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HomeMy WebLinkAboutPZ Minutes; 6-8-20 City of Lake Elmo Planning Commission Meeting Minutes of Monday June 8, 2020 Commissioner Cadenhead called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Cadenhead, Graen, Holtz, Mueller, Steil, and Weeks COMMISSIONERS ABSENT: Risner STAFF PRESENT: Planning Director Roberts Approve Agenda: M/S/P: Steil/Weeks moved to approve the agenda, Vote: 6-0, motion carried unanimously. Public Hearing Concept PUD Review – Schiltgen Farm property (10880 Stillwater Boulevard North) Director Roberts presented the staff report explaining the proposed Concept PUD plan for a 318-unit residential development on the site of the Schiltgen Farm property located at 10880 Stillwater Boulevard. Roberts noted that the proposed residential development will be located on the southern portion of the Schiltgen Farm at the intersection of CSAH 14 (Stillwater Boulevard) and CSAH 17 (Lake Elmo Avenue) and that the proposed development would have a mix of single-family homes, villas style homes and attached single-family homes (townhouses) with overall average density of 3 units per acre. The subdivision is proposed as a PUD because the developer is requesting flexibility from the strict zoning regulations of the Shoreland Ordinance and the VMX zoning regulations. Director Roberts explained that the proposed concept PUD has a total of 318 housing units – 200 single family home sites and 118 townhouse or row home units on 105.3 acres (net) with a density of about 3.0 dwelling units per acre (D.U.A). A western portion of the development site is within the Shoreland Management Area of Sunfish Lake. Roberts also noted that the Planning Commission needs to consider an amendment to the City’s Comprehensive Plan. The current land use designation for the site of proposed development is V-LDR (village low-density residential). This designation is intended for only single-family residential uses. He explained that to have the mix of housing types as proposed Lake Elmo Planning Commission Minutes; 6-8-20 within this development, the City would need to approve a Comprehensive Plan Amendment to change the land use designation of the development site or the designation of the proposed townhouse area south of Stillwater Boulevard to V-MDR (village medium density residential). The City intends this land use designation for a variety of residential land uses including detached single-family homes and attached single-family homes (town houses). Director Roberts showed on the plans how the developer is proposing two primary types of housing within this development – 200 single-family detached homes and 118 townhouse or row homes that would have buildings with 4-6 units connected together. Based on this mix of proposed housing, the City would need to approve an amendment to the land use plan map for at least the townhouse portion of this site to V-MDR (Village Medium Density Residential) for this project to move forward. Roberts also clarified that the City intends the V-MDR land use designation for areas in the Village Planning Area guided for single-family detached, duplexes and townhomes/villa housing types. This land use designation has residential density ranges between 3.01 and 8 dwelling units per acre. As noted the 2040 Comprehensive Plan, “this land use allows for a greater variety in housing stock and brings more people closer to living within easy access of Village destinations and amenities.” As shown, the 19.92 acre area south of Stillwater Boulevard is proposed to have 118 townhouses – an average of 5.92 units per acre. 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 June 3, 2020. Roberts summarized several important issues and design elements noted by Washington County that the developer will need to resolve as they move the project forward. These include: 1. The County has prepared two preliminary concept designs for the redesign of the intersection of County Road 17 and County Road 14. These two designs are significantly different than the intersection plan shown by the developer. City staff is recommending the developer coordinate and account for these intersection designs in their designs for the preliminary plat/PUD plans. 2. As part of the platting process, the City and County will be requiring the developer to dedicate additional right-of-way along County Road 17 (Lake Elmo Avenue) and along realigned County Road 14 (Stillwater Boulevard) to meet County standards. The CSAH 17 right-of-way requirement is 75 feet from the centerline and the right-of-way requirement for County Road 14 is 180 feet total – 90 feet from centerline. The County also will be requiring the developer to provide turn lanes according to County requirements 3. The developer will need to clearly show the existing and proposed right-of-way for the County Roads (and all City streets) on the proposed preliminary plat. 4. The County is recommending that access for the townhouse site on the south side of County Road 14 be connected to the updated intersection at County Road 17. The proposed access is now shown to the west of the existing intersection. 5. Revising the access point along County Road 14 as it less than the county’s ¼ mile access guideline from County Road 17. The County suggests the developer use Klondike Avenue as their access point as it is just over ¼ mile from the intersection with County Road 17. This issue will require further analysis as the Lake Elmo Planning Commission Minutes; 6-8-20 existing location of Klondike Avenue could not provide access to the north side of Stillwater Boulevard as it is west of the west property line of the project site. 6. The Washington County 2040 Comprehensive Plan identifies the Central Greenway Regional Trail corridor along this section of Stillwater Boulevard. The County will work with the City on the trail efforts and the trails should connect to the subdivisions to the north, to the Old Village Center and Lake Elmo Elementary School. 7. The Concept Plans do not reflect the regional pond as planned during the Downtown Lake Elmo/CSAH 17/Lake Elmo Avenue improvement project. Staff note: The project plans show locations for possible storm water ponding on the site. Roberts explained that because the requirements of Washington County will require significant design changes to the parts of the development site adjacent to County Road 14, it is staff’s opinion that it would be best for the developer to make changes to their concept plans and resubmit them to the City. These changes would be to address the conditions as outlined by Washington County before proceeding further with the City review of the Concept PUD. Director Roberts summarized the City Engineer comments as outlined in the letter dated June 3, 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, sanitary sewer and water availability and the timing of those possible improvements. Roberts noted that the City Engineer’s memorandum provides a review of municipal sewer and water considerations. One issue of importance is the need to get sanitary sewer to this development site. The tentative plan is to extend sanitary sewer to the site from the south nd form the Village area after the City extends sanitary along 32 Street. The timing of this improvement project has not yet been finalized by the City. Director Roberts explained that the City Engineer recommended that the City should not accept an application for preliminary plat/PUD approval for this site until after the City has awarded a construction contract for the sanitary sewer improvements to the south to ensure the final design and timing of those improvements are known to the City and to the developer. The City Engineer suggests that the preliminary plat and preliminary PUD Plans submittal include a detailed proposal showing the sanitary sewer connection. Director Roberts noted that staff is recommending that the Planning Commission recommend approval of the PUD Concept Plan for the Schiltgen Farm property located 10880 Stillwater Boulevard subject to the conditions listed in the staff report. He then answered questions from the Planning Commission. Mr. Ben Schmidt of the Excelsior Group, representing the developer, gave a short presentation about the proposed concept plan and answered questions from the Planning Commission. Lake Elmo Planning Commission Minutes; 6-8-20 Cadenhead opened the public hearing at 7:47 pm Mr. Jose Chavez, 3505 Kelvin Avenue North, provided information about his land-locked parcel of land that is to the west of the proposed development. He indicated that he was pleased to see the concept plan showing an access to his property and that he has documentation showing his property could be buildable once it has access to a public street. Adam Johnson, 10550 Stillwater Blvd. North, commented that he is concerned about the density of the proposed development and the affects it could have on Sunfish Lake. Stephanie Olson, 3308 Kraft Circle North, spoke about the proposed development would bring many changes to the area, asked why people want to live in Lake Elmo (the nature, rural character and small town feel), that changes should benefit the whole community and that the area proposed for townhouses could be a City commons, public park or gathering place. Colton Mollerud, 3308 Kraft Circle North, expressed concerns about how the design of the development would change the drive into the City from the west along County Road 14, the project density and how the proposed development would change the character and feel of Lake Elmo. Mary Supina, trustee for the property located at 3360 Klondike Avenue North, questioned the proposed density of the development and how it would be inconsistent with the recently adopted Comprehensive Plan, especially the area south of Stillwater Boulevard, and that having townhouses in that area would be inconsistent with the character of the area. Steven Olson at 3503 Kelvin Avenue North, expressed concerns about maintaining the undeveloped areas near the lake in perpetuity, the design of the storm water management and ponding system to protect the lake from negative impacts and how the intersection of County Road 14 and County Road 17 would be impacted by the increase in traffic. Todd Bruchu, 3150 Klondike Avenue, noted concerns about the proposed project density and the need for new ball fields and City parks with the growth of the City’s population. rd Ms. Susan Dunn, 11018 Upper 33 Street North, commented that she did not support having townhouses or row housing in the development and that storm water ponding and safe drinking water are concerns that the City should take into consideration. Cadenhead closed the public hearing at 8:10 pm. Lake Elmo Planning Commission Minutes; 6-8-20 The Commission discussed the proposed concept plan and the changes that will be necessary to the plans based on the comments from Washington County and from the City Engineer. M/S/P: Steil/Holtz move to recommend approval of the Concept PUD Plans as proposed by the Excelsior Group for Schiltgen Farm property with the recommended findings and conditions of approval, Vote: 5-1 (Weeks no), motion carried. M/S/P: Steil/Holtz move to approve proposed land use plan change from V-LDR to V- MDR for site of the Concept PUD Plan as proposed by the Excelsior Group for Schiltgen Farm property. Vote: 2-4 (Steil and Weeks ayes), motion failed. New Business None Staff and Commission Updates Roberts reported that at the June 2, 2020 City Council meeting, the Council considered the proposed zoning text amendment for farm or rural schools and decided to have staff do further research and bring it back to them in July. They also considered the proposed front yard setback zoning text amendment which failed on a 2-3 vote. The Council also considered the proposed Comprehensive Plan Amendments for the City- owned property located at County Road 14 and Ideal Avenue. After some discussion, they tabled action on those changes to allow the City Engineer to prepare a very preliminary, high-level sanitary sewer study for the area. Roberts reminded the Commission of the upcoming PC Meetings on June 22, 2020 and July 13, 2020. Meeting adjourned at 9:00 pm Respectfully submitted, Ken Roberts – Lake Elmo Planning Director Lake Elmo Planning Commission Minutes; 6-8-20