HomeMy WebLinkAboutPZ Packet 3-09-20 THE CITY OF
LAKE ELMO 3800 Laverne Avenue North (651) 747-3900
Lake Elmo, MN 55042 www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday March 9, 2020
at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. February 10, 2020
4. Public Hearings
a. Preliminary Plat and Easement Vacation—Legacy at North Star Third Addition(west of County Road
17)
5. New/Unfinished Business
a. Land Use and Concept Plan Review—City-owned 180 acres(County Road 14 and Ideal Avenue)
6. Communications/Updates
a. City Council Update
02-04-20 Meeting—Applewood Pointe of Lake Elmo—Tabled
02-18-20 Meeting—No Planning items
03-04-20 Meeting—Northport 3'Addition Preliminary Plat, Ord.Amendment—20,000 square
foot requirement for septic systems
b. Staff Updates
c. Upcoming PC Meetings:
1. March 23,2020
2. April 13,2020
7. Adjourn
***Note:Every effort will be made to accommodate person or persons that need special considerations to attend this meeting
due to a health condition or disability.Please contact the Lake Elmo City Clerk if you are in need of special accommodations.
THE CITY OF STAFF REPORT
LAKE ELMO
� DATE: 3/9/2020
PUBLIC HEARING ITEM
TO: Planning Commission
FROM: Ben Prchal, City Planner
AGENDA ITEM: The Legacy at North Star Third Addition Easement Vacation(s) and Final Plat
and PUD Plans
REVIEWED BY: Ken Roberts, Planning Director
BACKGROUND:
GWSA Land Development is requesting City approval of easement vacations and the Final PUD Plans to create
lots for 66 single family detached homes located on 46.75 acres. This proposed final plat is the third phase of a 266
single family residential development on+/-98.93 acres known as Legacy at North Star. The City approved the
PUD Concept Plan on June 6,2017 and approved the Preliminary Plat and PUD Plans on February 20,2018. On
August 8,2018,the City Council approved the I"addition of the Development(PUD)with 59 single family lots
(Res. 2018-090), and 2nd addition on April 16",2019 with 74 single family lots (Res. 2019-026). The third phase will
consist of 66 single family lots primarily located in the southwest corner and the north east side of the development.
ISSUE BEFORE THE COMMISSION:
The Commission is respectfully being requested to review,hold a public hearing and make a recommendation to
the City Council about the proposed easement vacations and on Final PUD Plans for Legacy at North Star Third
Addition.
GENERAL INFORMATION:
Applicant: GWSA Land Development
Property Owner: GWSA Land Development, 10850 Old County Road 15, Suite 200,Plymouth,MN 55441
Location: Outlot B of 15t Addition,Legacy at North Star,Washington County,Minnesota.
PID#s: 14.029.21.11.0037
Request: Easement Vacations, Final Plat and Development Stage PUD Plans
Site Area: 46.75 acres
Res. Dev. Area: 97.25 acres (overall)
Land Use: Village Urban Low Density
Current Zoning: V-LDR/PUD
Proposed Zoning: V-LDR/PUD
Surrounding: RR(north)/LDR and VMX(east)/Agriculture(south)/OP and RR(west).
History: The City approved the PUD Concept Plan on June 6,2017 and approved the Preliminary Plat
and PUD Plans on February 20, 2018 for the Legacy at North Star development.
Deadline: Application Complete— 1/29/2020
60 Day Deadline—3/29/2020
Extension Letter Mailed—No
120 Day Deadline—N/A
Applicable Code: Article 13—Village Mixed Use District
Article 18—Planned Unit Development Regulations
Article 20—Shoreland Code
Subdivision Regulations
PUBLIC HEARING ITEM
Page 2
PROPOSAL DETAILS/ANALYSIS:
PUD Flexibility. The City approved this Village-Low Density Residential (V-LDR)/PUD development for the
northern portion of the Schiltgen Farm at the northwest corner of CSAH 14 and CSAH 17. The developers requested
to develop with a PUD because this process would afforded the developer a higher density than would normally be
allowed if the development followed straight V-LDR zoning, furthermore, it also allowed flexibility within the
Shoreland Code and other areas of the zoning code, such as lot dimensions.
Changes since Preliminary Plat.The City had previously reviewed the discussed the preliminary plat for the Legacy
at North Star which included higher number of units and had a different configuration than the one approved by the
City Council in 2018. That approval came with revisions as directed by City Staff, Planning review, Engineering
memo, and Landscaping memo. The developer reduced the number of lots from 276 to 269 (down from 279 from
Concept Plan), and again to 266 units due to engineering comments. Ultimately the density for the development
ended a 2.72 units per acre with the required changes.
Lot Sizes and Widths. The minimum allowed lot with in the shoreland of Sunfish Lake is 125 feet and 70 feet in
the V-LDR District. The minimum lot size for lots in the shoreland of Sunfish Lake is 20,000 sq. ft. and in the V-
LDR District, 9,000 sq. ft. The City allowed the developer to determine the area of buildable land and divide it by
20,000 sqft. This allows the developer the ability to have smaller lots but still maintain the total amount of land
required for the code.
Phases 1 and 2 the received approval for the lot sizes shown in red in the table below. The deviations are from
setbacks, lot area, and width. Of phase 3 lots 1-4 of block 2, and lot 1 of block 5 take advantage of the amended lot
dimensions. The proposed lot layout/dimensions are consistent with what was approved with the preliminary plat.
Focusing on shoreland lots,of this phase only lots 5-14 of block 5 are in the shoreland district. Based off the standards
on the shoreland code,the developer would be allowed to have 17 lots in the shoreland district and they are requesting
15 lots. Staff does not see that there are conflicts with the shoreland code.
Shoreland V-LDR Villa Lots— Villa Lots - Interior Interior Exterior Exterior
Standard Standard Preliminary Proposed Single Single Single Single
Approval Family— Family- Family— Family-
Preliminary Proposed Preliminary Proposed
Approval Approval
Minimum 125 ft. 70 ft. 55 ft. 55 ft. 55 ft. 55 ft. 66 ft. 65 ft.
Lot Width
Minimum 40,000 sq. 9,000 sq. 7,900 sq. ft. 6,600 sq. ft. 6,900 sq. ft. 6,840 sq. 8,500 sq. ft. 8,090 sq.
Lot Area ft. ft. ft. ft.
Minimum N/A 25 ft. 15 ft. 15 ft. 25 ft. 25 ft. 25 ft. 25 ft.
Front Yard
Setback
Minimum N/A 10 ft./5 ft. 7 ft./8 ft. 7 ft./8 ft. 7 ft./8 ft. 7 ft./8 ft. 10 ft./5 ft. or 10 ft./5
Side Yard or 7.5 7.5 ft./7.5 ft. ft. or 7.5
Setback ft./7.5 ft. ft./7.5 ft.
Maximum N/A 35% 50% 50% 40% 45% 45% 45%
Impervious
Surface
Landscaping and Tree Preservation. Staff submitted the proposed project landscape plans to the City's Landscape
Architect for review. It is a recommended condition of approval that the landscape plans be approved by the
Landscape Architect before recording of final plat. Much of what needs to be corrected in the landscape plans are
setback related.
Page 3
The applicant also provided a tree preservation plan. For this phase of development there are no trees shown for
removal.
Outlots.Outlots B and C will eventually be owned by the HOA and have a Drainage and Utility easement applied to
them while Outlot D and Outlot A will have a drainage and utility easement applied while also be retained by the
Developer for future additions. See Engineering section below for additional comments.
Parkland Dedication. The total required parkland dedication for the development is 10%of the total 98.93 (9.893
acres). The applicant partially satisfied the park dedication
requirement for the 1"and 2'addition with the dedication of Outlot ,1 N
,ut
D of the Northport addition,which consisted of 6.51 acres. ="
Park dedication is based off of a 10%basis,either cash or land. The !�-' T,,-, -IrN
Developer applied 2.72 acres of the 6.51 acre dedication and '
applied it to the first addition. The developer then took an
•.'.F:I11 N
additional 2.28 acres from the 6.51 and applied it to the 2'addition.
With the 3' phase of development consisting of 21.45 acres the Reid
applicant will be responsible for dedication 2.145 acres of land. Park
Being that the Developer has 1.5 acres of credit remaining from the
initial 6.51 acres they will be responsible for paying the City a cash Dedicated "
contribution of$53,212.53 (.645 acres * 81,617.3 value per acre) Land 4
,y.
9.893 acres required to satisfy the City dedication requirements.
6.51 acres dedicate to the City via Outlot D of Northport
I"addition=2.72 acres required `
2nd addition=2.28 acres required
Total 5 ------1' 6.51 -5 = 1.5 acres remaininj4 for credit _y Z
3'addition=2.145 acres required ------10, 2.145- 1.5 = .645 acres required for park dedication.
The development will also provide an HOA-owned
and maintained playfield on the west side of the
development which will come with this phase. There in
is also a playground,pool,pool house,and recreation 1
area that the Developer established in the V addition.
Trails.It was a condition of preliminary plat approval -=
that the applicant provide a trail connection to the
Hamlet on Sunfish Lake trails plat, as shown below. , t
This trail connection runs along 39t1i Street and will
connect the Hamlet on Sunfish Lake trails to Lake
Elmo Avenue. The trail connection will be a part of \�this phase,but will stop at the Northstar property line.
Private Trails. Private trails are shown below in red _ ='
where blue represents areas where there are eitherpublic sidewalks,sidewalks,trails,or both.
Subdivision Signs. Staff does not see that the developer is proposing to install any subdivision signs. However, if
a sign is desired for install,it will need to be reviewed against the City sign Code.
Streets and Access. The development has a modified street grid with 60 foot wide public rights-of-ways with 28'
wide streets (back to back), allowing parking on both sides of the street, except where center island exist, such as at
Page 4
the entrance roads off of Lake Elmo Avenue. The developer provided right-of-way and street stubs from the First
Addition to allow for vehicle connectivity to the north and south properties, should those ever develop. The
development will now have two access points to the Schiltgen parcel to the south of the project site in the event this
property develops in the future which will also accommodate the land locked Chavez parcel. The Third Addition
street connections and designs are consistent with the approved overall preliminary plat.
Village Parkway Design. When reviewing the Concept Plan the Council adopted a condition of approval that the
developer carry the Village Parkway design through in the development with the southern road(39'Street)to at least
to the first street stub providing access to the south.The developer met this design with the First Addition,with a trail
on the north side and sidewalk on the south side to match up with existing configuration of 39'Street to the east.
Street Names.The proposed street names are consistent with the City street naming policy.
Fire Chief and Building Official Comments. Planning staff provided the Fire Chief and Building Official copies
of the proposed Third Addition final plat. Comments were not provided.
Washington County Review.The final plat and construction plans have been sent to Washington County for review.
Staff did not receive comments from them for the 3'addition.
City Engineer Comments. The City Engineer memo dated February 17, 2020 is attached to this report. There are
several comments in the report that will be impactful to the development. Staff views them as being positive.
Engineering Memo Summary:
• Outlot M, P, and O (As shown on the preliminary Plat, Attached) will need to be included in the 3'phase for
stormwater management.
• Outlot I(Preliminary Plat—Outlot D of 3.d addition plat)must be an outlot as opposed to a drainage and utility
easement.
• The Trail through outlot E shall be completed,which was partially in the 2'addition.
Other Concerns.
Watering Ban. Due to shortage of water, the City may need to implement watering restrictions in the City
for this summer and into the future. This could include limiting or prohibiting the use water outside including
for car washing and for watering grass. This could affect future home builders and buyers as there may be a
limited supply of water available for outdoor uses.
Conditions of Preliminary Plat and PUD Plan Approval. The following indicates how this phase of the
development will meet the conditions of Preliminary Plat and PUD Plan Approval.
1. That PID# 11.029.21.44.0001 is subdivided to create Parcel 3 as indicated on the Preliminary Plat and that
a Zoning Map Amendment is approved to rezone Parcels 1,2, and 3 from Rural Development Transitional
to Village Urban Low Density Residential.
This condition has been met.
2. That the future preliminary plat and PUD Plans include parcels with PID# 14.029.21.11.0001,
11.029.21.43.0001, and a portion of 11.029.21.44.0001.
This condition has been met.
3. That the future preliminary plat and preliminary PUD Plans submittal identify all requests for flexibility
from the V-LDR zoning district.
The Applicant indicates in the narrative that PUD Flexibility is being requested on minimum lot width, lot
area,front yard setback, side yard setback and maximum impervious coverage.
4. That all comments of the City Engineer's Memorandum dated May 8, 2017 be addressed with the future
preliminary plat and preliminary PUD Plans submittal.
Page 5
It is a recommended condition of approval for the Third Addition that the applicant address all items outlined
in the City Engineer's memo for the Final Plat and PUD Plans dated February 17, 2020.
5. That the Applicant submit additional details on the proposed stormwater reuse system and ongoing operations
for City review and consideration.Ownership,maintenance and ongoing operational responsibilities must be
clearly defined, and City acceptance of stormwater reuse must be contingent upon the City agreeing to the
ongoing ownership, maintenance and operation plan, including the execution of a stormwater maintenance
and easement agreement that addresses stormwater reuse.
The Applicant has chosen to not pursue stormwater reuse on this time. While the Council did grant amenity
points for this feature, there are still enough amenity points granted to reach the increased density. The
applicant has indicated within the narrative that it was decided that this site would be better served with
infiltration basins and that the stormwater reuse was not necessary due to the decrease in lot count and
increase in open space.
6. That the Applicant provide a detailed phasing plan with the Final Plat 1 st Addition application that clearly
indicates the phasing of the construction for each public infrastructure component and addresses both
construction access to the site and public access for new residents. Temporary cul-de-sacs should be part of
the phasing plans and are required for any street with a platted lot with driveway access.
The applicant provided this with the construction plans.
7. That the developer provide a trail connecting the trail in the middle of the development to Hamlet on Sunfish
Lake trails along with a trail corridor of at least 30 feet in width. The developer shall not receive parkland
dedication credit for the trail corridor nor cost of construction of the trail.
The developer will provide this trail and will not receive parkland dedication credit for the construction of
this trail.
8. That any approval be contingent on complying with Washington County's requirements and requests
pertaining to right-of-way, turn lanes and trail needs as noted in the Washington County Memo dated June
1,2017.
Washington County submitted preliminary plat comments to the City in a memo dated June 1, 2018. This
memo indicated that sufficient right-of-way has been provided as per the Washington County Comprehensive
Plan on the preliminary plat and that a sufficient right-of-way easement is provided to the south of the
development. However, this memo also indicated that it would be preferable for there to be an additional 25
feet of right-of-way in order to accommodate a proposed route for the Central Greenway Trail, and because
there is not 75 feet of right-of-way present on the on the east side of CSAH 17 centerline in order to
accommodate a the 150 foot corridor required to expand to a four-lane divided highway.
9. Sufficient right-of-way along Lake Elmo Avenue N (CSAH-17) for both the Legacy at North Star Plat and
PID# 14.02.921.11.0001 must be provided. Verification from Washington County that sufficient right-of-
way along Lake Elmo Avenue N(CSAH-17)has been provided must be received by the City.
It is a recommended condition of approval that the City receive written documentation from Washington
County that sufficient right-of-way has been provided along CSAH 17/Lake Elmo Avenue along with a
sufficient right-of-way easement on the property to the south.
10. The Applicant shall be solely responsible for all construction costs associated with the intersection
improvements as recommended by Washington County.
The developer started the construction of the First Addition in 2018 including the intersection of County
Road 17 and 39`h Street. The Developers Agreement(s) will further outline the Developer responsibility for
the costs of the new intersection at 41"Street also known as County Road 17.
11. That the Applicant provide a minimum 30 foot buffer from the northern edges and 50 foot buffer from the
western edges of the plat. This buffer shall average 170 feet on the western edge of the plat and 86 feet on
the northern edge of the plat and include sufficient landscaping and/or berming as deemed adequate by the
City.
Page 6
The applicant provided the City with the preliminary plat application an exhibit showing that the plans will
meet this requirement.Staff is recommending a condition of a 30 ft. no build buffer be applied to the northern
development lot line and a 50 ft. no build buffer be incorporated on the western edge.
12. That the Landscape Plans receive approval from the City's Landscape Architect and include revisions as
mentioned in the Staff Report dated to the Planning Commission dated December 11, 2017.
The overall landscape plans have been approved by the City's Landscape Architect, and it is a condition of
approval for Phase 3 that the plans are updated to meet current City Standards.
13. That wetlands and wetland buffer areas be contained within outlots outside of lot areas and dedicated to the
City.
The preliminary plat shows that with buffer averaging this wetland buffer has been contained within Outlot
N of the preliminary plat. This condition is not applicable to the Third Addition.
14. That the Applicant provide a detailed sanitary sewer phasing plan must be provided with Final Plat 1 st
Addition application to address timely connection to sewer for the wastewater treatment system that
includes, at a minimum, dedicated right-of-way or utility easement extended to the westerly side of the plat.
The applicant provided a drainage and utility easement over all of Outlot H, which may be used by the City
as a permanent drainage and utility easement for the installation of a trunk sanitary sewer pipe to serve the
Hamlet on Sunfish Lake development before any future Legacy at North Star additions.
15. That the Final Plat and PUD Plans include a parking area for the HOA pool/playground recreation area that
meets all applicable standards. 105 uurLo
This condition was addressed in phase 1. "°'� o C
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16. That the proposed 15 foot front yard setback for Villa Lots be approved provided the HOA documents
include architectural requirements that require 4-sided architecture and garages facing the public right-of-
ways to have windows and/or other architectural features.
The applicant has indicated that they would prefer to have this requirement within the architectural
guidelines, which is requested to be a separate document from the HOA documents. The applicant has
indicated that this would provide greater control over the building designs. This change is a recommended
condition of Final Plat and PUD Plans approval to have the applicant provide the City with this
documentation.
Page 7
17. That the developer comply with any comments provided by the MnDNR.
The applicant has provided with the Preliminary Plat and PUD Plans application a shoreland tier analysis
that shows the applicant has provided sufficient open space within the shoreland area.
18. That the developer provide deed restrictions, covenants,permanent easements or other instruments for open
space that prohibit future vegetative and topographic alterations other than routine maintenance,construction
of buildings or storage of vehicles and other materials; and ensure preservation and maintenance of open
space.
It is a recommended condition of approval that the Applicant provide an open space easement with the City
over homeowners'association-owned outlots on the northern and western edges of the development.
19. That all Fire Chief and Building Official comments be addressed.
Planning staffsubmitted the proposed Third Addition Final Plat and PUD Plans to the Building Official and
Fire Chief. It is a recommended condition of approval of the Final Plat and PUD Plans that the developer
address all these comments.
20. That street names comply with City's Street Naming Policy.
The applicant has changed the street names since preliminary plat approval to adhere to the City's current
street naming policy.
21. That the Applicant provide specific examples of proposed development signage, fencing, landscaping,
lighting and site furnishings, including the clubhouse, that will adhere to the Lake Elmo Branding and
Theming Study with the Final Plat and PUD Plans submittal.
The applicant provided the City with this information with the Final Plat for the First Addition.
22. That the Applicant submit and the City approve updated Preliminary Plat and PUD Plans prior to submission
of Final Plat and PUD Plans.
The preliminary plat and PUD plans were approved before the applicant submitted the proposed Third
Addition Final Plat and PUD application.
23. The proposed 7'/8'sideyard setbacks shall be approved by the City Engineer.
The Engineer does not have issue with this side yard setback.
24. That the Applicant construct a bituminous trail extending south along the County right-of-way from 30th
Way to the southerly plat limits (along the east side of Outlot C) and the future County right-of-way area
along Lake Elmo Avenue of the parcel to the south of the plat should be graded for a future bituminous trail
extension(grade ready trail)along the storm sewer outfall pipe location.
This trail was shown on the construction plans for the First Addition and is covered by the developer's
agreement for that phase of the project.
25. That the Applicant pay a cash contribution in an amount equal to the fair market value of 3.383 acres of land
to satisfy the development's park land dedication requirement pursuant to Section 154.14 of the City Code.
The applicant dedicated 6.51 physical acres duringpreliminary approval. With a total required contribution
amount of 9.893 acres that leaves 3.383 acres left to either dedicate or provide financial contribution for.
During phase 3 of the development the applicant will be responsible for a park dedication fee or$53,212.53
Recommended Findings. Staff recommends approval of the Legacy at North Star Third Addition Final Plat and
PUD Plans based on the following findings:
1. That all the requirements of City Code Section 153.10 related to the Final Plan and Final Plat have been met
by the Applicant.
Page 8
2. That the proposed Final Plat and PUD Plans for Legacy at North Star Third Addition will create 66 lots for
single-family detached residential structures.
3. That the Legacy at North Star Third Addition Final Plat and PUD Plans are generally consistent with the
Preliminary Plat and PUD Plans as approved by the City of Lake Elmo on February 20,2018 by Resolution
2018-013.
4. That the Legacy at North Star Third Addition Final Plat and PUD Plans are consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area with an allowed increase in density as a
Planned Unit Development and with the exception of the Village Open Space Overlay District Greenbelt
Corridor.
5. That the Legacy at North Star Third Addition Final Plat and PUD Plans comply with general intent of the
City's Village Low Density Residential zoning district regulations with PUD Modifications.
6. That the Legacy at North Star Third Addition Final Plat and PUD Plans comply with all other applicable
zoning requirements,including the City's landscaping, storm water, sediment and erosion control and other
ordinances with the exception of issues identified in the Engineering memo dated February 17,2020.
7. That the Legacy at North Star Third Addition Final Plat and PUD Plans comply with the City's subdivision
ordinance with PUD modifications.
8. That the Legacy at North Star Third Addition Final Plat and PUD Plans are generally consistent with the
City's engineering standards with the exception of necessary plan revisions outlined by the City Engineer in
his review comments to the City about Legacy at North Star Third Addition Final Plat and PUD Plans dated
December 12,2019.
9. That the Legacy at North Star Third Addition Final Plat and PUD Plans meet the minimum requirement for a
PUD including minimum lot area,open space and street layout.
10. That the Legacy at North Star Third Addition Final Plat and PUD Plans meet more than one of the required
PUD objectives identified in Section 154.751 including providing: 1) more adequate, usable, and suitably
located open space and recreational amenities and other public facility than would otherwise be provided under
conventional development techniques, 2) Preservation and enhancement of important environmental features
through careful and sensitive placement of buildings and facilities,and 3)Allowing the development to operate
in concern with a redevelopment plan in certain areas of the City and to ensure the redevelopment goas and
objective will be achieved.
11. That the Legacy at North Star Third Addition Final Plat and PUD Plans meet the allowed density requirements
allowed with PUD flexibility.
12. That the Applicant is providing the following amenities, for which the City shall award amenity points:
a. Pedestrian improvements including construction of a trail along the County right-of-way from 301h
Way to the southerly plat limits;grading along the storm sewer outfall pipe location within the future
right-of-way area along Lake Elmo Avenue of the property to the south of the proposed development
along with dedication of County right-of-way to facilitate a future trail; and dedication of a 30-foot
wide trail corridor along with construction of a trail connecting the trail within the development from
Lak Elmo Avenue to the trail within the Hamlet on Sunfish Lake development(10 points).
b. Theming elements from the Lake Elmo Theming Study(1 point).
C. Additional open space above 20%(2 points).
d. Connection of sewer to Hamlet on Sunfish Lake Development(5 points).
e. Provision of private park amenities including a clubhouse,tot lot,and pool(5 points).
Page 9
13. That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of the land, and
will specifically relate to existing zoning district standards in the following manner(with exceptions as noted):
a. Lot Dimensions and Bulk Building Requirements
Villa Lots Interior Single Exterior Single
Family Family
Minimum Lot 55 ft. 55 ft. 65 ft.
Width
Minimum Lot 6,600 sq. ft. 6,840 sq. ft. 8,090 sq. ft.
Area
Minimum Front 15 ft. 25 ft. 25 ft.
Yard
Setback
Minimum Side 7 ft./8 ft. 7 ft./8 ft. 10 ft./5 ft. or
Yard 7.5 ft./7.5 ft.
Setback
Maximum 50% 45% 45%
Impervious
Surface
Recommended Conditions of Approval. Staff recommends the Planning Commission recommend approval of the
requested Legacy at North Star Third Addition Final Plat and PUD Plans with the following conditions:
1. Final grading, drainage, and erosion control plans, sanitary and storm water management plans, landscape
plans, and street and utility construction plans shall be reviewed and approved by the City Engineer and
applicable Staff before the recording of the Final Plat. All changes and modifications to the plans
requested by the City Engineer in the memorandums addressing Legacy at North Star Third Addition Final
Plat and PUD Plans dated December 12,2019 shall be incorporated into these documents before they are
approved.
2. All easements as requested by the City Engineer and Public Works Department shall be documented on the
Final Plat before its execution by City Officials.
3. Final Plat must be contingent upon the City receiving separate drainage and utility easements in the City's
standard form of easement agreement for all off-site development improvements(beyond the plat limits).All
off-site easements must be clearly shown on the street,grading and utility plans,with all dimensions labeled.
The easements must be obtained before the start of construction.
4. Before the execution of the Final Plat by City officials,the Developer shall enter into a Development
Agreement acceptable to the City Attorney and approved by the City Council that delineates who is
responsible for the design, construction, and payment of the required improvements and shall include the
payment of required park dedication fees for the Legacy at North Star Third Addition Final Plat with
financial guarantees therefore.
5. A Landscape License Agreement shall be executed for the maintenance of commonly held homeowners'
association-owned and City-owned outlots,right-of-ways, and medians before the release of the final plat
by City Officials.
6. That the developer provide a trail connecting to the trails of Hamlet on Sunfish Lake. The Applicant shall
not receive parkland dedication credit for the trail outlot or easement or construction of the trial.
7. That the developer provide the City written verification from Washington County that sufficient right-of-
way has been provided on the plat along with a sufficient right-of-way easement along the property to the
south of the development before plat recording. Prior to construction,the plan section detailing southbound
Page 10
right turn lanes and center left turn lanes at 39'Street must be submitted and approved by the county traffic
engineer, applicable Washington County right-of-way permits must be obtained, drainage report and
calculations must be submitted, and access control shall be dedicated to Washington County along CSAH
17/Lake Elmo Avenue frontage. The Applicant shall be solely responsible for all construction costs
associated with the intersection improvements as recommended by Washington County.
8. If still needed, that the applicant provide a Roadway, Drainage and Utility Easement in City standard form
of roadway easement agreement, along Lake Elmo Avenue (CSAH 17) from the southern boundary to
Stillwater Boulevard North (CSAH 14), and consistent with the requirements of the preliminary plat
approval.
9. That the Landscape Plans for this phase of the development be approved by the City's Landscape Architect
before recording of final plat.
10. That the applicant include in the Architectural Control guidelines the requirements that villa lots utilize 4-
sided architecture and garages facing the public right-of-ways to have windows and/or other architectural
features.
11. That the applicant address all Fire Chief and Building Official comments.
12. That street names shall comply with City's Street Naming Policy.
13. That the applicant pay the City the required parkland dedication fee applicable to this phase of the
development,which is .645 acres,before the City releases the final plat for recording.
14. That the applicant notify all home builders about possible City outdoor watering restrictions and that the
home builders notify all home buyers that the City may impose limits on outdoor water use including no
watering of grass or sod.
15. A 30 ft. open space buffer shall be applied to the northern development line as well as a 50 ft. open space
buffer on the western line of the development.
16. The approved final plat shall be recorded with Washington County within 180 days after approval,failure to
record will cause the approval to become void.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the Legacy at North Star Third Addition
Final Plat and PUD Plans with recommended findings and conditions of approval.
"Move to recommend approval of the Legacy at North Star Third Addition Final Plat and PUD Plans with
recommended findings and conditions of approval."
EASEMENT VACATION:
Easement Vacations. The applicant is requesting the City vacate part of the drainage and utility easement that
resides over Outlot B,which was established in the first addition for the third addition. The developer dedicated the
easement with the Fist Addition final plat but it will no longer be required because new easements will be
established with phase 3. In addition,the developer could not record a new final plat(or replat)these existing
Outlots into Lots and Blocks with the existing easements in place.
Minnesota Statue outlines the provisions for vacating a public right-of-way or easement. It states in part that
"Council may,by resolution,vacate any street, alley,public grounds,public way, or any part thereof, on its own
motion or on petition of a majority of the owners of land abutting said property. Easement vacations require a
public hearing and 4/5 vote by Council only if there has been no petition."
Page 11
Recommended Findings.
• The applicant has satisfied the City Platting Requirements.
• The existing easement that resides over Outlot B of the 1st addition will no longer serve a functional
purpose, for the land under the proposed 3'addition.
• That the dedication of new easements will be provided with the recording of Legacy at Northstar 3'
addition which will provide the same function as the easement that is being vacated.
Recommended Conditions of Approval.
• The final plat and approval of the Legacy at North Star 3'addition and PUD Plans shall be approved by the
City Council.
• The dedication of new easements will be provided with the recording of Legacy at North Star 3'Addition
which will provide the same function as the easement(s)that are being vacated.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the proposed vacation of the drainage and
utility easements on Outlot B of Legacy at North Star First Addition as shown on the easement vacation Exhibit dated
January 8,2020.
"Move to recommend approval of the request for the vacation of the drainage and utility easements on Outlot B
of Legacy North Star First Addition for the purposes of platting third addition."
ATTACHMENTS:
1. Proposed Final Plat
2. Approved Preliminary Plat
3. Construction Phasing Plan
4. Vacation Map(Outlot Map)
5. Site Maps
6. City Engineer Report dated February 17, 2020
7. Landscape Architect Review Memo February 19,2020
LEGACY AT NORTH STAR 3RD ADDITION
KNOW ALL PERSONS BY THESE PRESENTS: That GWSA Land Development,LLC,a Minnesota limited liability company,fee owner,of the following described property situated in the County of Wasbington, COUNTY SURVEYOR
State of Minnesota,to wit:
Outlot B,LEGACY AT NORTH STAR,according to the recorded plat thereof. Pursuant to Chapter 820,Laws of Minnesota,1971,and in accordance with Minnesota Statutes,Section 505.021,Subd.11,this plat has been reviewed and approved this day of
2020.
Have caused the same to be surveyed and platted as LEGACY AT NORTH STAR 3RD ADDITION and do hereby dedicate to the public for public use the public ways,as shown on the plat,and also the drainage and
utility easements as created by this plat. B B
Y Y
Washington County Surveyor
In witness whereof said GWSA Land Development,LLC,a Minnesota limited liability company,has caused these presents to be signed by Craig Allen,Chief Manager on this day of
12020.
COUNTY AUDITOR/TREASURER
By:GWSA Land Development,LLC.
Pursuant to Minnesota Statutes,Section 505.021,Subd.9,and Section 272.12,taxes payable in the year 20.on the real estate hereinbefore described,have been paid;and there are no delinquent taxes,and transfer has
been entered on this day of 2020.
Craig Allen,Chief Manager
By: By:
Washington County Auditor/Treasurer Deputy
STATE OF MINNESOTA,COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me on this day of 2020,by Craig Allen,Chief Manager of GWSA Land Development,LLC,a Miunesom limited liability COUNTY RECORDER
company,on behalf of the company. Document Number
I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this day of 2020,at o'clock—M.and was duly
recorded in Washington County Records.
My Commission Expires:
Notary Public,Hennepin County,Minnesota Printed Name
By: By:
Washington County Recorder Deputy
SURVEYORS CERTIFICATION
I Jared J.Averbeok do hereby certify that this plat was prepared by me or under my direct supervision;that I am a duly Licensed Land Surveyor in the State of Minnesota;that this plat is a cornect representation of the
boundary survey;that all mathematical data and labels are correctly designated on the plat;that all monuments depicted on the plat have been set,or will be correctly set within one year;that all water boundaries and wet
lands,as defined in Minnesota Statutes,Section 505.01,Subd.3,as of the date of this certificate are shown and labeled on this plat;and all public ways are shown and labeled on this plat.
Dated this day of 2020.
Jared J.Averbeck,Licensed Land Surveyor
Minnesota License No.53642
STATE OF MINNESOTA,COUNTY OF HENNEPIN
This instrument was acknowledged before me on this day of 2020,by Jared J.Averbeck,Licensed Land Surveyor,Minnesota Licence No.53642.
My Commission Expires:
Notary Public,Hennepin County,Minnesota Printed Name
LOCATION MAP
LAKE ELMO,MINNESOTA PLANNING COMMISSION SECTION 11 & 14, TWP. 29N., RGE. 21 W.
(NOT TO SCALE)
Approved by the Planning Commission of the City of Lake Elmo,Minnesota,on this day of 12020. NO R S
Signed: o
Chair,Planning Commission ��„
x<I
111)"
11
Signed: ay�o'i� WAY N.
43RD ST.N.
Secretary,Planning Commission
LAKE ELMO,MINNESOTA
This plat of LEGACY AT NORTH STAR 3RD ADDITION was approved by the City Council of the City of Lake Elmo,Minnesota on this day of ,2020,and
hereby certifies compliance with all requirements as set forth in Minnesota Statutes,Section 505.03,Subd.2. a
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F o a
Signed:CITY OF LAKE ELMO —y
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By: By: o�Z
Mayor Clerk SITE f�
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DRAINAGE -
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R. /g' 3ss.7s a g y
NOT TO SCALE 3`30 pj9 \S a51 of the Southeast Quarter of Section 11,
0 \� a \\ � \,v �.�y �k��9 Township eg Range 21 and is assumed to bear
O � 61.37 61 37 D \ do � g / J� 40$ South 00 degrees 09 minutes 30 seconds East.
Being 5 fee[in width and adjoining lot lines,unless otherwise o0' I `^10 39'22o r-10139'2 10°39 2�\ \N T \\tea'- 1 O \\OO �0"ryy�°E. �1�� (See Sheet 2 of 4 Sheets)
indicated,and 10 feet in width and adjoining right of way lines and C �
rear lot lines,unless otherwise indicated,as shown on the plat.
V.
°b
J
2 14 1 �3 1'2 I I� 1 G \ \� \ \ �0 ,O y\ O Denotes a 1/2 inch by 14 inch iron pipe set and marked
•J o > \/ 9 k�k by License No.53642.
'-21
Na2�iaos E I h
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NIO°01 43 E I I� I to \ / ,L9 No.40344,unless shown otherwise.
?��0.5 SugGF �29°46=00'W
OS
W N SATHRE-BERGQUIST, INC. 1 N6\
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cNFRs P`P�2 UAL\Z
SHEET 4 OF 4 SHEETS
c�TLolm
LOCATION MAP
-- ------- -------
X-
CTFY OF LAKE
--------- PED 12029213ELM05
6o—,
� SITE
RES AREA:1.13 /F
2n
ARBOR GLEN SIN ORLIVR4G
M 1302921220012
AREA:3.73 ACIIES SHEET INDEX TABLE
.......
NW SHEET Description
�
SP Site Plan
1 ALTA
1-2 Preliminary Plat
;7; SI1-SI5 Preliminary Signage/Lighting/Marking Plan
ST1-ST16 Preliminary Street Plan
, UP1-UP14 Preliminary Utility Plan
------ GP1-GP6 Preliminary Grading Plan
EC1-EC6 Preliminary Erosion Control Plan
A PH 1-PH2_Phasing Plan
AKEELT4oBu 11NESSP. LP1-LP7 Landscape Plan
P .1302921220011
AREA:2.68 ACRES
----- -----
------ PREPARED BY PREPARED FOR
ENGINEER DEVELOPERBERGQUIST,11 c.
Qrr" SATHRE- GWSA LAND DEVELOPMENT
15DSOUTH BROADWAY I0050 OLD COUNTY RD 15 SUITE 233
Id I WAYZATA,MINNESOTA 55391 PLYMOUTH,MN 55441
PHONE(952)476-6000 CONTACT
PAX(952)4 6-01 M CRAIG ALLEN
PHONE:(952)270-4473
CONTACT ROBERTS.MOLSTAD P.E. EMAIL:GI-G@G0NY-0MPAN—M
EMAIL MOLSTAD@SATHRE.COM
IIL-
Ii
PUD CONCEPT PLAN
Zoning-PUD
Fysb-25 ft
Sysb-15 ft(Total)
Rysb-20 ft
Corner Lot-20 ft
60'Row-28'13-13 Streets
55'/65'VILLA-73
(55/65'x+/-140')
DENOTE.PERMANENT T DRAINAGE&UTILITY 5SINGLE FAMILY-63
EASEMENT (57'x-/-120')
DLNCTESTEMPOR-Y 65-(SINGLE FAMILY-130
GR-ING FASEMLNT (65'x+/-130')
TOTAL U NITS-266
EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY.THE 150 75 0 75 150 300
CONTRACTOR SHALL DETERMINE THE EXACT I OCATION OFANYAND ALL EXISTING
UTILITIES BEFORE COMMENCING WORK. HE A,3REES TO BE FULLY RESPONSIBLE FOR ANY
AND ALL DAMAGES ARISING OUT OF HIS FAILU ZE TO EXACTLY LOCATE AND PRESERVE ANY SCALE IN FEET
AND ALL EXISTING UTILITIES.
DRAWING NAME NO. BY DATE REVISIONS USE(INCLUDING COPYING,DISTRIBUTION,AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO.
LN OP 02 TCW--05/08/18.......CITY COMMENTS_ INFORMATION)OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I SITE PLAN
DRAWN BY 03 TCW 05/21/18 ADD WETLAND BUFFER SIGN NOTES SATHRE-BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE
RSM 03 TCW 05/22/18 CITY COMMENTS 05/21/18 SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. SATHRE-BERGQUIST, INC.
.
CHECKED BY 05 CAW 05/30/18 WATERSHED COMMENTS INDEMNIFY SATHRE-BERGQUIST,INC.OF ALL RESPONSIBILITY. LAKE ELMO, LEGACY AT NORTHSTAR
.......... SP
MI
SATHRE-BERGOUIST,INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY WAYZATA, N 55391 (952)476-6000
— — om RSM 06 CAW 06/04/18 TioNALLE&EASEMENTPERWATERSHEDC MEN————— —Ts USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING S MINNESOTA
GITYGOMMENTS--T—CEG—GES,--S FROM ILLEGITIMATE USE. ROBERTS.M LSTAD,P.E.02 a�4
DATE 07 CAW06/19/18 g GWSA LAND DEVELOPMENT
02126/18 08 CAW 06/27/18 CITY COMMENTS-ADD EASEMENT,REMOVE B—TREE IDS Lic.No.
3 4 O TLOTA N --
��
AREA WETLAND 2✓''jj F —1 F —1 F —1 r —I r —,r — — ---_ ---
:39370 SF /�/��/ / 1
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MEMORANDUM
Cara Geheren, P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
Date: February 17, 2020
To: Ken Roberts, Planning Director Re: Legacy at Northstar 3rd Addition—Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Legacy at Northstar 3rd Addition. Final Plat/Final Construction
Plans were received on January 31, 2020.The submittal consisted of the following documentation:
• Legacy at Northstar 2nd Addition Final Plat, Sheets 1-4, received January 31, 2020.
• Legacy at Northstar 3rd Addition Construction Plans, Sheets 1-32, dated December 19, 2019.
• Legacy at Northstar 3rd Addition Specifications dated January 20, 2020.
• Legacy at Northstar Phase 3 Landscape Plan, Sheets LP1-LP6, dated January 27, 2020.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT/PLANS: LEGACY AT NORTHSTAR 3RD ADDITION
• Final Plat approval must be contingent upon the Northstar 3rd Addition Plat including the dedication of city
owned Outlot M for storm water management, city owned Outlot P for storm water management, and
HOA owned Outlot 0 (Outlot names from the approved preliminary plat). The Plat must include the
required sanitary sewer and storm sewer easements on Outlot 0.
• Final Plat approval must be contingent upon the dedication of Outlot I (as shown on the preliminary plat)
rather than the proposed drainage and utility easement over Lot 5, Block 7. Outlot I must include a
drainage and utility easement to the city over the entire Outlot.
• The Legacy at North Star 3rd Addition Final Plat should include the dedication of HOA owned Outlot E
(preliminary plat) including the drainage and trail improvements to be completed adjacent to the 2nd
Addition and 3rd Addition platted lots. A drainage and utility easement must be provided over all Outlot E.
• The Final Plat should be revised to either remove Lot 1, Block 8 (to be constructed with future
development phases) or to include the dedication of Outlot J (HOA owned) with a drainage and utility
easement to the city over the entire Outlot.
• The Final Plat/construction plans must include a tempraory cul-de-sac on the west end of 41st Street in
order to include Lots 1 and 2, Block 3 as platted lots in the 3rd Addition.
• Outlot A is shown as Shiltgen Family owned and is reserved for future development.
• Outlot B is shown as HOA owned as required. The Final Plat must be revised to add a drainage and utility
easement over all of Outlot B.
• Outlot C is shown as HOA owned as required. The Final Plat must be revised to add a drainage and utility
easement over all of Outlot C.
PAGE 1 of 2
• Outlot D is shown as HOA owned. The Final Plat must be revised to add a drainage and utility easement
over all of Outlot D.The approved preliminary plat shows Outlot D as developer owned?
• The Final Plat and Final Construction Plans must be revised so that Outlots and ownership are consistent
throughout the Final Plat and Final Construction Plans. There are significant discrepancies between the
proposed final plat and proposed plan documents.
• All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
• All off-site easements must be clearly shown on the street, grading and utility plans, with all dimensions
labeled. The easements must be obtained and recorded prior to the start of construction (if not already
provided).
➢ Permanent drainage and utility easements are required for the proposed water/sewer stubs on the
northerly property at the north end of Kokanee Avenue.
➢ Permanent drainage and utility easements are required for the proposed storm sewer and
water/sewer stubs on the southerly property at the south end of 38th Street.
• The Final Plat/Plans show access to Lake Elmo Avenue at 41st Street North as required to provide
secondary access for the Legacy at North Star development.
• The sanitary sewer plan includes approximately 550 feet of 10-inch diameter sewer pipe oversizing,
extended along 39th Street and stubbed across Outlot O to the Hamlet of Sunfish Lake subdivision.
Oversize pipe costs should be addressed as part of the development agreement. No trunk watermain
oversizing is anticipated. All watermains should be 8-inch diameter pipe.
• Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual dated April 2019, using City details, plan notes and specifications and meeting
City Engineering Design Guidelines.
• Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated February 17, 2020.
• The Final Plat shall not be recorded until final construction plan approval is granted.
• No construction for Legacy at Northstar 3rd Addition may begin until the applicant has received City
Engineer approval for the Final Construction Plans;the applicant has obtained and submitted to the City all
applicable permits, easements and permissions needed for the project; and a preconstruction meeting has
been held by the City's engineering department.
PAGE 2 of 2
^V
WENCK
Responsive partner.
Exceptional outcomes.
To: Ken Roberts, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: February 19, 2020
Subject: City of Lake Elmo Landscape Plan Review
Legacy at Northstar 3rd Addition, Review #1
Submittals
■ Tree Preservation Plan, dated July 5, 2018, received February 19, 2020.
■ Landscape Plans, dated January 27, 2020, received February 19, 2020.
Location: East of Sunfish Lake and West of Lake Elmo Avenue North with entrances into
the proposed development on 39th Street North and 41St Street Circle North.
Land Use Category: Village Low Density Residential
Surrounding Land Use Concerns: Screening from northern and western edges of the
plat.
Special landscape provisions in addition to the zoning code: The northern and
western edges of the property require a greenbelt buffer consisting of a sufficiently wide
buffer, berming and landscaping to screen the adjacent properties.
Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming
Toll Free 800-472-2232 Web wenck.com
Ken Roberts �^7
Planning Director WENCK
City of Lake Elmo
February 19, 2020 Responsive partner.
Exceptional outcomes.
Tree Preservation:
A. A tree preservation plan has been submitted that does meet all requirements. This tree
preservation plan was submitted and approved with the preliminary plan.
Master Plan
Total Caliper Inches on-Site: 295.00 Cal Inches
Significant Inches Removed On-Site 60.5 Cal Inches
Common Trees 60.5
Conifer/Evergreen Trees 0
Hardwood Trees 0
Tree Removal Limits (30% Significant Inches Removed On-Site) 88.50 Cal Inches
Subtract Common Tree Removals 60.5
Subtract Conifer/Evergreen Tree Removals 0
Subtract Hardwood Tree Removals 0
Removals in excess of 30% allowance 0.00 Cal Inches
Removals in Excess of Allowance 0 Cal Inches
Hardwood Tree Replacement (1/2 the dia inches removed) 0.00 Cal Inches
Tree replacement needed 0.00 Cal Inches
Tree Replacement Required @ 2.5" per Tree 0 # of Trees
B. Tree replacement is not required because less than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
C. Tree replacement calculations follow the required procedure and are correct.
D. This project is residential development, any require mitigation replacement trees shall
be in addition to landscape required tree counts.
2
T:\6443 Lake Elmo\07 Legacy at North Star\04 3rd Addition\2020-01-27\2020-02-19 Legacy at Northstar 3rd Addition Landscape Plan Review.docx
Ken Roberts �^7
Planning Director WENCK
City of Lake Elmo
February 19, 2020 Responsive partner.
Exceptional outcomes.
Landscape Requirements:
The proposed 3rd addition landscape plans are consistent with the previously approved
preliminary plat landscape plans and meet the code required number of trees.
Master Preliminary 1st 1st 2nd 2nd
Plan Plan Addition Addition Addition Addition
Required Approved Required Proposed Required Proposed
Street frontage 26276 3185 3315 Lineal
Feet
Lake Shore 0 Lineal
Feet
Stream Frontage 0 Lineal
Feet
Total Linear Feet 26276 3185 3315 Lineal
Feet
/50 Feet = Required Frontage Trees 526 526* 64 66 Trees
Development or Disturbed Area - I I I I SF
Development or Disturbed Area 100 23 25 Acres
*5 = Required Development Trees 500 500 115 125 Trees
Required Mitigation Trees** 0
Required Number of Trees 1026 179 191
Total Trees to Date*** 1019 232 263
*It is noted on the plans, "Due to utility conflicts 44 of the boulevard trees shall be planted as buffer trees."
**Ornamental Trees are not acceptable for use as replacement trees
***Proposed 12' evegreen trees shall count as 2 - 6' trees allowing 7 trees less than required.
Master Preliminary 3rd 3rd
Plan Plan Addition Addition
Required Approved Required Proposed
Street frontage 26276 3733 Lineal
Feet
Lake Shore 0 Lineal
Feet
Stream Frontage 0 Lineal
Feet
Total Linear Feet 26276 3733 Lineal
Feet
/50 Feet = Required Frontage Trees 526 526* 75 Trees
Development or Disturbed Area - I I IME
Development or Disturbed Area 100 28
*5 = Required Development Trees 500 500 140 Trees
Required Mitigation Trees** 0
Required Number of Trees 1026 215
Total Trees to Date*** 1019 316
3
T:\6443 Lake Elmo\07 Legacy at North Star\04 3rd Addition\2020-01-27\2020-02-19 Legacy at Northstar 3rd Addition Landscape Plan Review.docx
Ken Roberts �^7
Planning Director WENCK
City of Lake Elmo
February 19, 2020 Responsive partner.
Exceptional outcomes.
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
The landscape plans do meet the minimum compositions of required trees:
• At least 25% of the required number of trees shall be deciduous shade trees
• At least 25% of the required number of trees shall be coniferous trees
Preliminary Plan Qty
Developer Deciduous Shade Trees 297
Developer Coniferous Trees 195
Developer Ornamental Trees 9
Builder Deciduous Shade Trees 342
Builder Coniferous Trees 176
Tree Count 1019
% Composition
Total Deciduous Shade Trees 648 64% >25% required
Total Coniferous Trees 371 36% >25% required
Tree Count 1019
Phase 1 Qty
Developer Deciduous Shade Trees 69
Developer Coniferous Trees 46
Developer Ornamental Trees 0
Builder Deciduous Shade Trees 80
Builder Coniferous Trees 37
Tree Count 232
% Composition
Phase 1 Total Deciduous Shade Trees 149 64% >25% required
Phase 1 Total Coniferous Trees 83 36% >25% required
Tree Count 232
Phase 2 Qty
Developer Deciduous Shade Trees 54
Developer Coniferous Trees 49
Developer Ornamental Trees 9
Builder Deciduous Shade Trees 92
Builder Coniferous Trees 59
Tree Count 263
% Composition
Phase 2 Total Deciduous Shade Trees 155 59% >25% required
Phase 2 Total Coniferous Trees 108 41% >25% required
Tree Count 263
% Composition
Phase 1 &2 Total Deciduous Shade Trees 304 61% >25% required
Phase 1 &2 Total Coniferous Trees 191 39% >25% required
Tree Count 495
4
T:\6443 Lake Elmo\07 Legacy at North Star\04 3rd Addition\2020-01-27\2020-02-19 Legacy at Northstar 3rd Addition Landscape Plan Review.docx
Ken Roberts �^7
Planning Director WENCK
City of Lake Elmo
February 19, 2020 Responsive partner.
Exceptional outcomes.
Phase 3 Qty
Developer Deciduous Shade Trees 71
Developer Coniferous Trees 116
Developer Ornamental Trees 0
Builder Deciduous Shade Trees 86
Builder Coniferous Trees 43
Tree Count 316
% Composition
Phase 3 Total Deciduous Shade Trees 157 50% >25% required
Phase 3 Total Coniferous Trees 159 50% >25% required
Tree Count 316
% Composition
Phase 1-3 Total Deciduous Shade Trees 461 57% >25% required
Phase 1-3 Total Coniferous Trees 350 43% >25% required
Tree Count 811
A. A landscape plan has been submitted that does not include all requirements.
1. Driveway pavements are not shown on the landscape plan to review for tree
placement conflicts.
2. Stormwater utilities are not shown on the landscape plan to review for tree
placement conflicts.
3. Property lines and easements, including 10' small utility setback/easement from
all property lines, are not shown on the landscape plan to review for landscape
placement conflicts.
i. No deciduous tree trunks, evergreen tree mature driplines, or shrubs are
allowed in the easement areas.
B. The landscape plan does not meet the landscape layout requirements.
1. No utility conflicts; Prefer that the trunk of trees shall be 10 feet from the
nearest utility, including water and sewer service stubs to each lot.
C. Interior Parking Lot Landscaping - The development does not include interior parking
lots.
D. Perimeter Parking Lot Landscaping - The development does not include perimeter
parking lots.
E. Screening - A greenbelt with screening is required on the northern and western edges of
the property and is shown on the proposed 3rd addition landscape plans. The screening
design meets City requirements.
5
T:\6443 Lake Elmo\07 Legacy at North Star\04 3rd Addition\2020-01-27\2020-02-19 Legacy at Northstar 3rd Addition Landscape Plan Review.docx
Ken Roberts �^7
Planning Director WENCK
City of Lake Elmo
February 19, 2020 Responsive partner.
Exceptional outcomes.
Findings:
1. Driveway pavements, stormwater utilities, and easement lines, including 10' small utility
setback/easement from all property lines, are not shown on the landscape plan to review
for landscape placement conflicts.
2. With the 10' small utility setback/easement from all property line requirement, it is
expected that the applicant will have to shift the greenbelt screening buffer out of the
easements as required.
3. There are several trees drawn within 10' of the utility service lines to the properties. See
attached figure showing conflicts. It is noted on the plans that trees are to be 10' away
from trunk to utility pipes in case symbols depict a location too close to utility services to
homes on the plan.
4. Trees within residential lots that are intended to count toward the required number of
landscape trees will need to be installed by the developer before the lot is built on and
maintained. Proposed builder site trees will be difficult for City inspections since staff
would possibly have to go on a homeowner's lot to inspect. Builder street trees are okay,
since they can be inspected from public property. However all builder trees will need to
be installed and maintained for 2 years before the landscape financial security can be
released.
Recommendation:
It is recommended that a condition of approval includes:
1. Submit a revised landscape plan including the missing driveway pavements, stormwater
utilities, and easement lines for conflict review. And adjust the location of the greenbelt
screening plantings to be outside of the 10' small utility setback/easement from all
property lines.
Sincerely,
Lucius Jonett, LA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
6
T:\6443 Lake Elmo\07 Legacy at North Star\04 3rd Addition\2020-01-27\2020-02-19 Legacy at Northstar 3rd Addition Landscape Plan Review.docx
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THE CITY OF
LAKE ELMO
STAFF REPORT
DATE: March 9,2020
NEW BUSINESS/DISCUSSION
TO: Lake Elmo Planning Commission
AGENDA ITEM: 180 acres of City Property on Ideal Avenue
SUBMITTED BY: Kristina Handt, City Administrator
Ken Roberts, Planning Director
BACKGROUND:
In November 2019,the City Council approved a resolution in support of a Pre Development Finance
Grant from the Washington County CDA to look at making the 180 acre site on Ideal Avenue shovel
ready(ready for development). As part of the shovel ready study, City staff has been working with our
consultants on preparing concept plans for the area. City staff and the consultants came up with 3
different concepts (A,B,and C) for the property that I have included with this memo.
On February 11,2020,the City Council reviewed and discussed the three concept plans and potential land
uses for the city-owned property during the Council workshop meeting. From this review and discussion,
it was the consensus of the City Council that:
o The area south of County Road 14(old Highway 5)be planned for Business Park/Warehouse land
uses.
o The area north of County Road 14 should have a variety of land uses and that Concept A was the
plan that came closest at this point in the planning process to accurately reflect those potential land
uses.While reviewing Concept Plan A,the Council discussed the proposed location of the ball
fields,the potential City Hall site,the access road from Ideal Avenue,the inclusion of low-density
housing and the need for storm water ponding in that area.
o The City should reach-out to nearby property owners to give them the opportunity to provide their
comments and input about the land uses for the area north of County Road 14. In response to that
directive, staff sent public meeting notices to 70 nearby property owners(those to the north and
east) about the land use planning for the area and inviting them to the March 9,2020 Planning
Commission meeting.
ISSUE BEFORE THE PLANNING COMMISSION:
Staff and the City Council are seeking feedback from the Planning Commission and nearby property owners
on potential development layouts and land uses for the area north of County Road 14 to aid the City Council
in its analysis and decision-making for the property.
PROPOSAL DETAILS/ANALYSIS:
As mentioned above, staff along with our consultants (Focus Engineering and Hoisington Koegler Group
Inc.) have had meetings to master plan the 180 acres of City-owned property. Staff erred on the side of
including all possible land uses that have been brought up in the concept plans for the area—a site for a
new city hall,ballflelds,dog park, commercial,business park, and residential. It is important to remember
that at this point these are only high level concepts. Use, size, location, etc. can and probably will change
going forward as the uses and layouts are further refined. Most of the land is guided as rural area
development(RAD)in the 2040 Comprehensive Plan so the City would need to approve a Comprehensive
Plan update before any of these uses could be implemented.
City staff and the City Council are looking for feedback from the Planning Commission on the things they
like and don't like about the concept plans. Are there any uses we haven't included that the City should
consider? Are the proposed uses acceptable? We know that details like buffering between different uses
will be needed upon implementation but the City has not yet gotten very detailed with the Concept Plans.
The plans show stormwater ponds in the areas where the topography supports it(drainage area across the
northern section, low wetland areas on the south section, etc.) but they also could be changed during the
final designs.The City is planning land uses for this area assuming sanitary sewer would be available from
Oakdale.
As we have been working through this process, the City was approached by several parties interested in
potentially developing the City property. One firm interested in both the south and northern sections is
North Point Development. They recently presented the City with several options for development of the
southern portion of the area(lying south of County Road 14)that were similar to some of the options that
staff had been working on. (Please see their concept plan for the area(attached)). They also have indicated
to staff they are interested in the northern portion of the property and if Council is open to this they would
provide the City with a proposal for the development of northern section as well.
FISCAL IMPACT:
Unknown at this time. Will be completed at end of grant process.
RECOMMENDATION:
Staff is asking the Planning Commission to take testimony from the public, discuss the potential land uses
for the area and then provide comments to the City Council about the concept plans for the 105-acres of
City-owned property lying north of County Road 14 and east of Ideal Avenue.
ATTACHMENTS:
• Property Line Map
• City Concept Plans A,B, C
• March 9, 2020 Public Meeting Notice
• North Point 5-building concept plan
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DRAFT - JANUARY 24, 2020
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LAKE ELMO PUBLIC MEETING NOTICE
DATE: Monday March 9, 2020
TIME: 7:00 p.m.
PLACE: Lake Elmo City Hall
3800 Laverne Avenue North
Lake Elmo, MN 55042
Phone: 651-747-3900
PURPOSE: The Lake Elmo Planning Commission will be holding a public meeting to gather input
about the following:
FORMER 3M PROPERTY— COUNTY ROAD 14 AND IDEAL AVENUE
The City of Lake Elmo is starting the planning process to determine the uses for the undeveloped 104
acres of land lying north of County Road 14 (old Highway 5) and east of Ideal Avenue. This property is
adjacent to the City Public Works facility and City Water Tower and is a portion of the 180 acres of
property acquired by Lake Elmo from 3M in 2019 as part of a settlement agreement. (Please see the
attached property line map of the area.) This area is guided for rural residential development but the City
is now considering for a variety of land use alternatives.
Lake Elmo recently had 3 concept land use plans prepared for the area including the 104 acres north of
County Road 14. The City Council reviewed the 3 concept plans during their February 11, 2020
workshop and directed City staff to contact nearby property owners to get their input about proposed
Concept A. This concept plan (attached) shows a mix of potential land uses for the property lying north of
County Road 14 including ball fields, a dog park, storm water ponding, 24 acres of low-density residential
housing, a location for a possible new City Hall, 7.5 acres for commercial development and space for
industrial/business park uses.
As shown on the concept plan, Lake Elmo expects the undeveloped area south of County Road 14
(approximately 77 acres) now owned by the City to eventually develop as a business park with offices
and warehouses.
The City of Lake Elmo considers your interest and input in this matter, as well as your neighbor's input, an
extremely important part of the City's review and decision-making process. All persons wishing to be
heard on this matter should attend the meeting. If you are unable to attend the meeting, but would like to
provide the City input on this matter, written comments are welcome. Written comments may be emailed
to kroberts(o)lakeelmo.org or mailed to Lake Elmo City Hall, 3880 Laverne Avenue North, Suite 100, Lake
Elmo, MN 55042. Written comments may be submitted to the City no later than 4:00 p.m. on Friday
March 6, 2020. Plans and materials about this property are available for review at the Lake Elmo City
offices (Monday— Friday; 8:00 a.m. —4:30 p.m. (excluding holidays))— by appointment. Please call City
Hall if you have any questions.
The list of affected property owners for this public meeting is derived from official records of the
Washington County Recorder. Because of the lag time between occupancy and record keeping, or
because of rental situations, a few affected property owners may have been missed. Please feel free to
notify your neighbors of this Planning Commission meeting so all may have the opportunity to attend.
PUBLIC MEETING: The Planning Commission Meeting, Monday March 9, 2020, starts at 7:00 p.m.
This item will be heard at 7:00 p.m. or later that evening.
Dated this 26t"day of February, 2020.
Ken Roberts—Lake Elmo Planning Director
3M SITE (LAKE ELMO, MN) 4wconcept Plan Al
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From: Kristina Handt
Sent: Tuesday, March 3, 2020 11:49 AM
To: Ken Roberts
Subject: FW: 180 acre site proposals - 3M site - Public works
Attachments: 3E930F55-8AE7-4A62-9174-A7B853626A1Ajpeg; Screen Shot 2020-03-01 at 8.58.10
AM.png; Screen Shot 2020-03-01 at 8.58.53 AM.png; ConceptA.pdf
I didn't see you copied on this so I'm sharing for the meeting next week.
From:Scott Smith <scottsmith@kw.com>
Sent:Sunday, March 1, 2020 10:04 AM
To: Mike Pearson <MPearson@la keelmo.org>;Justin Bloyer<jbloyer@la keel mo.org>; Kristina Handt
<KHandt@la keel mo.org>; Christine Nelson <CNelson@la keel mo.org>; Dale Dorschner<DDorschner@la keel mo.org>;
Lisa McGinn <LMcGinn@la keelmo.org>
Subject: 180 acre site proposals-3M site- Public works
Caution: This email originated outside our organization; please use caution.
Greetings neighbors-
Our family received notice of the proposed development to the west of our neighborhood. As a resident and
local real estate agent for 25+years, I wanted to reach out with some ideas, questions and concerns prior to the
public hearing.
1. Commercial and warehouse space is about 1,000,000 square feet
My concerns are with the placement the viability of this much space. In addition to office parks in Lake Elmo,
there are similar office parks nearby in Oakdale along 694 and 94 with significant vacancy rates. There is also
the former Imation complex, 4Front has been barely occupied for years. Stillwater and Oak Park Heights
already have large spaces sitting vacant. Bringing another project to the area would dilute an already saturated
market for similar space.
2. Expansion of city sewer to this area and neighbors
With a project of this scale, will city sewer expansion be available? To the north of our neighborhood is a gravel
pit that I would expect to become a housing development in the future. It would make sense to have the
foresight of connecting this new project from west to neighbors to the east. Our Wildflower Shores
neighborhood has HOA reserves for either upgrading our shared system or eventually connecting to city
sewer. The timing and proximity makes perfect sense.
3. Placement of housing, parks and commercial
With the increased number of households in Lake Elmo, there is a need for more ballfields and parks. This
would be a great addition to our community and bring more activity to this side of town. I would propose
investigating moving the ballfields from the NW corner to the SE corner so you can add a fourth diamond and
tie in the dog park and playground with the wetlands. It would provide a better use of space, accessibility and
nice buffer. Next, either expand the single family(yellow) or design the NW corner for starter townhomes or
single level townhomes similar to the Southwind development near Cimmaron.
i
Commercial traffic does not mix well with neighborhoods and school buses. Is it possible to keep the
commercial space on the south side of 14? The 1400 unit housing development in Oakdale will certainly bring
more activity to the area. (attached). Maybe consider this space for a new elementary school that would feed
Tri-Lakes and western Lake Elmo. This would relieve overcrowding at Lake Elmo Elementary. That is an
entirely different political football!
** There is a wonderful development in Shoreview that incorporates all of these zoning needs that is worth a
field trip. The setting, location and use are well thought out and provide a beautiful and smart buffer between
each. (attached)
4. Green space, parks and trails
Concept A shows what looks to be some green space woven throughout the development. The design shows 10
small drainage ponds. Is it possible to modify the design with 2-3-4 larger ponds with walking paths connecting
public works with the playground, dog park, residential and commercial spaces?
5. Placement of City Hall
The idea of placing a new city hall near the existing public works is certainly convenient but it pulls residents
away from our quaint downtown. Small towns are disappearing and for decades Lake Elmo has fought to
maintain it's charm and'rural character'. In my opinion, placement of city hall outside of downtown would be a
huge mistake. Don't place it on the far edge of the city amongst a business park. You have the opportunity to
make it a cornerstone of downtown that will last for decades. Please find a way to incorporate city hall,
community space, along with police and Ere accessibility and use this as a starting point to bring the
community together.
A growing community certainly has challenges and all of you should be commended for all the work you have
done. I trust you will take these ideas into consideration and I look forward to the discussion at the public
hearing.
Regards-
Scott Smith
4057 35th Street N. Lake Elmo, MN 55042
Scott Smith
REALTOR I Listing Specialist, The Smith Team PREMIER REALTY
"Our Family Moving Yours"
Keller Williams Premier Realty 3555 Willow Lake Blvd.#100,Vadnais Heights, MN 55110
P:651-777-3434 I M: 612-817-7955
scotts(mi�thCa)kw.com I www.twincitiesliving.com
Your Home's Value I Refer a Friend
2