HomeMy WebLinkAbout#09 - Royal Golf 2nd Addn Final Plat Amendment1
STAFF REPORT
DATE: 7/3/2018
REGULAR
ITEM #9
MOTION
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo 2nd Addition Final Plat and Planned
Unit Development (PUD) Plans Resolution Amendment
REVIEWED BY: Sarah Sonsalla, City Attorney
BACKGROUND:
The Council is being asked to consider a request by H.C. Golf Land, LLC for an
amendment to the resolution approving the final plat and final PUD plans for the Royal
Golf Club at Lake Elmo 2nd Addition.
ISSUE BEFORE COUNCIL:
Should Resolution 2018-070 approving the Royal Golf Club at Lake Elmo 2nd Addition
be amended?
REVIEW/ANALYSIS:
Applicant and Owner: H.C. Golf Land, LLC
Location: Outlot S, Royal Golf Club at Lake Elmo 1st Addition, PID#
25.029.21.31.0002.
Request: Application for final plat and PUD plans approval of 64
residential lots and easement vacation
Existing Land Use: Vacant outlot; Current Zoning: GCC – Golf Course
Community
Surrounding Land Use: North –Golf Course (GCC – Golf Course Community), South
and West – The Homestead (OP – Open Space), Tartan
Meadows (RS – Rural Single Family), South - Cimarron
(MDR – Medium Density Residential); East – Vacant land
(RR – Rural Residential)
Comprehensive Plan: GCC - Golf Course Community
History: Preliminary Plat and PUD Plans approval was granted on June
6, 2017 by Resolution 2017-047, approval of Final Plat and
PUD Plans for 1st Addition was granted on September 5, 2017
2
by Resolution 2017-093, and Final Plat and approval of Final
Plat and PUD Plans for 2nd Addition was granted on June 19,
2018 by Resolution 2018-063
Deadline for Action: Application Complete – 5/10/18
60 Day Deadline – 7/9/18
Extension Letter Mailed – No
120 Day Deadline – NA
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (GCC)
§150.270 Storm Water, Erosion, and Sediment Control
1st Requested Amendment – Playground Condition Removed. The Council adopted
Resolution 2018-063 approving the Royal Golf Club at Lake Elmo 2nd Addition Final Plat
and PUD Plans on June 19, 2018. One of the conditions of Final Plat and PUD Plans
approval was that the developer provide for an HOA owned and maintained children’s
play structure or other similar improvement near the HOA fitness center as discussed by
the developer during the PUD concept review prior to submittal of an application for
Royal Golf Club at Lake Elmo 3rd Addition.
The applicant had communicated after this resolution was adopted that there had been
communication between the previous developer and planning director that there was
concern with the tot lot location being near the clubhouse that the area is congested,
hectic, unsafe, and simply no room for it to be in the area. The area has a pool, short
course, driving range, and constant parking lot traffic. The preference would be for the
totlot to be located within Outlot D of the 2nd Addition, as shown in the attachment.
Additionally, the developer expressed concern about the requirement that the play
structure be erected prior to submission of 3rd Addition, as there may be no sidewalks in
place and ongoing construction in the newly proposed location within 2nd Addition, and
Staff agrees with this concern and therefore has proposed to remove this condition
altogether. It will be a condition of approval with the 3rd Addition that this play structure
be constructed prior to release of building permits for that addition.
2nd Requested Amendment – Removal of Outlot F from Protective Covenant
Requirement. The Resolution removes Outlot F from being required to have a protective
covenant over it as per the City’s Shoreland ordinance, as this Outlot is a City-owned
outlot, and the City will have control over whether or not it develops.
OPTIONS:
•Approve the amendment to Resolution 2018-063 approving Royal Golf Club at
Lake Elmo Final Plat and PUD Plans.
•Amend the amendment and adopt amended Resolution 2018-063 as amended.
•Do not approve the amendment to Resolution 2018-063 approving Royal Golf
Club at Lake Elmo Final Plat and PUD Plans.
RECOMMENDATION:
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Staff recommends, as part of tonight’s consent agenda, that Council approve the
amendment to the Resolution approving Royal Golf Club at Lake Elmo 2nd Addition
Final Plat and PUD Plans. If removed from the consent agenda, the requested amendment
may be approved with the following motion:
“Move to adopt amended Resolution 2018-063 approving the Royal Golf Club at Lake
Elmo 2nd Addition Final Plat and PUD Plans.”
ATTACHMENTS:
1.Proposed new location of the tot lot
2.Amended Resolution 2018-070
City Council Resolution 2018-070
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-070
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO FINAL PLAT AND
PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, H.C. Golf Land, LLC, 11074 Radisson Road NE, Blaine, MN 55449 (“Applicant”)
has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Planned Unit
Development (PUD) Plans for a planned development to be called The Royal Golf Club at Lake Elmo 2nd
Addition, copies of which are on file in the City Planning Department; and
WHEREAS, the proposed Final Plat and Planned Unit Development Plan is for a residential golf
course community Planned Unit Development on 428.06 acres of land 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 291 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 Preliminary Plat and Preliminary PUD Plans; 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 based on a number of conditions; and
WHEREAS, the City Council, at its meeting on June 6, 2017 adopted Resolution 2017-47
approving the Preliminary Plat and PUD Plans .
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. That all the requirements of City Code Sections 153.07 and 154.759 related to Final Plat and
Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans are generally
consistent with Preliminary Plat and PUD Plans approved by the City of Lake Elmo on June
6, 2017.
3. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are consistent
with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
City Council Resolution 2018-070
4. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by the
PUD regulations.
5. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat PUD Plans comply with the
City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans comply with
the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans comply with
City’s Engineering Standards, except where noted in the review memorandum from the City
Engineer dated May 30, 2018 and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans generally
comply with other City zoning ordinances, shoreland, and erosion and sediment control,
except as noted in this staff report and review memorandum from the City Engineer dated
May 30, 2018.
9. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans generally
comply with the City’s landscaping and tree preservation ordinances, providing some
flexibility to the Applicant to allow for woodland management and pollinator friendly native
seeding in lieu of some required tree replacement in order to avoid possible detriment caused
by over planting.
10. That the Royal Golf Club at Lake Elmo 2
nd Addition Final Plat and PUD Plans achieve
multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for a 64 unit single family residential golf course
community Planned Unit Development on 89.91 acres of land located on the former 3M Tartan
Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described on the attached
Exhibit “A”.
13. 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.
14. 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:
i.Royal Golf Club at Lake Elmo Setbacks
15. 16.100 Ft.
Wide Lots
17.80-90 Ft.
Wide Lots
18.55-65 Ft.
Wide Lots
19.Front 20.30 ft.21.30 ft.22.20 ft. for side
loaded
garages, or
25’
23.Side 24.10 ft.25.10 ft.26.10ft.
house/5ft.
City Council Resolution 2018-070
garage or 7.5
ft./7.5 ft.
27.Corner
Side
28.15 ft.29.15 ft.30.15 ft.
31.Rear 32.30 ft.33.30 ft.34.20 ft.
a.Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of
40%.
b.Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall
be 6,600 sq. ft.
c.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 façade
(including garage) fronting on the primary street.
d.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 permitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood. Additional subdivision signs should be considered for a subdivision of
this size.
i.Staff Note: If the developer requests a change to this, a variance should be
requested.
e.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.
f.That the proposed street names within the development are generally consistent with
the City’s Street Naming Policy except for Annika Drive N.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a Final Plat and PUD Plans is granted,
provided the following conditions are met:
1. 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.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s 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 with
financial guarantees therefore.
3. The Royal Golf Club at Lake Elmo 2
nd Addition shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association which shall be submitted in final form to the Planning Director
City Council Resolution 2018-070
before any building permit may be issued for any structure in any phase of the development.
Said agreement shall comply with Minnesota Statues 515B-103, and specifically the
provisions concerning the transfer of control to the future property owners. The HOA
documents shall include required maintenance of wetland buffers.
4.That 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.
5.The applicant shall enter into a landscape license and maintenance agreement with the City
that clarifies the individuals or entities responsible for landscaping.
6.That the HOA be responsible for the maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
7.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
corridor 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. No
credit shall be given for costs of construction of the trails. 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.
a.Outlot B shall be dedicated to the City as parkland for trails as part of the 1st
Addition.
8.Trail within Outlot B must be constructed prior to building permits being issued for that
phase of development.
9.That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch required
in lieu of some required tree preservation replacement tree requirements, totaling
$106,556.00 in lieu of planting the required number of trees required. This fee was calculated
as follows: $500.00 multiplied by 969 2.5-caliper inch tree not planted within the entire
subdivision, divided by 291 single family lots within the entire subdivision, multiplied by 64
single family lots within the 2nd Addition.
10.All changes and modifications to the plans requested by the City Engineer in the Engineer’s
reports dated May 30, 2018 shall be incorporated into the Final Plat and PUD Plans.
11.The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this resolution.
12.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 constructing right turn lanes at its sole cost meeting City state aid design
standards at Royal Boulevard North, Masters Lane North, the Golf Course entrance, at
Annika Drive North, and at 20th Street and Manning Trail.
13.That open space within the shorelands of the residential development (specifically Outlots C,
D, and the rest of Outlot L) be protected with a conservation easement, deed restriction,
covenant, or other instrument. Such document(s) must be provided for review by the City
Attorney and be executed prior to final plat approval.
14.Prior to the issuance of building permits all wetland buffers shall be delineated and identified
via staking or signage that is acceptable to the City.
City Council Resolution 2018-070
15. 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. Any amendments to the finding regarding signs
indicated in this Resolution shall be subject to a PUD amendment or variance.
16. That the Final Plat include street names as approved by Council.
17. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall adhere to conditions of the Valley Branch Watershed District
permit.
18. That the Royal Golf Club development will not have street lights except at street intersections
and cul-de-sacs.
19. That a $1,000,000 donation to the Parks fund will be made with the phase of development
when the former Tartan Park ballfields are no longer able to be used by the City.
Passed and duly adopted this 3rd day of July, 2018 by the City Council of the City of Lake Elmo,
Minnesota.
______________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk
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VICINITY MAP BENCHMARK
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LAKE ROSE
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
AT LAKE ELMO 2ND ADDITION
INSET 'A'
(SEE SHEET 2 OF 3 SHEETS)
INSET 'B'
(SEE SHEET 3 OF 3 SHEETS)
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