HomeMy WebLinkAboutRESOLUTION 2017-047CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-047
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO ZONING MAP
AMENDMENT, PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, H.C. Golf Course Development, LLC, 11074 Radisson Road NE, Blaine, MN 55449
("Applicants") have submitted an application to the City of Lake Elmo ("City") for a Preliminary Plat and
a Planned Unit Development (PUD) Preliminary Plan for a planned development to be called Royal Golf
Club at Lake Elmo, copies of which are on file in the City Planning Department; and
WHEREAS, the proposed Zoning Map Amendment and Preliminary Plat and Preliminary
Planned Unit Development is for a residential golf course community Planned Unit Development on
428.06 acres ofland located between 10th Street and 20th Streets, east of Lake Elmo Avenue and west of
Manning Trail on the former 3M Tartan Park properties and will include 292 single-family residential
lots, a lot for the clubhouse and facilities, and golf course; and
WHEREAS, the Lake Elmo City Council approved the Royal Golf Club at Lake Elmo PUD
Concept Plan on September 9, 2016; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on March 13, 2017 to
consider the Zoning Map Amendment and Preliminary Plat and Preliminary Plans for the PUD; and
WHEREAS, on March 13, 2017, the Lake Elmo Planning Commission adopted a motion to
recommend the City Council approve the Zoning Map Amendment to zone the subject properties to GCC
-Golf Course Community; and
WHEREAS, on March 27, 2017 the Lake Elmo Planning Commission adopted a motion to
recommend that the City Council approve the Royal Golf Club at Lake Preliminary Plat and Preliminary
PUD Plans; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation
concerning the Royal Golf Club at Lake Elmo Zoning Map Amendment, Preliminary Plat and
Preliminary PUD Plans to the City Council as part of a memorandum from the Planning Department
dated June 6, 2017; and
WHEREAS, the City Council reviewed the recommendation of the Planning Commission and
the proposed Royal Golf Club at Lake Elmo PUD Preliminary Plat and Preliminary Plans at a meeting on
May 2, 2017 and June 6, 2017.
NOW, THEREFORE, based upon the testimony elicited and infom1ation received, the City
Council makes the following:
FINDINGS
City Council Resolution 2017-047
1) That the Royal Golf Club at Lake Elmo PUD General Concept Plan was approved by the City on
September 6, 2016 and the submitted Prelimina1y Plat and Prelimina1y PUD Plan is consistent
with the approved PUD General Concept Plan.
2) That the Royal Golf Club at Lake Elmo zoning map amendment, preliminary plat and
prelimina1y PUD plan are consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
3) That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan generally
comply with the City's GCC -Golf Course Conununity zoning districts as modified by the PUD
regulations.
4) That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply with
the City's subdivision ordinance.
5) That the Royal Golf Club at Lake Elmo preliminary plat and prelimina1y PUD plan comply with
the City's Planned Unit Development Regulations.
6) That the Royal Golf Club at Lake Elmo prelin1inary plat and prelimina1y PUD plan comply with
City's Enginee1ing Standards, except where noted in the review memorandum from the City
Engineer dated March 8, 2017 and modified by the PUD regulations.
7) That the Royal Golf Club at Lake Elmo prelimina1y plat and prelimina1y PUD plan comply with
other City zoning ordinances, such as landscaping, tree preservation, shoreland, and erosion and
sediment control, except as noted in this staff repo11 and review memorandum from the City
Engineer dated March 8, 2017.
8) That the Royal Golf Club at Lake Elmo prelimina1y plat and prelimina1y PUD plan achieve
multiple identified objectives for planned developments within Lake Elmo.
9) That the proposed PUD Preliminary Plan is for a 292-unit single family residential golf course
community Planned Unit Development on 428.06 acres of land located on the former 3M Tartan Park
properties.
10) That the Preliminary plat and Preliminary PUD Plan will be located on property legally described on
the attached Exhibit "A".
11) That there has been significant public testimony that 20th Street is already dangerous without the
additional traffic and that the City and developer need to explore ways to make the road safer.
12) 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. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft. 30 ft. 20 ft. for side loaded
garages, or 25'
City Council Resolution 20 17-047
Side 10 ft. 10 ft. 10ft. house/5ft. garage or
7.5 ft./7.5 ft.
Comer Side 15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maXllllum imperv10us coverage for 55-65'
wide lots shall be 40%. All other lots shall have a maximum impervious coverage of
30%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65' wide) in the development
shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building far;:ade
(including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivison identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet
in sign area each, located no closer than 10 feet to any public right-of-way. In
addition neighborhood identification markers (pillars) shall be pennitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood.
f. All other requirements for the City's GCC -Golf Course Community zoning district
will apply, including the allowed uses and other site and development standards.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants' application for a Zoning Map Amendment, Preliminary
Plat and Preliminary PUD Plans is granted, provided the following conditions are met:
1. That cross access easements be recorded between the owner of the golf course/golf club and
the HOA to pe1mit HOA and resident access to the future fitness center, clubhouse and other
amenities by the HOA residents over the clubhouse entrance drive and parking lot and trails.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a
conditional use pe1mit.
3. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
4. That the developer prepare an exhibit that clearly identifies the proposed setbacks for specific
lots within the development.
5. Prior to the execution of a Final Plat for any phase of the development by City officials, the
Developer shall enter into a Developer's Agreement for that phase 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 with financial guarantees therefore.
City Council Resolution 2017-047
6. Each phase of the Royal Golf Club at Lake Elmo shall be inco1porated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner's association which shall be submitted in final fo1m to the Planning Director
before any building pe1mit may be issued for any stmcture in any phase of the
development. Said agreement shall comply with Minnesota Statues 5 l 5B-l 03, and
specifically the provisions concerning the transfer of control to the future property owners.
The HOA documents shall include required maintenance of wetland buffers.
7. That the HOA docwnents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or other
architectural features.
8. The applicant shall enter into a landscape license and maintenance agreement with the City
that clarifies the individuals or entities responsible for any landscaping installed in areas
outside of land dedicated as public park and open space for each platted phase of the
development.
9. That the HOA be responsible for the maintenance of all landscape walls that cross residential
prope1ty lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
10. The developer shall provide for an HOA owned and maintained children's play shucture or
other similar improvement near the HOA fitness center as discussed by the developer during
the PUD concept review.
11. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an
appraiser to be chosen by the City and paid for by the developer. Also that a 30 ft. wide trail
coITidor be dedicated to the City centered on public trails in the development and that the
value of the dedicated land be credited toward any fees in lieu of parkland dedication. The
park land dedication shall not include wetlands, wetland buffer area, and no credit will be
given for land beyond the 30 ft. centered on public trails. And lastly, that the cost of
constmcting any public trails within the dedicated park land be credited towards any fees in
lieu of park dedication.
a. Outlots B, HH and T shall be dedicated to the City as parkland for trails.
12. That a trail phasing plan be submitted by the developer to be approved by City Staff and that
the public trails be constmcted within each phase prior to building pe1mits being issued for
that phase of development.
13. That a 1 O' wide trail segment be provided from Palmer Drive ( on preliminary plans) to the
east edge of the plat within the County Right-of-Way.
14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to comply
with the City's tree preservation requirements and the City's landscape requirements for
review and approval by the City prior to recording the final plat.
15. The developer consider woodland management and pollinator friendly native seeding in lieu
of some required tree preservation replacement tree requirements as recommended by the
City's Landscape Architect.
City Council Resolution 20 17-047
16. All changes and modifications to the plans requested by the City Engineer in the Engineer's
repo1t dated, March 8, 2017 and June 1, 2017 shall be incorporated into the preliminary plat
and PUD plans.
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City standards
and design requirements unless specifically addressed otherwise in this resolution.
18. The developer shall comply with all comments identified within the Washington County
letter dated March 6, 2017, including providing an additional 17 feet of right-of-way along
10th Street N. and constrncting turn lane improvements meeting Washington County
standards at the developer's sole expense.
19. That the preliminary PUD Plans be approved by Valley Branch Watershed District and that
evidence be provided that all conditions attached to a Valley Branch Watershed District
permit be provided prior to the commencement of any grading activity on the site.
20. That openspace within the shorelands of the residential development be protected with a
conservation easement and that conservation easements be provided for review by the City
Attorney and to be executed prior to final plat approval.
21 . That golf caits shall be prohibited on city streets and city trails unless specifically allowed by
City Ordinance.
22. Prior to the issuance of building pe1mits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
23. The applicant must provide the city a letter of approval to perform the proposed work in
the gas pipeline easement within the development area as a condition of prelinunaiy plat
approval.
24. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a sign
permit from the Planning Department.
25. That the preliminary plat be updated to include street names that are consistent with the
City's street naming ordinance and approved by the City Council.
26. The developer shall follow all of the mies and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed pe1mits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
27. The developer shall enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and PUD plan approval. The
City Engineer 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.
28. The developer shall submit a revised prelimina1y plat and plans meeting all conditions of
approval. All of the above conditions shall be met prior to the City accepting an application
for final plat.
29. That approval of the prelirnina1y plat be contingent on Street D access to 10th Street.
City Council Resolution 201 7-047
30. That the Royal Golf Club development will not have street lights except at street
intersections.
31. That the developer work with the adjacent property owners to get an agreement in place for
screening and that it be incorporated into the final landscape plans.
32. that the developer address the Public Works Directors concerns as they pe11ain to the lift
station designs as identified in a Public Works memorandum dated 5/19/2017
33. That a $1,000,000 donation to the Parks fund will be made with the phase of development
when the fo1mer Taiian Park ballfields are no longer able to be used by the City.
Passed and duly adopted this 6th day of June, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
Mike Pearson, Mayor
ATTEST:
City Council Resolution 2017-047