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HomeMy WebLinkAboutPC Report - 09-09-19 Final PUD and Final Plat (2)1 STAFF REPORT DATE: 09/09/19 PUBLIC HEARING ITEM #: 4C TO: Planning Commission FROM: Ken Roberts, Planning Director AGENDA ITEM: Final Plat and Final Planned Unit Development (PUD) Plans – Springs at Lake Elmo Apartments REVIEWED BY: Ben Prchal, City Planner Jack Griffin, City Engineer BACKGROUND: The City has received land use requests from Continental 483 Fund LLC (c/o Gwyn Wheeler) for approval of Final Plat and Final Planned Unit Development (PUD) Plans for a 300 unit multi-family residential development on a 17.01-acre parcel to be called Springs Apartments. The City Council reviewed and approved the concept plans for this PUD on March 5, 2019. This approval was documented in Resolution 2019-017 and was subject to 13 conditions of approval. On May 13, 2019, the Planning Commission reviewed the proposal, held a public hearing and recommended approval of the land use requests (including an increase in project density because of the proposed development amenities) for the Springs Apartments. On June 18, 2019, the City Council approved a Zoning Map Amendment and Preliminary Plat and Preliminary PUD Plans for a 300 unit multi-family residential development on a 17.01-acre parcel to be called Springs Apartments. This approval was subject to 37 conditions of approval. ISSUE BEFORE THE COMMISION: The Planning Commission is being requested to review, hold a public hearing and make a recommendation to the City Council about the proposed Final Plat and Final planned unit development (PUD) plans for the development to known as the Springs at Lake Elmo Apartments. GENERAL INFORMATION: • Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345 • Applicant: Continental 483 Fund LLC (c/o Gwyn Wheeler) • Location: North of Hudson Blvd. N, west of Keats Avenue • Site Area: 17.57 gross acres, 17.33 net acres • Land Use Guidance: 2030 Comprehensive Plan – Commercial, 2040 Comprehensive Plan – Mixed Use Commercial • Existing Zoning: Rural Development Transitional • Proposed Zoning: Urban High Density Residential (subject to final approval of the 2040 Comprehensive Plan update) 2 • Surrounding Land Use Guidance: Commercial to the East, Urban Medium Density Residential to the North (Union Park Townhouses), Commercial to the West, and Hudson Boulevard and I-94 to South. • History: The property has been used as rural vacant land and as a homestead. There is a wetland on the site that staff is estimating is about 0.3 acres in size. It is located along the north side of Hudson Blvd about 240 feet west of the east property line of the site. A large portion of the eastern part of the site is covered in trees. • Deadline for Action: Initial Application Received: July 26, 2019 Incomplete letter sent: August 5, 2019 Updated Information Received: August 19, 2019 60-day timeline: October 17, 2019 120-day timeline: December 16, 2019 PROPOSAL DETAILS/ANALYSIS: Project Overview/Site Plan. The proposed site plan includes 15 buildings with 20 units each. The buildings are a townhouse design, two stories tall with a mix of studio, 1-bedroom, 2-bedroom and 3-bedroom units. Many units provide attached, direct-access garages for a total of 120 attached garage spaces for the 300 units. The applicant also is planning to have seven detached garage buildings (with a total of 42 spaces), 399 surface parking spaces, an approximately 4,300 square foot club house (including a large gathering room, fitness center, kitchen area, coffee bar and office space), pool with sun deck, trash enclosure, mail kiosk, and one pet playground all within a fenced, controlled access community. The site plan shows the primary entrance to the development would be off of Hudson Boulevard and there would be an emergency access drive connecting to the north/south road (Julia Avenue) to the west of the site. The applicant also is proposing to preserve much of an existing wetland on the site that is near Hudson Boulevard. The proposed final plans are generally consistent with the plans City approved earlier this year. The primary changes to the Subdivision plans have been to the grading and drainage plans to meet the standards and requirements of the City and Watershed District. The project engineer also has expanded the plans to now include the public improvements to Hudson Boulevard and Julia Avenue, including storm water management for these improvements, as required as part of the preliminary plat conditions of approval. About the Applicant. Continental 483 Fund LLC. (Applicant) desires to develop a Class A, market-rate apartment community within the City. The company, started in 1979, is based out of Menomonee Falls, WI, and as of 2019 has broken ground on 22,000 apartment homes in 18 states. 65 Springs Apartment communities, similar to this proposed development, have been developed, including three in Minnesota (Apple Valley, Rochester, and Savage). The applicant has indicated in meetings with City that Continental owns and operates all Springs developments and they do not have third party management of their properties. 2040 Comprehensive Plan Update. As the Planning Commission and City Council are aware, the City has been working to complete its required 2040 Comprehensive Plan update. The City Council approved the proposed Plan update at its February 5, 2019 meeting and authorized City staff to submit the updated Comprehensive Plan to the Metropolitan Council for their approval. Since then, City staff and the City Planning consultant have been working with the Metropolitan Council to clarify information in the proposed plan and we have submitted additional information to ensure the 2040 Comprehensive Plan will be complete and will meet all the requirements of the Metropolitan Council. The City received notification on August 20, 2019 that the Metropolitan Council determined the proposed Comprehensive Plan update is complete for their review purposes. This review and approval process by the Metropolitan Council may take up to 120 days. They have notified the City that they expect to review the proposed Comprehensive Plan update in September and that they will act on it (and 3 hopefully approve it) in October 2019. Once the Metropolitan Council approves the proposed 2040 Comprehensive Plan, the City must give the proposed 2040 Comprehensive Plan final approval and then start using and implementing the updated Plan. Land Use. The proposed land use map in the 2040 Comprehensive Plan update shows this site designated as MU-C (mixed use commercial). The proposed 2040 Plan notes “this designation is a new land use and identifies where a mix of commercial and residential uses may be integrated to benefit from proximity and adjacencies to each other. Commercial uses in this category include service and retail uses such as, but not limited to, restaurants, shops, convenience stores, salons, studios and dry cleaners. Land with this designation is assumed to develop with a minimum of 50 percent residential use with a density ranging from 10-15 dwelling units per acre.” In this case, the applicant is proposing a development with 300 dwelling units on 17.33 net acres. This calculates to 17.31 dwelling units per net acre thus exceeding the density limits set for this area in the 2040 Comprehensive Plan (without any credit for density bonuses that the City may grant through the PUD process). At 15 dwelling units per net acre, this site could accommodate 260 units. (Please see the Density Analysis below for more information about this.) With the pending land use designation (MU-C) for this site, the City will not be able to give final approval to the proposal until after the Metropolitan Council and the City Council have finalized the 2040 Comprehensive Plan. As such, the City will need to make any and all final project approvals contingent upon final approvals of the 2040 Comprehensive Plan by the Metropolitan Council and by the City Council. Zoning Map Amendment. In order for this development to proceed, the City Council approved a zoning map amendment (rezoning) for the property from RT (rural development transitional) to HDR (urban high density residential). According the Lake Elmo Zoning Code, the HDR district is to provide for moderate to high density attached and multi-family housing, designed to present an attractive appearance to neighboring street and adjacent uses, to include sufficient private and semi-private outdoor space and to be well-integrated into their surroundings. Development in this district may occur at densities in excess of seven dwelling units per acre, provided the overall densities are consistent with the net densities specified in the Comprehensive Plan. As drafted by staff (and as approved by the City Council), the Ordinance to amend the Zoning Map for this site will only become effective after the Metropolitan Council approves the 2040 Comprehensive Plan. Final Plat/PUD Plans As I noted above, the proposed final plat/final PUD plans are generally consistent with the approved preliminary plat/PUD plans. I note the important elements as follows: Final Plat. The final plat shows one parcel for the project site. This site will be on one lot within the proposed final plat for the former Bentley Village (now Union Park) development. I have attached a copy of the proposed Union Park final plat for your reference. This proposed final plat creates several lots and outlots for development and would dedicate the right-of-way for Julia Avenue and for 5th Street North. The original project plans did not show the required 100-foot-wide street right-of-way for the north/south street (Julia Avenue) and any additional right-of-way along Hudson Boulevard that might be needed to accommodate the required turn lanes and public trail. The City should require the developer to include all necessary street right-of-way on the final plat as a condition of approval. Density Analysis. The proposed development includes 300 dwelling units. The applicant’s data shows the site with a total of 20.36 acres (including right-of-way for Hudson Boulevard (2.23 acres)) and right- 4 of-way for the north/south road (1.12 acres) with no proposed parkland or arterial right-of-way and a 0.24 acre wetland. The calculation by the developer of net density for the site is as follows: 20.36 acre site – 0.24 acre wetland = 20.12 net acres. 300 units divided by 20.12 acres = 14.91 units per acre. The net project density as calculated by the developer is 14.91 units per acre. However, the City calculates the site density in this case as follows: Site – 17.01 acres plus 0.56 acres (1/2 right-of-way for north/south road) – 0.24 acres (wetland) = 17.33 net acres. 300 units divided by 17.33 acres = 17.31 units per net acre. As noted above, this density would exceed the City’s density requirements for residential development in the mixed use commercial land use designation of 15 unit units per acre. This is the maximum allowed density without any credit for an increase in density through bonuses the City may grant through the PUD process. Proposed Unit Breakdown. The proposed number of dwelling units totals 300. The following table provides a breakdown of the proposed unit types and the number of units of each: Unit Type Number of Units Studios 30 1-Bedroom 120 2-Bedroom 120 3-Bedroom 30 PUD – Overlay and Minimum Requirements. Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has found the following: • Intent. The intent of a PUD is to provide for flexibility in the use of land and the placement and size of buildings in order to better utilize site features and obtain a higher quality of development. A PUD is required for the proposed development, as more than one principal building is proposed to be placed on a platted lot, there is a proposed reduce building setback from the west property line and the proposed detached garage buildings are larger than the maximum-allowed 1,000 square feet in size. • Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the proposed development would meet the following objectives: A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. • The proposed development is not a typical, multi-story apartment building and instead proposes a townhouse design two stories in height with private, ground-level entrances to each unit. C. Provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques. 5 • The proposed development is proposing a number of recreational amenities to residents within the PUD including a pet playground, clubhouse and a swimming pool. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. • The proposed development will provide additional housing opportunities within the City, as there are currently very few multi-family residential buildings within the City. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. • The townhouse design will be compatible in design those of the nearby Savona townhomes and with the future Pulte townhomes to the north of the site. H. Higher standards of site and building design than would otherwise be provided under conventional land development technique. • The City may impose (and should use) such design guidelines on high density residential development such as this proposal. This also may include setting higher design standards for site amenities and design features such as landscaping, fencing, etc. • Minimum Requirements. PUDs must meet the following minimum requirements: A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for developed land within the approved development. • The proposed development exceeds this requirement with a proposed 20.36 acre development. B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of- way to be preserved as protected open space. Other public or site amenities may be approved as an alternative to this requirement. Any required open space must be available to the residents, tenants, or customers of the PUD for recreational purposes or similar benefit. Land reserved for storm water detention facilities and other required site improvements may be applied to this requirement. Open space shall be designed to meet the needs of residents of the PUD and the surrounding neighborhoods, to the extent practicable, for parks, playgrounds, playing fields and other recreational facilities. • The applicant indicated in their project narrative that there will be 5.77 acres of open space with this development. This is 28 percent of the gross project site area including the pet area, green spaces and landscaped areas. C. Street Layout… In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • The new north/south road connecting 5th Street to Hudson Blvd (Julia Avenue) meets this requirement. It is a recommended condition of approval that the developer address all the comments outlined in the Engineering memo dated May 8, 2019 before submitting plans for a final plat and final PUD approval for this site. 6 Proposed PUD Amenities. The City’s PUD ordinance provides that if developers provide amenities with their projects the City may increase density by up to 20 percent. In this case, because the applicant is proposing a housing density of 17.31 units per net acre, the developer will need to provide amenities with the project to justify the increased housing density above the expected allowed density range 10-15 units per acre of the future MU-C land use designation. In addition, a PUD should include features or elements that meet the one or more of the City’s identified objectives (as noted above). The PUD also should offer the City (and future residents) amenities in exchange for the flexibility of allowing a reduced setback to the westerly and north property lines, having more than one building on a parcel as well as allowing detached garages larger than 1,000 square feet. As part of the City Council approval of the preliminary PUD/plat plans on June 18, 2019, they granted the developer approval to have up to 300 units with the requirement the developer include design amenities to receive the density bonus. In this case, the developer noted on Pages 5 and 6 of their land use request narrative (and in Appendix A) the following site amenities they believe qualify for amenity points: • Contained Parking. The purpose of this amenity is better integrate surface parking into the site and reduce the amount of visible surface parking from the public right-of-way. Parking should be rear-loaded and hidden by the building façade or integrated into the site in some other fashion that is acceptable to the City. (5 points possible) By proposing 162 garage spaces for its residents, the proposed development limits the amount of visible surface parking. The plans show some vehicle surface parking that would be visible from Hudson Boulevard and Julia Avenue, but much of the surface parking would be set behind the proposed buildings. This design reduces the amount of the surface parking that would be visible from the public rights-of-way adjacent to the site. (5 points) • Pedestrian Improvements. By proposing a site and building design that allows for exceptional and accessible pedestrian and/or bicycle access through and /or around the site. The improvements shall use a combination of trails, landscaping, decorative materials, access control and lighting to create safe, clear and aesthetically pleasing pedestrian facilities through and/or around the site that comply with ADA accessibility requirements. (5 points possible) In this case, the developer is proposing a series of trails and sidewalks in and around their site that will provide many places for pedestrians to move about without having to walk on the streets or on the driveways. Many of the proposed sidewalks provide access to the entrances to the individual units while other sidewalks allow for safer and easier pedestrian movement throughout the site. The City should require the developer to add a 5-foot-wide concrete sidewalk with ADA ramps at driveway crossings along the west side of the main entrance driveway. This sidewalk should run from the club house to Hudson Boulevard to help facilitate pedestrian movement to and from their site to the trail along Hudson Boulevard. However, if the City wants to award amenity points for these trails and sidewalks, then the City should not give the developer credit toward their park dedication fees for these same items. • Plaza. The applicant is proposing a pool, an approximately 4,300 square foot club house (including a large gathering room, fitness center, a kitchen area, coffee bar and office space) and the pet play area (dog park) within the development. The clubhouse/pool area could serve as a plaza within this development as the PUD ordinance indicates that plazas are landscaped or paved open areas of a minimum of 1,000 square feet and wholly or partially enclosed by a building or buildings. The PUD ordinance requires that plazas within commercial or mixed-use development shall be open to the public during daylight hours. The PUD ordinance does not require that plazas within residential PUDs be open to the public. It also should also be noted that the proposed development is providing a dog park that Staff believes in and of itself warrants an additional amenity point. (5 points possible) (PC and staff recommended - 5 points) 7 • Providing theming. Significant use of various elements of theming consistent with the 2013 Lake Elmo Branding and Theming Project, including but not limited to signage, fencing, landscaping lighting and site furnishings. The City will award amenity points based upon the quality and magnitude of the Theming elements integrated into the project. (1-3 points possible) For theming purposes, the applicant is proposing to create a well-designed lighting plan, including using City-standard light poles with banners to enhance the Julia Avenue corridor, add two benches along Julia Avenue and include an ornamental black metal fence around the edge of the project. (These are shown in the attachment labeled Appendix A – Theming Elements) The City could award the developer amenity points for the use vehicular and pedestrian lighting in and around their site, increasing their landscaping and tree planting well above the minimums set by the Code, (especially along Hudson Boulevard), adding several benches within their site and using a white, post and rail style fence (instead of black decorative) around their site. According the City Code, “Increases in density will be awarded through a 1:1 ration with amenity points. For every increase in amenity points, the applicant will be allowed an equivalent amount of density increase, up to a maximum increase of 20 percent.” Or put another way, 5 amenity points equals a 5 percent increase in density, 10 amenity points equals a density increase of 10 percent, etc. (each amenity point equals a density increase of one percent). To have 300 units on the 17.33 net acre site (17.31 units per net acre), the City would need to approve enough amenity points to increase the allowed density an additional 2.31 units an acre (17.31 – 15 = 2.31 units per acre). 2.31 divided by 15 equals 0.154 (a 15.4 percent increase) above the 15 units per acre now allowed by the City. This means the development needs a total of 16 amenity points to meet their density of 300 units. Without any amenity points for increased density, the applicant would need to reduce the number of dwelling units in the development to a maximum of 260 units – a reduction in 40 units from the 300 units they are proposing. AMENITY POINTS SUMMARY AND REVIEW The Planning Commission, during their review of the proposal on May 13, 2019, considered the various proposed amenities and made recommendations about the points they thought the City should award for the amenities to justify increasing the project density. Their recommendations for amenity points were: Right-of-way dedication – 10 points Contained parking – 5 points Plaza – 5 points PC recommended total – 20 Points The applicant, on Pages 5 and 6 in their latest project land use request narrative, suggests the City should award the proposal the following amenity points: Contained parking – 5 points Pedestrian Improvements – 5 points Plaza – 5 points Theming Elements – 2 points Applicant suggested total – 16- 17 points 8 The City Council approved the following amenity points for this proposal on June 18, 2019: Contained parking – 5 points Plaza – 5 points Pedestrian Improvements – 5 points Theming – 1-3 points possible (1 point minimum required) City Council Total – 15 - 16 points Staff Review (of original submittal): In reviewing the proposed design amenities, staff is recommending the developer/applicant make several changes and additions to meet the City Code requirement of “significant utilization of various elements of Theming consistent with the 2013 Lake Elmo Theming project.” They are: 1. Lighting: The developer is proposing to install two street lights along Julia Avenue. To receive credit for lighting, the City should require the developer to add one street and two pedestrian lights along Hudson Boulevard that meet City standards. The new street light would be next to the development entrance on Hudson Boulevard and the two pedestrian lights would be located between the street lights along the Hudson Boulevard trail. 2. Benches: The developer is proposing to install two benches along Julia Avenue – one near the intersection with Hudson Boulevard and the other would be near the emergency entrance/exit. Staff is recommending the applicant install a bench near the entrance to their site along the Hudson Boulevard Trail. 3. Fencing: The proposed 5-foot-tall black decorative fence does not meet the design criteria for fencing in this part of Lake Elmo as listed in the City’s Theming Study. The fence is to be a white post and rail fence to receive amenity points. As such, the City should not award amenity points for the proposed black, decorative fence 4. Landscaping: The City Code also allow the City to grant amenity points for developments that include a significant increase in landscaping above code requirements on their site – especially along public rights of way. Additional landscaping (above the minimum required by the Code) may not be possible within this development, however, because of the layout of the buildings, parking areas, driveways and storm water features. On August 29, 2019, the applicant amended their request for amenity points by: 1. Dropping the fence element (as they want to install the black ornamental fence instead of the white post and rail fence required by the City). 2. Proposing to install a total of five street lights – two along Julia and three along Hudson Boulevard. They had originally proposed 2 street lights along Julia Avenue. 3. Proposing to install a total of 3 benches (instead of 2 benches) – 2 along Julia Avenue and adding a bench near their main entrance along the Hudson Boulevard trail. The City will need to review the lighting plan for Julia Avenue and for Hudson Boulevard to ensure the proposed lights are consistent with the City expectations and design standards. The City typically requires developers to install street lights at intersections and at driveways - primarily for safety purposes. There may be a need for street lighting on both sides of Julia Avenue so the City will need to review and approve an overall street lighting plan for the area. These proposed elements should meet the standards of the theming study but their exact design and placement shall be subject to City staff approval. 9 Summary: The addition of three lights (for a total of five lights) and another bench to the project area are the minimum additional design elements the City should require of the developer to have enough Theming points toward the total amenity points for the proposed increased density to allow 300 units for the Springs Apartments. The final design and placement of each of these items shall be subject to City staff approval. Staff can memorialize these amenities within the findings of fact (on pages 16 and 17) and in the Resolution for action by the City Council. Consistency with Proposed Urban High Density Zoning District. As noted earlier, the proposed development required City approval of a Zoning Map Amendment to rezone the property to Urban High Density Residential (from the current RT (rural development transition)) zoning designation. As such, staff reviewed the proposed PUD Plans against the standards including setbacks, impervious coverage, etc. of the Urban High Density Residential zoning district, as shown below. Standard Required Proposed Impervious Surface Maximum 75 percent 66 percent Minimum Lot Area 1,800 square feet per unit 2,469 square feet per unit (average) Minimum Lot Width 60 feet 1,085 feet on Hudson Blvd. Front Yard Setback (Hudson Blvd) 20 feet 20 feet Interior Side Yard 10 feet 55 feet Corner Side Yard 15 feet 10 feet (to Julia Avenue) Rear Yard Setback 20 feet 20 feet Rear Yard Setback (Garages) 20 feet 10 feet (to north property line) Accessory Building Setbacks 10 feet 15 feet Maximum Building Height 50 feet 35 feet (to roof peak) Detached Structures 1,000 square feet maximum 3,000 square feet Parking Not to be located in the front yard or between the front façade and street. Parking is located in front of the proposed club house, though this parking lot design is consistent the design of parking lots for commercial/office buildings and would not be parking for the residential buildings on the site. Open space 200 square feet of common open space provided per unit. In this case, at least 60,000 square feet. 251,449 square feet = 5.77 acres (830 square feet per unit) Site Plan Review Streets and Access. The proposed site plan shows a primary access driveway into the site from Hudson Boulevard. After their initial submittal, the applicant submitted a revised site plan showing the secondary site access (at least for emergency vehicles) moved from Hudson Boulevard to the planned north/south street (Julia Avenue) on the west side of the site. They made this change to the access based on early staff comments about the proposal. The new Julia Avenue is a planned public street connection between 5th Street North and Hudson Boulevard North. The developer should either construct the portion of the Julia Avenue adjacent to the development with a temporary turnaround on the north end or work with the existing property owner and the proposed development to the north (Union Park) to construct all of Julia Avenue to make a continuous street connection from 5th Street North to Hudson Boulevard North. 10 Issues with the proposed setbacks. The applicant is asking the City to approve a 10-foot side yard setback (instead of the required 15-foot setback) from the west property line for the buildings along Julia Avenue. The applicant notes that because of the 100-foot-wide right-of-way for Julia Avenue, they need the reduce setback to make their proposed site plan work. The applicant also asking the City to approve a 10 foot setback (instead of 20 feet) for the detached garages from the north property line. They are making this request to help make the site grades and the storm water management work on their site to help ensure the garages do not flood and so the grades work for storm water emergency over flow. Impervious Surfaces. As noted by the applicant in the project narrative and in the table above, the proposed plan is 66 percent impervious, well below the maximum impervious surface standard in the HDR zoning district of 75 percent. Streets, Sidewalks and Trails. The City will be requiring the applicant to reconstruct Hudson Boulevard along the frontage of their site to an “Urban Section” (with curb and gutter, turn lanes and a bituminous trail along the north side of the road). The City also will be requiring the applicant to design and construct the north/south road (Julia Avenue) adjacent to their western property line from Hudson Boulevard north to Bentley Village. This road section will be in a 100-foot-wide right-of-way to accommodate drive lanes, a center turn lane, turn lanes, a bituminous trail on one side of the road and a concrete sidewalk on the other side. This right-of-way width and design is consistent with the City requirements for the new north/south road in the Bentley Village development to the north of the site. The Comprehensive Plan’s Trail Plan shows a planned trail along the proposed north/south street that will be on the west side of the development. The latest proposed project plans show the future road with a trail and a sidewalk along the future north/south road. The City should require the developer to show the north/south road on all project plans and to install the planned trail(s) along Hudson Boulevard and along the north/south street and crosswalks with pedestrian ramps where needed as part of this development. 11 Within the development site itself, the developer will be constructing 4 and 5-foot-wide concrete sidewalks along the private driveways and between the buildings to provide pedestrian access throughout the site. As noted above, the City should require the applicant to extend the concrete side along the west side of their entrance drive to the trail along Hudson Boulevard. Easements. The City will require the applicant to dedicate 10-foot-wide drainage and utility easements along all property lines and 30-foot wide drainage and utility easements centered over the watermains and fire hydrants internal to the Subdivision property, as they will become public infrastructure. The City also may require other easements as the applicant refines their project plans – especially in regards to the stormwater management system. This includes permanent easements for the wetland, wetland buffer proposed storm sewer running west of Julia Avenue (including the proposed infiltration basin) and for the proposed storm sewer running east of the site along the north side of Hudson Boulevard. Architecture/Proposed Design. The proposed design of the development is a townhouse design with the residential buildings being two stories in height with private, ground-level entrances to each unit. The building elevations provide architectural interest with use of exterior accents, a large percentage of windows, and high quality materials including fiber cement board siding and stone masonry. The buildings create additional high architectural value with use of varied roof lines, and vertical and horizontal articulation. These features will give the buildings a more attractive appearance than buildings with flat facades and consistent or straight facades and roof lines. The proposed color pallets for the buildings include slate, gray, beige and browns. I have included several images of the proposed building elevations for your review. The typical interiors of the units include dark wood colored cabinets, stainless steel appliances, granite countertops in all kitchens and wood laminate flooring. Select units will be upgraded to include enhanced finishes, painted access walls, granite countertops throughout, among other features. Adherence to Lake Elmo Design Guidelines and Standards. The proposed development adheres to the Lake Elmo Design Guidelines and Standards in that: • The proposed structures are located and oriented in a manner that allows for pedestrian accessibility and provides visual interest from the public right-of-way. • The buildings are located as close to the public street as possible, easily accessible from the street; setbacks are varied slightly; recreational and common spaces are located at the interior or rear of the site. • The parking areas do not account for more than 50% of street frontage. • The trash enclosure is located away from most of the residential buildings. • Examples of past developments adhere to building design requirements. It is a recommended condition of final PUD approval that the applicant include a detailed architectural plan proposal (with a listing of colors, materials, etc) for the all the buildings in the development for City approval. All of the building exterior designs and materials will need to conform to the design standards in the Lake Elmo Design Guidelines and Standards Manual including those regarding building facades, rooflines, colors entries, lighting and exterior building materials. It appears that all the building styles and materials will meet or exceed the City’s design standards for multiple-family structures. City staff will need to verify the proposed exterior designs and materials will meet the City’s design standards before the City issues building permits for the clubhouse or for the residential buildings. 12 Garages. The proposed plans include 120 attached garages and 7 detached garage buildings with 6 garage stalls in each building. There also is a proposed maintenance garage building for the residents to perform minor service to their vehicles and to wash their vehicles. Wetland and Buffers. The site has a 0.4 acre wetland on the south side of the property along Hudson Boulevard. The applicant had proposed with the Concept Plan for the site to fill the entire wetland. The latest project plans show the applicant preserving much of the wetland and providing a 25-foot-wide buffer around the wetland on their site. The only filling of the wetland is the part along Hudson Boulevard to accommodate the City- required turn lane and trail on the north side of the road. The City requires the applicant to put easements on the final plat to accommodate the wetland and the wetland buffer. Tree Removal, Preservation and Replacement. There is an area of about 300,000 square feet (6.9 acres) of tree cover on the site. The applicant provided a tree inventory that documented the significant or specimen trees on the property. They include several large spruce trees in the southeast corner of the site, along with elms, oaks, maples and aspen trees on the property. The proposed project would remove all the existing trees on the site. Landscaping. The applicant has provided the City with an updated landscaping plan for the site. The City’s Landscape Architect has reviewed these plans and found that they do not meet all City requirements. I have attached his review comments (dated July 30, 2019) for your review. He noted that the latest plans meet most of the City requirements but that the applicant is proposing to plant trees near proposed utility lines. The City prefers to have trees placed at least 10 feet from the nearest utility with a minimum separation of 5 five feet between any tree and a utility, including yard drains and storm sewer lines. He is recommending that the applicant revise the landscape layout to ensure there are no conflicts between the landscaping and utilities by having the trunk of trees be at least 5 feet (and preferably 10 feet) from the nearest utility. The City will require the applicant to revise the landscaping plans to meet or exceed the City’s Landscape Requirements for the replanting of trees and for screening as a condition of approval. Landscape Walls. The applicant is proposing several landscape (retaining) walls around much of the perimeter of the site. The proposed grading plans show these walls ranging in height from 3 feet to 12 feet. Any such wall that is taller than 4 feet requires a separate building permit from the City and must be designed by a licensed Minnesota engineer or architect. Fencing. The applicant is proposing to install a 5-foot tall, black decorative fence along the Hudson Boulevard and Julia Avenue frontages of the site. However, along the north and east property lines of the site the applicant is proposing a 5-foot-tall chain link fence. The City should require the applicant to install the decorative fence around the entire site as part of the PUD approval for design consistency and to have a better looking feature that the neighboring property users and owners will see. Watering Ban. Due to a shortage of water, the City may need to implement severe watering restrictions in the City in the future. This could include limiting or prohibiting the use water outside including for vehicle washing and for watering grass and landscaping. This could affect future home builders, buyers and renters as there may be a limited supply of water available for outdoor uses. It may be wise for the City to put a condition on this plat to require the owner/developer to inform the renters of the units about the possible outdoor watering restrictions. Parkland Dedication. The Parks Commission reviewed the proposed development at its February 20, 2019 meeting. At that meeting they recommended that the developer pay the City cash in lieu of land dedication to meet the City’s park dedication requirements. The proposed development does not propose a public park but does provide recreation for its residents through the club house, pool and open space. This area of Lake Elmo is already served by Savona Park. 13 The proposed development site (include road right-of-ways) consists of 17.57 acres, and the required parkland dedication for the Urban High Density Residential zoning district is 10%. The required amount of fees would be 10% of the fair market value of the property. This value is usually determined by the purchase price of the property, which has yet to be revealed to the City. If the purchase price is not available, then the City would consider using the appraised value of the property to determine the dollar amount of the contribution for parks as created by this development. Subdivision Signs. Section 154.212(G) (1) (c) of the Zoning Code allows each residential subdivision to have one subdivision identification sign per entrance. The maximum size for subdivision identification sign is 32 square feet in area for the main entrance and a maximum sign area of 24 square feet per sign for all other locations. The developer submitted a drawing for an entrance monument sign with the PUD plans that has 52.1 square feet of sign face. They will need to reduce the size of this sign to a maximum of 32 square feet of sign face to meet the City Code standards. Any signs would require a permit from the City. Parking. The City’s Zoning Code requires one parking space per studio and 1 bedroom unit, two parking spaces per 2 and 3 bedroom units and at least one visitor space per four units. With the proposed mix of 300 units, the City Zoning Code requires the developer to provide at least 525 parking spaces on site. In this case, the developer is proposing a total of 562 parking spaces – including attached garage and detached garage spaces (163 total) and 399 surface parking spaces. The proposed plans include 17 parking spaces to the west of the main entrance drive aisle for the clubhouse. This computes to a unit parking ratio of 1.87 spaces per unit – above the 1.75 parking spaces per unit required by the City Code. The proposed width and length of parking stalls is compliant with code, and the proposed width (estimated to be 24’) is adequate for a 2-way drive aisle width according to the Zoning Code. Of these parking spaces, a total of 22 spaces are proposed to be Americans with Disabilities Act (ADA)-accessible. The ADA requires 2% of parking spaces totaling over 501 to be ADA-accessible, and so the proposed number of ADA parking spaces is compliant, provided they are built with adequate width and access aisle spacing. Engineering Comments. The City Engineer has provided a detailed review memo (dated August 28, 2019) regarding the proposed Final Plat/Plans. I have attached this memo for reference. Staff would like to highlight the following comments in summary: 14 • Streets and Transportation o Hudson Boulevard Right-of-Way. Additional right-of-way on Hudson Blvd must be dedicated to the City as needed to accommodate the Hudson Boulevard improvements, including turn lanes and a 10-foot-wide drainage and utility easement. The applicant must update the final plat and project plans to clearly identify both the existing and proposed Hudson Boulevard right-of-way to clearly depict the right-of-way dedication being granted along Hudson Boulevard. o Hudson Boulevard Improvements. Hudson Boulevard must be improved along the frontage of the proposed development in accordance with the Hudson Boulevard design Standards, with and Urban Section along the north boulevard and a bituminous trail. The developer will be required to construct right turn lanes at both the entrance to the proposed development and at the intersection with Julia Avenue and a left turn lane at the development entrance. o Julia Avenue Improvements. The developer must construct new north-south collector street (Julia Avenue) along the west side of the development, from Hudson Boulevard to the northerly plat line of the Springs of Lake Elmo. The new street shall be designed and constructed as an urban collector street consistent with City design standards and within a 100-foot-wide right-of-way, including a bituminous trail along one side and a concrete sidewalk along the other side. o Julia Avenue Right-of-Way Dedication. The Union Park final plat includes the right-of- way for Julia Avenue. As such, the final plat approval for the Springs of Lake Elmo must be contingent upon the owner or developer recording the final plat for Union Park (with the Julia Avenue right-of-way) at Washington County. The proposed perimeter fencing must be located outside of the 10-foot-wide drainage and utility easement. o Site Access. The proposed site plan proposes a single primary access to the site on Hudson Boulevard approximately 660 feet east of the proposed new north-south collector street. This proposed access spacing from the new collector street meets the City minimum spacing of 660 feet. o Secondary/Emergency Access. The latest site plan shows a secondary access to the new north-south collector street (Julia Avenue) and is called out a proposed emergency access point. o Perimeter Decorative Fence. As shown, this fence encroaches the 10 foot utility easement, and so the fence location must be revised to preserve the City standard 10-foot-wide drainage and utility easement. o Private Streets. Private streets are proposed within the development that would remain privately owned and maintained. The interior street and driveway design may require revisions to ensure the adequacy of fire lanes and safety access. • Municipal Sanitary Sewer o The plans include a sanitary sewer utility plan that proposes 300 REC units plus additional facilities such as a fitness center, swimming pool and a car care center. o Sanitary sewer is available to the site. The applicant or developer will be responsible for connecting to the City’s 10-inch sanitary sewer system and extend sanitary sewer in to the property, including the replacement of about 250 feet of 8-inch sanitary sewer with 10-inch sanitary at the applicant’s sole cost. • Municipal Water Supply o The existing water system has sufficient capacity for domestic service for the proposed 300 REC units and additional facilities. o The watermain and hydrants in the Subdivision will be owned and maintained by the City. 15 o The applicant will be responsible to place fire hydrants throughout the property at the direction of the Fire Department. All fire hydrants shall be owned and maintained by the City. o All watermain lines and fire hydrants placed within the development will require 30-foot- wide utility easements centered over the pipe. These easements must be dedicated to the City as part of the final plat. o The northerly watermain connection to Union Park must be coordinated with the Union Park developer. The applicant or project engineer shall redesign this connection to minimize bends and fittings and to fully detail the proposed connection. • Stormwater Management o The storm water management plan is not complete. The proposed development is subject the construction of a storm water management plan and system that meets State, Valley Branch Watershed District (VBWD), South Washington Watershed District (SWWD), and City rules. All stormwater facilities need to be designed and installed in accordance with City, VBWD and SWWD requirements. The storm water management plan must incorporate storm water management for the Hudson Boulevard and Julia Avenue Street improvements. The final plat shall be contingent upon the applicant obtaining the required storm water management permits and the proposed designs for meeting these rules being acceptable to the City. o The approval of the proposed final plat is contingent upon the storm water construction plans meeting the approval of the City. All required easements or Outlots for these facilities shall be dedicated to the City in an agreement or form acceptable to the City. o The proposed storm water facilities internal to the subdivision include several underground storage chambers and a storm water reuse irrigation system. These facilities will remain privately owned and maintained. o The City will require the applicant or developer to execute and record of a Stormwater Maintenance and Easement Agreement with the City in a form acceptable to the City. This agreement must include a detailed maintenance plan and schedule for all the private storm sewer facilities. o Even as privately owned and maintained facilities, the City requires the developer to provide maintenance access roads or drives and benches that meet City engineering design standards for all storm water facilities, including any off-site storm water basins or storm sewer structures. Julia Avenue Design. The City Engineer noted the City standards for this road in his comments. The developer’s plans must include this road section with a design acceptable to the City Engineer. Development Phasing/Grading Phasing. The project narrative notes that the developer intends to grade the entire site and install the public improvements in a single phase with each building gaining occupancy in sequential order starting with the Clubhouse. Their hope is start site work this fall (pending City approvals) with final completion of the entire development by the fall of 2021. Valley Branch Watershed District Review. The developer has been revising and updating their project plans since the preliminary PUD approval to meet all the requirements of the watershed district. To this point the developer has not yet met all the requirements of the Watershed District. The applicant has told staff they are working toward completing and revising all the necessary project plans and specifications to get Watershed District approval. Stormwater Management and Storm Sewer System Improvements. The proposed development site is in the Valley Branch Watershed District (VBWD). The applicant has chosen to direct storm water runoff from the public improvements for Julia Avenue and Hudson Boulevard to the SWWD. Therefore, the proposed project requires permits from the State (MPCA), VBWD, and SWWD, and must be 16 complaint with the City of Lake Elmo Storm Water Management Ordinance and the City of Lake Elmo design standards manual. In his project review, the City Engineer noted the following: The storm water facilities will be privately owned and maintained so no outlots will be required for the underground storm water facilities. The storm water management plan must incorporate storm water management for the Hudson Boulevard and Julia Avenue Street improvements. The City will require drainage and utility easements over all 100-year high water level areas and to protect all overland emergency overflow paths. The City Engineer’s review memo further addresses the stormwater management considerations and requirements for this development. Utilities – Municipal Water Supply and Municipal Sanitary Sewer. The City Engineer’s review memo provides a review of the municipal sewer and water considerations for this development. Public water and sanitary sewer service are available in this area of Lake Elmo and the developer will be extending them into and through the site. He noted the following: The applicant will be responsible for extending municipal water into the development at its sole cost and will be required to construct a looped watermain network with multiple connection points. This includes a connection to the future watermain in the Union Park development to the north. The applicant will be responsible to place hydrants throughout the property at the direction of the Fire Department. All fire hydrants shall be owned and maintained by the City. All utility plans will be subject to the final approval of the City Engineer. Staff has reviewed the plans based on the assumption that the sanitary sewer extended internal to the site will be privately owned and maintained by the applicant. Fire Chief Comments. The Fire Chief reviewed and commented on the preliminary project plans. He notes the developer will need to space and place fire hydrants in the development according to code and that access to the buildings must be maintained in all weather conditions. I have attached his comments for your reference. RECOMMENDED FINDINGS: Recommended Findings for Final Plat/Final PUD. Staff recommends approval of the Final Plat and Final PUD Plan for the Springs Apartments based on the following findings: 1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are approved in 2019, that the new land use designation for the site of the proposed planned development will be MU-C (mixed use commercial); and that the preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the Final PUD Plan complies with the general intent of the Urban High Density Residential zoning district with PUD modifications. 3. That the Final Plat and Final PUD Plan generally complies with the City’s Subdivision regulations. 4. That the Final PUD Plan must be revised to be consistent with the City’s engineering standards as noted in the City Engineer’s plat review memorandum dated August 28, 2019 and in his construction review memorandum dated September 6, 2019. 5. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum lot area, open space and street layout. 17 6. That the preliminary PUD Plan meets more than one of the required PUD objectives identified in Section 154.751 including providing: innovation in land development techniques that may be more suitable for a given parcel than conventional approaches; provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques; accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing; coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses; and higher standards of site and building design than would otherwise be provided under conventional land development technique. 7. That the Final PUD Plan includes several amenities that may be worthy of amenity points to increase the overall housing density in the development. These amenities may include: right-of-way dedication, contained parking, pedestrian improvements, a plaza (gathering area) and the use of design elements consistent with the 2013 Lake Elmo Branding and Theming project. 8. That the Applicant’s Final PUD plan provides the following amenities, for which the City may award amenity points: a. Pedestrian improvements. (5 points) b. Theming elements from the Lake Elmo Theming Study (1-2 points). c. Plaza/gathering location (5 points). d. Contained Parking (5 points) FISCAL IMPACT: There would be no fiscal impact to the City at this time, as the developer will be required to pay for any amendments needed to accommodate the increase in REC units. The Concept Plan approval did not afford the applicant development rights. When the property develops, it will have urban services and will pay sewer and water connection charges, building permit fees and the like that the developer and/or contractors will pay. RECOMMENDATIONS: Recommended Conditions of Approval. Staff is recommending that the Planning Commission recommend to the City Council approval of the requested Final Plat and Final PUD plans for the Springs Apartments on Hudson Boulevard subject to the following conditions: 1. That the Metropolitan Council give final approval of a City’s 2040 Comprehensive Plan Update and adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City Council. The City’s final plat approval will be good for 120 days after the Met Council’s approval of the City’s 2040 Comprehensive Plan update or for 120 days after the City Council’s approval of the final plat, whichever comes first. 2. That the developer or property owner for the Union Park development records the Union Park final plat to create the street rights-of-ways and the lot (proposed Outlot H) for this development. 3. That the Final Plat approval is contingent upon the City receiving separate drainage and utility easements, in the City’s standard form of easement agreement for all temporary and off-site development improvements. The easements must be obtained and recorded before recording of final plat. 4. That the City approves a Zoning Map Amendment to rezone the site from RT (Rural Development Transitional) to HDR (Urban High Density Residential). (Completed – subject to the final approvals of the 2040 Comprehensive Plan) 18 5. That the final plat and final PUD Plans submittal identify all requests for flexibility from the Zoning Code. 6. That the applicant address all comments and conditions of approval in the City Engineer’s plat review Memorandum dated August 28, 2019. The City will not release the final plat for recording until the City has granted approval of the construction plans. 7. That the final Plat and final PUD project and construction plans include a revised tree preservation/replanting and revised landscape plans to address all the comments and changes noted in the memo from the City’s Landscape Architect dated July 30, 2019. The City’s Landscape Architect must review and approve these revised plans before the City will release the final plat for recording or before the start of construction or grading. 8. That the final Plat and final PUD Plans include updated open space and impervious surface calculations. 9. That the final plat show a drainage and utility easement over the wetland and the wetland buffers, including the 100-year high water level. 9. That the developer or contractor install a bituminous trail along Hudson Boulevard and along the future north/south road (Julia Avenue) as part of this development. 10. That the applicant provide the City fees in lieu of park land dedication as required by Section 153.14 with the final plat. 11. That if the applicant wants amenity points for theming, that they provide the City for staff approval specific examples of proposed development fencing, landscaping, lighting and site furnishings, including the clubhouse, that will meet the standards outlined in the Lake Elmo Branding and Theming Study. The design and placement of these elements and features shall be subject to City staff approval. 12. That the final plat and final PUD Plans submittal include detailed architectural plans for the exterior of the buildings (including colors and a listing of all exterior materials) for staff review and approval. (Complete) 13. That the applicant receives a permit from the Valley Branch Watershed District and South Washington Watershed District for the construction of the proposed development. (Pending) 14. That the Final project plans shall include a complete storm water management plan and construction plans that provide all design details for the proposed underground storage systems including details regarding building roof drainage connections. These plans also must incorporate storm water management for the Hudson Boulevard and Julia Avenue Street improvements including the future east bound left turn lane along Hudson Boulevard at Julia Avenue and must meet all City, VBWD and SWWD requirements. (Pending) 15. All storm water facilities internal to the site shall be privately owned and maintained. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 16. That the final design and placement of each of theming design items (street lights, benches) shall be subject to City staff approval. 17. That the Final Plat approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 18. That the PUD overlay zoning allow for the following: a. Setbacks: Springs Apartments at Lake Elmo Minimum Building Setbacks Front (Hudson Blvd). 20 ft. Interior Side 10 ft. 19 Corner Side (Julia Avenue) 10 ft. Rear (north property line) 20 ft. Rear (north property line – detached garages) 10 ft. b. Attached Garages: That the attached garages shall not exceed 1,000 sq. ft. in area at the ground floor level except by conditional use permit. c. Detached Garages: That the detached garages shall not exceed 3,000 sq. ft. in area at the ground floor level. 19. The Final Plat shall include all necessary public right-of-way and easements for Hudson Boulevard and for the new north/south road (Julia Avenue North). (Complete….pending the recording of Union Park final plat.) 20. Before the City issues any building permits, the developer shall delineate and identify all wetland buffers via staking, fencing and/or signage that is acceptable to the City. 21. 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 before the commencement of any grading or development activity on the site. 22. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), MPCA, MDH, MnDOT, NPDES/SWPPP permits and Valley Branch Watershed District, and SWWD approval before starting any site grading or construction activities. (Pending) 23. That if necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work or grading. (Pending) 24. That the applicant or developer address all the comments of the Fire Chief and the Building Official with final PUD, site and building plans including the placement of buildings and fire hydrants, street and driveway design, parking and emergency vehicle access within the site. 25. That there shall be no encroachments into drainage and utility easements and corridors other than those reviewed and approved by the City and upon execution of an easement encroachment agreement. Prohibited encroachments include, but are not limited to trees, landscaping, fences, retaining walls, buildings and storm water retention. 26. That the developer prepare exhibits for City staff approval that clearly identifies the property lines, easements, proposed locations of retaining walls, fences and accessory buildings and the required and proposed setbacks for each building site within the development. 27. The Applicant(s) or developer shall submit a photometric plan for the development for staff review and approval. All lighting must meet the requirements of Sections 150.035-150.038 of the City Code. The City must approve this plan before issuing a building permit for the development. 28. Before to the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. The proposed monument entrance sign submitted with the preliminary PUD plans is not approved as it exceeds the City size limit of 32 square feet. 29. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement with the City. The Developer’s Agreement must be approved by the City Attorney and by the City Council. Such Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. (Pending) 30. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat approval. The City shall review any grading plan that is submitted in advance of a final plat and said plan shall document extent of any proposed grading on the site. 20 31. That the applicant revise the site and project plans to show a five-foot-wide concrete sidewalk along the west side of the entrance driveway (with the necessary pedestrian ramps) connecting the Clubhouse to the trail along Hudson Boulevard. (Completed) 32. That the applicant shall submit revised project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans shall meet all of the above conditions before the start of any clearing or grading or construction activity on the site. 33. That the City’s final plat approval is good for 120 days from the date of City Council action, unless the applicant requests and the City Council approves a time extension. 34. That the applicant record the final plat with Washington County within 120 days of City Council approval (as required by the City Code). 35. That the maximum density shall not exceed 15 dwelling units per net acre unless the City Council approves specific project design elements and amenity points that increase the allowed density for the proposal. 36. That the applicant change the project plans to show a 5-foot-tall decorative fence around the entire site. The City does not approve the use of chain link fencing for this PUD. 37. That the applicant/owner notify all renters that the City may impose restrictions or limits on outdoor water use including no vehicle washing and no watering of grass, sod or landscaping. RECOMMENDATIONS: Staff is recommending that the Planning Commission recommend approval of the Final Plat and Final PUD Plans for the Springs Apartments to be located on Hudson Boulevard with the following motion (the City Council cannot give this development final approval until the Metropolitan Council approves the Lake Elmo 2040 Comprehensive Plan update): “Move to recommend to the City Council approval of the final plat and final PUD Plans as requested by Continental 483 Fund LLC for PID# 34.029.21.43.0003 for the project to be known as the Springs Apartments located on the north side of Hudson Boulevard, subject to recommended findings and conditions of approval as listed in the staff report.” ATTACHMENTS: 1. Project Land Use Narrative (6 pages) 2. 2 City Maps 3. Aerial Photo 2 4. Overall Plan and Revised Site Plan 5. Proposed Union Park Final Plat 6. Proposed Springs at Lake Elmo Final Plat (3 pages) 7. Project Plans (#21654) 8. Proposed Building Elevations 9. City Engineer’s comments dated August 28, 2019 10. Landscape Architect comments dated July 30, 2019 11. Revised Site/Storm Sewer Plan dated August 30, 2019 12. June 18, 2019 City Council minutes 13. Proposed Theming Elements (Appendix A)