Loading...
HomeMy WebLinkAboutPZ Minutes; 5-27-20 City of Lake Elmo Planning Commission Meeting Minutes of Wednesday May 27, 2020 Commissioner Holtz called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Graen, Holtz, Mueller, Steil, and Weeks COMMISSIONERS ABSENT: Cadenhead STAFF PRESENT: Planning Director Roberts, Planner Prchal Approve Agenda: M/S/P: Steil/Weeks moved to approve the agenda, Vote: 6-0, motion carried unanimously. Public Hearings thth A. Final Plat and Final PUD Amendment – Boulder Ponds 5 Addition (7 Street North th at 5 Street North). Planner Prchal presented the staff report for the proposed th Boulder Ponds 5 Addition. This proposal will be the last phase of the Boulder Ponds development and is proposed to create 3 lots for single-dwellings on a thth vacant lot on the north side of 7 Street near the intersection with 5 Street. Boulder Ponds was approved by the City to have a total of 98 lots and if approved, this development would add 2 additional lots creating a total of 100 single-family lots in the PUD. This change would increase the overall project density from 2.51 units an acre to 2.56 units an acre. Prchal noted that the proposal is to create three lots for single-dwellings from a thth 0.74 acre parcel located at the intersection of 7 Street North and 5 Street North. All the proposed lots would be consistent with the lot sizes and lot widths of the other existing lots in the Boulder Ponds PUD. He also explained that the City Engineer has not yet reviewed the proposed plat but that Planning Staff was supportive of the proposed 3-lot design for the site. Mr. Ben Schmidt, representing the Excelsior Group, provided comments about the proposal and answered questions from the Commission. Holtz open the public hearing at 7:26. Lake Elmo Planning Commission Minutes; 5-27-20 th Mr. Roy Baker, 9081 7 Street North, spoke about the proposal. He noted that he was supportive of development occurring on the property but thinks that 3 lots are too much for the property. He said he supports having 2 lots on the property, but that having 3 new houses would cause problems with setbacks and the driveways. Holtz closed the public hearing at 7:29. The Commission discussed the pros and cons of having 2 lots or 3 lots on the property. th Steil moved, Weeks seconded, to recommend approval of the Boulder Ponds 5 Addition, Final Plat and Amended PUD Plans as proposed by the Excelsior Group with the recommended findings and conditions of approval as listed in the staff report, Vote: 6-0, motion carried. B. Concept OP PUD Review – Bruggeman Builders (2500 Manning Avenue North) Director Roberts presented the staff report explaining the proposed Concept OP PUD plan for a 14-unit residential development proposed by Bruggeman Builders for the property located 2500 Manning Avenue North. Director Roberts explained that the proposed concept OP PUD has a total of 14 lots for single-dwellings on about 32 acres for a density of about 0.45 dwelling units per acre (D.U.A). A large portion of the development site is within the Shoreland Management Area of Downs Lake. Because much of the site is in the Shoreland Area of Downs Lake, there are several PUD development standards that apply to the property. Director Roberts showed on the plans how the developer is proposing a new public street that would run through the development from the south end of Lisbon Avenue to Manning Avenue. The driveway for the existing house would be changed to connect to the new public street. He also explained how the development would have public water and private septic systems for each house. Director Roberts noted that City staff sent the proposed concept plan to Washington County for their review and comments and that County staff sent the City a response letter dated May 15, 2020. Roberts summarized several important issues and design elements noted by Washington County including that County is supportive of the location of the proposed new street intersection (access point) with Manning Avenue. The County also noted several conditions of approval including the dedication of additional 30 feet of right-of-way for Manning Avenue and the need for a trail along Manning Avenue. Lake Elmo Planning Commission Minutes; 5-27-20 Roberts summarized the City Engineer comments as outlined in the letter dated May 20, 2020. The City Engineer has recommended the developer revise the concept plan before any formal City review and comment as this would be the opportunity to address several key design elements that will likely result in significant plan layout. The City Engineer provided comments about stormwater management, street and trail design and public water availability adjacent to and within the proposed PUD. Director Roberts noted that staff is recommending that the Planning Commission recommend approval of the OP PUD Concept Plan for the property located 2500 Manning Avenue subject to the conditions listed in the staff report. He then answered questions from the Planning Commission. Mr. Tim Freeman of Folz, Freeman Surveying Inc., representing the developer, gave a short presentation about the proposed concept plan and answered questions from the Planning Commission. Holtz opened the public hearing at 8:17 pm Mr. Freeman clarified and explained in more detail some of the modifications or exceptions to the City Code they are asking the City to approve with this OP PUD including:  The proposed street within the project area is shown at 24-feet of width in a 50-foot-wide right-of-way (instead of a 60 foot-wide right-of-way).  Not having a home-owners association (HOA) for the 14 lots as they are not proposing to have any commonly owned property.  Allowing each home to have its own on-site septic system and drainfields rather than having a community septic system or systems that would serve several homes. Communal drainfields also are a requirement of the shoreland ordinance for PUD’s.  Not having community-owned open space. As an alternative, they are requesting the City allow them to plat or dedicate conservation easements on each lot that would protect the natural features on each lot to meet the open space requirements.  Having the storm water ponding area(s) on individual lots rather than in a separate outlot that would become the responsibility of the HOA or City to maintain.  Having a reduced buffer from the south property line for construction on the development site (100 feet instead of 200 feet).  Having a rural section road with gravel shoulders and ditches. Lake Elmo Planning Commission Minutes; 5-27-20  Having lots with less than 80,000 square feet of lot area and lot widths less than 200 feet as required by the Shoreland Ordinance.  Not showing the exiting wetland and wetland buffer area in a separate outlot. Director Roberts noted that by recommending approval of the PUD Concept Plan as prepared by the applicant, the Planning Commission also would be recommending approval of all the exceptions and modifications described above. As noted in the recommendations in the staff report, staff is not recommending approval of all the applicant’s requested exceptions or modifications. Roberts explained that such exceptions or modifications to the standards in the OP Ordinance are only possible with a super majority vote (4/5) of the City Council per Section 154.657 of the OP Code. The Code also notes that “Authorization of such modifications resulting from a PUD concept review shall not be construed as approvals for the changes, but rather as an authorization to present such modifications as a component of the (PUD) plan during the PUD Preliminary Plan review.” Director Roberts noted that staff is suggesting that the developer include all requested exceptions and modifications to the shoreland and OP PUD standards and any other variations to City development requirements in a separate PUD planning document at the preliminary platting/PUD stage of the project. Holtz closed the public hearing at 8:31 pm. The Commission discussed the proposed OP concept plan and the changes that will be necessary to the plans based on the comments from Washington County and from the City Engineer. These included the need for providing a stub street to the property to the south and whether storm water ponds should be in separate outlots as recommended by the City Engineer or be allowed to be included as part of lots with drainage and utility easements. M/S/P: Weeks/Steil move to recommend approval of the Concept OP PUD Plans as proposed by Bruggeman Builders for the property located at 2500 Manning Avenue with the staff recommended findings and conditions of approval, Vote: 2-4 (Weeks and Steil Ayes), motion failed. M/S/P: Grean/Risner move to recommend approval of the Concept OP PUD Plans as proposed by Bruggeman Builders for the property located at 2500 Manning Avenue with revised conditions of approval, Vote: 0-6, motion failed. M/S/P: Grean/Mueller move to recommend approval of the Concept OP PUD Plans as proposed by Bruggeman Builders for the property located at 2500 Manning Avenue with revised conditions of approval, Vote: 2-4 (Graen and Mueller ayes), motion failed. Lake Elmo Planning Commission Minutes; 5-27-20 M/S/P: Holtz/Steil move to recommend approval of the Concept OP PUD Plans as proposed by Bruggeman Builders for the property located at 2500 Manning Avenue with revised conditions of approval to include a condition requiring an HOA for the maintenance of the trails, Vote: 5-1 (Mueller nay), motion carried. New Business None Staff and Commission Updates Roberts reported that at the May 19, 2020 City Council meeting, the Council held two public improvement hearings and considered the next steps and possible th actions for the landscaping in the 5 Street medians. Roberts reminded the Commission of the upcoming PC Meetings on June 8 and on June 22, 2020. Meeting adjourned at 9:36 pm. Respectfully submitted, Ken Roberts – Lake Elmo Planning Director Lake Elmo Planning Commission Minutes; 5-27-20