resolution 2016-106 on December 6, 2016
approving the Final Plat and Final PUD plans for Wildflower at Lake Elmo 2nd Addition: and
WHEREAS, Robert Engstrom Companies made application for amendments to the
approved Planned Unit Development Plans and Agreement on April 21, 2017; and
WHEREAS, The Planning Commission held a public hearing on May 8, 2017 and where
the developer withdrew several requested changes from consideration; and
WHEREAS, the Planning Commission recommended approval of two amendments and
recommended denial of the other; and
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Resolution No. 2017-048
WHEREAS, the City Council reviewed the recommendation of the Planning Commission
and the proposed Wildflower at Lake Elmo PUD Amendments at a meeting on May 16, 2017 and
tabled the item to the June 6, 2017 City Council meeting; and
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. The PUD amendment is consistent with the Comprehensive Plan designation for the subject
property.
2. The PUD amendment is generally consistent with the Wildflower at Lake Elmo PUD
Concept Plan and Preliminary PUD Plans.
3. The PUD amendment has provided the City additional benefit in exchange for additional
PUD flexibility consistent with the PUD regulations.
4. The PUD amendment meets the PUD objectives set forth in Section 154.751 of the City
Code.
5. The PUD amendment will have no impact on stormwater management for the development.
6. That the proposed PUD will allow a more flexible, creative, and efficient approach to the
use of the land with the following amendments:
o Conservation and Prairie Lots will have setbacks consistent with the LDR zoning.
o Reduced rear yard setback on Lots 17 and 18, Block 3, Wildflower 1st Addition shall
be 15 feet.
o Driveway locations will be flexible on Lots 12, 13 and Lot 17, Block 3, Wildflower
1st Addition; and the highlighted lots in phase 3 shown on Exhibit A
o Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots if the additional impervious utilizes pervious paving.
o A single 400 sq. ft. storage structure shall be allowed on Outlot A, Wildflower 2nd
Addition subject to a 10’ setback from public R/W and an additional 200 sq. ft.
covered trellis area attached to the garage.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a PUD Concept Plan is approved with the
following conditions:
1. Flexible driveways on subject lots and the storage structure on Outlot A, Wildflower at Lake
Elmo 2nd Addition are subject to City review of individual building permits for unforeseen
conflicts or safety issues.
2. That any changes to street curbing as a result of modified driveway locations occur prior to
the installation of the final lift of asphalt being installed.
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Resolution No. 2017-048
3. That an agreement be prepared and approved by the City Attorney and executed by the City
and the Developer that gives responsibility for snow plowing of the “alleys” surrounding the
courtyards to the HOA.
Passed and duly adopted this 6th day of June, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
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Resolution No. 2017-048
RESOLUTION NO. 2017-048
EXHIBIT A
Phase 3 Courtyard Lots with Driveway Flexibility