Loading...
HomeMy WebLinkAbout#12 - Wyndham Village Prelim PlatSTAFF REPORT DATE: 7/3/18 REGULAR AGENDA ITEM: #12 TO: Council FROM: Emily Becker, Planning Director ITEM: Wyndham Village Preliminary Plat and Zoning Map Amendment REVIEWED BY: Jack Griffin, City Engineer BACKGROUND: The City has received a request from JP Bush Homes for a Preliminary Plat for a ten unit single family detached home development to be called Wyndham Village as well as a Zoning Map Amendment to rezone the property from Rural Single Family Residential to Urban Low Density Residential. REVIEW/ANALYSIS: Applicant: JP Bush Homes, 1980 Quasar Ave S, Lakeland, MN 55043 Property Owners: James McLeod, 11580 30th St N, Lake Elmo, MN 55042 Location: Part of the southwest quarter of the southeast quarter of Section 13, Township 29 North, Range 21West PID: 13-029-21-43-0001 Request: Preliminary Plat and Zoning Map Amendment Existing Land Use: Single Family Detached Residential Home Existing Zoning: RS – Rural Single Family Surrounding Area: North – Northport (Urban Low Density Residential); East – Northport (Urban Low Density Residential); West – Rural Single Family Residential; South – the Homestead (Open Space Preservation Development) Comprehensive Plan: Village Urban Low Density Residential (1.5-2.49 units per acre) Proposed Zoning: V-LDR – Village Urban Low Density Residential (1.5 – 2.49 units per acre) History: The property has long been used as a single family detached dwelling unit. A Comprehensive Plan Amendment to re-guide the property from Rural Single Family to Village Urban Low Density as well as Sketch Plan Review was approved by the City on February 7, 2018 and by Metropolitan Council on March 14, 2018. 2 Deadline for Action: Application Complete – 5/7/2018 60 Day Timeline – 7/6/2018 Extension Sent – N/A Applicable Regulations: Article XII – Urban Residential Districts (LDR) Chapter 153: Subdivision Regulations Usable Backyard Issue. The developer has revised the proposed sketch plan that was previously submitted to the city. The initial sketch plan did not provide backyards that the City had felt were usable, as a 66 foot wide Northern Natural Gas Easement ran along the majority of the backyards of the lots to the west of Liberty Court North. The proposed preliminary plat reduces the number of proposed lots from 13 to 10, as approved by Council, reducing the proposed density from 2.17 units per acre to 1.67 units per acre. Additionally, the developer had provided an exhibit which shows proposed building pad locations that show a 20 foot rear yard principal building setback from the Northern Natural Gas Easement. This exhibit shows that a pool and play set could reasonably fit within these backyards. The standard rear yard setback for properties located within the Village Low Density Residential Zoning District is 20 feet, and so Staff believes that so long as the lots in which the Northern Natural Gas Easement is located maintain a 20 foot principal building rear yard setback from the easement that these proposed lots will provide a sufficient rear yard. This has been added as a recommended condition of approval. Density. The total site acreage is 5.97 acres, and the proposed number of homes is 10. Because none of the area within the proposed preliminary plat can be netted out (i.e. none of it is arterial right-of- way or parkland), the proposed density is 1.67 units per acre. This is within the required density of the Village Urban Low Density (1.5-2.49 units per acre). Greenbelt Buffer. The updated sketch plan increases the greenbelt buffer to the south of the development. Since the initially-proposed sketch plan, the applicant has increased the buffer to approximately 80 feet, which is approximately equal to the buffer provided by the development to the east, Northport. The lot on to which the single family home shall be relocated (Lot 7) does not match this buffer, as the Outlot A does not buffer it from 30th Street. The Village Low Density Residential zoning district designates that residential lots are not to encroach on the Village Open Space Overlay District unless berming or screening protected by a landscape easement is provided as an alternative approved by Council. It is a recommended condition of approval that the applicant provide a detailed site plan for this lot showing the proposed house location and screening/buffering to be approved by Council and protected by a landscape easement. Landscape Plans. The City’s landscape architect has reviewed the landscape plans, but due to insufficient information provided by the applicant has not yet completed review. Approval is contingent upon approved landscape and tree preservation plans being approved by the City’s Landscape Architect. Park Dedication. The proposed development is to the east of Reid Park. With recording of the Northport plat, the City received approximately an additional 12.5 acres of parkland for an extension of Reid Park. The Neighborhood Park Search Area map of the Comprehensive Plan’s Parks and Recreation Plan does not identify this area for a neighborhood park. Therefore, Staff would not recommend that parkland be dedicated within this development and that the City accept fees in lieu of parkland dedication. Per the City’s Subdivision Ordinance, 10% of the fair market value of the 3 land will need to be paid as the parkland dedication fee. The fair market value of the land is determined by current market data, if available, or by obtaining an appraisal from a licensed real estate appraiser, and the subdivider is required to pay for the appraisal. In this case, if the owner of the property will be selling the land to the Applicant to be developed, there will be current market data available. If the owner is not selling the land, an appraisal to determine the fair market value will likely be required in order to determine the amount of parkland dedication the City will receive. The Parks Commission reviewed the proposed sketch plan at its November 2017 meeting and recommended that there be a fee paid lieu of park land and that a trail connection connecting the cul- de-sac to 30th Street would not be desirable because pedestrian crossings are preferred at controlled intersections and that there is a hill at the location of the cul-de-sac, which would create a safety hazard. Trails. No trails are being proposed within the development, only a sidewalk on the west side of Liberty Court North. There is already a trail along the south of 30th Street, and the developers of Northport will be constructing a segment of a trail from the southern edge of that development off Liberty Court North. This trail segment will not connect to the existing trails in Reid Park, however, as approved by Council. The City may extend this trail through to the existing trails in Reid Park in the future. The City’s trail plan indicates a trail along 30th Street North, which already exists on the south side of the street. 4 Access. Access to the proposed lots will be provided from Lower 31st Street North to the north of the subject property (part of the Northport development). Access to this parcel was pre-planned with the adjacent subdivision in order to preserve the proper access management along 30th Street North. The existing driveway will be eliminated as suggested by Staff. Access to the new Lot 7 is proposed to be provided off the cul-de-sac of Liberty Court North. Streets. The proposed streets appear to be meeting the City’s minimum standards: • Liberty Court is proposed to be 28-feet wide within a 60-foot right-of-way; • A 60 foot cul-de-sac right-of-way width is provided with a 45 foot pavement radius; • The cul-de-sac length is proposed to be 510 feet long; • There is a proposed sidewalk to the west of this street. The residential maximum longitudinal grade is 6% with a sidewalk which appears to be feasible. Potential connections to this sidewalk should be considered moving forward. • Surmountable concrete curb and gutter needs to be installed in single family areas with future driveways. Street Naming. The proposed name of Liberty Court is consistent with the City’s Street Naming Policy in that it starts with Li-, which is appropriate within the grid system. There are existing Li- streets both west and far east of this development on the grid pattern, and so it does not necessarily make sense to use an existing street’s name, as it is not specifically in line with an existing street on the grid. Additionally, Northport Final Plat has already been recorded providing a street stub in to this development with the name of Liberty Court N. Utilities – Municipal Water Supply and Municipal Sanitary Sewer. Public water and sanitary sewer service will be extended to the site with the development of Northport. The preliminary plans will need to include detailed utility construction plans that meet City engineering standards. Existing Trail 5 Environmental Review. The proposed development is within the Village Alternative Urban Area Wide Review (AUAR), which was completed in order to address the expected cumulative environmental impacts associated with the anticipated growth and development within the Village. City Engineer Review. The City Engineer’s review comments are found as part of the attachments. Items of note are as follows. These are included as recommended conditions of approval. • Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area. • Written easement owner permission must be obtained, and copies provided to the City, for work to be completed within the Northern Natural Gas easement. The City must receive copies of the written permission prior to approval of the final plat. • Written landowner permission must be submitted as part of the final plat development applications for any off-site grading work and storm water discharges to adjacent properties. • There were a number of other amendments required to the plan for approval, which can be reviewed in the memo. It is a recommended condition of approval that all of these comments be addressed on the plans prior to submission of final plat for approval. Fire Chief and Building Official Review. The Fire Chief and Building Official worked with Engineering to address any issues with this plat and provided no further comment. Airport. The proposed development is not within the Lake Elmo Airport Existing Runway Protection Zones; however, the Metropolitan Airports Commission was given the opportunity to review the proposed development with the Preliminary Plat application and has provided a review memo, attached. From this review memo, it is a recommended condition of approval that the applicant be required to submit a disclosure statement (similar to that required of homes within Easton Village) that alerts prospective buyers about the proximity of the development to the airport and encourages appropriate noise attenuation construct practices for residential structures. Lot Dimensions and Bulk Requirements. The proposed sketch plan appears to the meet the lot dimensions and bulk requirements for the Village Urban Low Density Residential zoning district, except for Lot 1. This is the only lot that does not meet the required lot width at the setback line. It is a recommended condition of approval that this lot width be increased to 70 feet. Standard Required Proposed Minimum Lot Area 9,000 square feet 9,185 square feet – 41,980 square feet (average of 16,423 square feet) Minimum Lot Width 70 feet 65-229.30 feet Maximum Impervious Surface 35% Unknown Minimum Front Yard Setback 25 feet Grading plan indicates this can be met Minimum Interior Sideyard Setback (principal buildings) 10 feet Grading plan indicates this can be met 6 Minimum Interior Sideyard Setback (accessory structures) 5 feet N/A Minimum Corner Sideyard Setback 15 feet N/A Minimum Rear Yard Setback 20 feet All required rear yard setbacks appear to be met, including from the Northern Natural Gas Easement Outlot A. Outlot A will be City-owned for ponding purposes. This development will also utilize Outlot H of Northport, which contains an infiltration basin. Lot Easements. Lot easements (front, rear and side yard) need to be shown on the plan meeting City requirements. Zoning Map Amendment. Zoning Map Amendments are typically processed during preliminary plat. As such, the applicant has requested a Zoning Map Amendment to rezone the property from Rural Single Family to Urban Low Density Residential. The properties to the north and east of the subject parcel are guided for Village Urban Low Density (V-LDR) and have been re-zoned to Urban Low Density Residential. This was because when these properties received Preliminary Plat approval, there did not exist a Village Urban Low Density zoning district. The V-LDR ordinance was created on 5/26/17. While it would be preferable that the property be rezoned the Urban Low Density in order to align with the zoning of surrounding parcels, the Zoning Code states that densities within the Urban Low Density Zoning District shall range from two 2 to 4 units per acre. Because the proposed density of the development is not within the 2-4 units per acre range, it is not appropriate to re-zone Urban Low Density Residential as the adjacent parcels are zoned. As such, Staff would recommend that the property be re-zoned V-LDR. This is consistent with the Comprehensive Plan in that the parcel is now guided for Village Urban Low Density Residential, as approved by the City Council on February 7, 2018 and the Metropolitan Council on March 14, 2018. Planning Commission Review. The Planning Commission held a public hearing and considered the proposed Preliminary Plat and Zoning Map Amendment at its June 4, 2018 meeting. At the public hearing, there was concern brought up about the density and the greenbelt buffer encroaching on Lot 7. It was clarified that the zoning is Village Low Density Residential, which is not the same as Low Density Residential, and that the Village Low Density Residential zoning district requires that buffering/screening be provided on residential lots that encroach the Village Open Space Overlay District. As such, there was an added aforementioned condition of approval that the applicant provide a detailed site plan that showed the proposed house location along with screening and buffering to be approved by Council and protected by a landscape easement. There was also an adjacent property owner who questioned if he would be able to develop similarly to this parcel, as his property also has the Northern Easement running through it. It was clarified that the Draft 2040 Comprehensive Plan also guides his parcel as Village Low Density Residential, and so as long as he came up with a plan that worked and went through the required application processes and the development adhered to all City Code requirements and standards, then the property could develop. 7 Recommended Findings. Staff recommends the following findings in regards to the proposed Preliminary Plat: 1) That the Wyndham Village preliminary plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2) That the Wyndham Village preliminary plat complies with the City’s Village Urban Low Density Residential zoning districts with required condition of approval. 3) That the Wyndham Village preliminary plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, and is consistent with the City’s engineering design standards with corrections as noted by the City Engineer Review Memo dated May 30, 2018. 4) That the Wyndham Village preliminary plat complies with the City’s subdivision ordinance. Recommended Conditions of Approval. Staff recommends the following conditions of approval: 1. That the City approve a Zoning Map Amendment to rezone the property from Rural Single Family to Village Low Density Residential 2. Homes within lots in which the Northern Natural Gas Company Easement (Document 384029) (“Northern Easement”) is located shall maintain a 20 foot principal building rear yard setback from the Northern Easement. 3. All required modifications to the plans as requested by the City Engineer in a review letter dated May 30, 2018 shall be incorporated into the plans, and plans shall be approved prior to consideration of a final plat. 4. Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area. 5. Written easement owner permission must be obtained, and copies provided to the City, for work to be completed within the Northern Easement. The City must receive copies of the written permission prior to approval of the final plat. 6. Written landowner permission must be submitted as part of the final plat development applications for any off-site grading work and storm water discharges to adjacent properties. 7. The developer shall pay a cash contribution in lieu of land for park dedication equal to 10% of the fair market value of the entire parcel. 8. The developer shall obtain all required permits from Northern Natural Gas to perform construction work over the gas line that runs from north to south across this site. 9. The preliminary landscape plan shall be approved by the City prior to recording of the final plat. 10. The lot width of Lot 1 shall be increased to 70 feet, and all other lot dimension and bulk requirements of the Village Urban Low Density zoning district must be met. 11. The applicant shall provide a disclosure statement to all first homeowners in the development advising of the airport and associated over-flights as well as its proximity to the railroad and associated noise and vibration. 8 12. All builders shall be encouraged to incorporate interior noise reduction measures into single family residential structures within the subdivision based on the Metropolitan Council’s Builder Guide. 13. All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials. 14. Prior to recording the Final Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements. 15. The Applicant shall provide a detailed site plan for Lot 7 showing the proposed house location and screening/buffering to be approved by Council and protected by a landscape easement. FISCAL IMPACT: There would be no fiscal impact to the City at this time, as the developer would be required to pay for any amendments needed to accommodate the increase in REC units. When the property develops, it will have urban services and will pay sewer and water connection charges, building permit fees and the like. OPTIONS: • Approve the proposed preliminary plat and zoning map amendment with recommended findings and conditions of approval. • Amend Staff and Planning Commission-recommended findings and conditions of approval and approve the proposed preliminary plat and zoning map amendment. • Do not approve the proposed preliminary plat and zoning map amendment, directing Staff to draft findings for denial and bring back to a future meeting. RECOMMENDATION: Staff and the Planning Commission recommend approval of the Wyndham Village Preliminary Plat and Zoning Map Amendment. “Move to adopt Ord. 08-212 approving the proposed Zoning Map Amendment to rezone 11580 30th Street North from Rural Single Family to Village Urban Low Density Residential” “Move to adopt Resolution 2018-066 approving the Wyndham Village Preliminary Plat subject to recommended findings and conditions of approval.” ATTACHMENTS: 1. Application and Narrative 2. Preliminary Plat 3. Preliminary Landscape Plans 4. Engineer Review Memo 5. Metropolitan Airports Commission Review Memo 6. Resolution 2018-066 approving Preliminary Plat 7. Ord. 08-212 approving the Zoning Map Amendment     PAGE 1 of 4  MEMORANDUM         Date:  May 30, 2018      To:  Emily Becker, Planning Director  Re:  Wyndham Village Preliminary Plan Review  Cc:  Rob Weldon, Public Works Director  Chad Isakson, Assistant City Engineer     From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for Wyndham Village. Preliminary Plat/Plans were received on May 8,  2018. The submittal consisted of the following documentation:     Wyndham Village Preliminary Plat, dated May 4, prepared by Landmark Surveying, Inc.   Wyndham Village Preliminary Plans, Sheets C1.1‐C5.2, dated May 4, 2018, prepared by Plowe Engineering.   Stormwater Management Plan, dated May 8, 2018, prepared by Plowe Engineering.   Landscape Plans, Sheets L1‐L5, dated May 7, 2018, prepared by CalYX Design Group.   Preliminary Plan Narrative, dated May 4, 2018, prepared by J.P.Bush Homes.      STATUS/FINDINGS:  Engineering has prepared the following review comments:      PRELIMINARY PLAT   Preliminary plat approval should be contingent upon all public improvements that support the development  being designed and constructed in accordance with the City Engineering Design Standards Manual dated  March 2017 and as identified within this plan review memorandum.   Preliminary plat approval should also be contingent upon the preliminary plans being revised and approved  by the City prior to the City accepting an application or plans for final plat.   Right‐of‐way/Easement Dedication. The Preliminary Plat and all preliminary plan sheets must be revised to  dedicate additional right‐of‐way along 30th Street North to ensure a minimum 30th Street boulevard of 16  ft. along the entire length of the plat. The current plans show a varied boulevard width from 11‐25 feet. In  addition, a 10 ft. utility corridor must be reserved (at boulevard grades) for small utilities. The proposed  storm water facilities (including the 100‐year HWL) must be revised further north to prevent encroachment  onto the 10 ft. utility corridor.   Outlot A must be dedicated to the City for storm water maintenance. Outlot A has been shown as City‐ owned on the preliminary plat and plans as required. Outlot A may need to be revised to accommodate  additional right‐of‐way along 30th Street and/or to expand the storm water 100‐year HWL flood area.    Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not located  on City Outlots and right‐of‐way, minimum 30‐feet in width centered on the pipe/structure. Easements  must be shown on the Preliminary Plat, Utility Plans and Grading Plans.    Additional easement is required over the storm sewer outfall pipe between Lots 5 and 6.   Additional easement is required for the proposed Lot 7 driveway culvert.  FOCUS ENGINEERING, inc.  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      PAGE 2 of 4   Additional easement is required over Lot 6 for the sanitary sewer pipe from MH‐2 to MH‐3, or this pipe  must be realigned to the center of the Lot 7 driveway.   All emergency overflow elevations must be fully protected by drainage easement.   Written easement owner permission must be obtained, and copies provided to the City, for work to be  completed within the gas main easement. The City must receive copies of the written permission prior to  the approval of final plat.   Written landowner permission must be submitted as part of the f inal plat development applications for any  off‐site grading work and storm water discharges to adjacent properties.    Access Management. The Preliminary Plans shows access to the plat from the Northport subdivision along  Liberty Court. This access was pre‐planned with the adjacent subdivision and preserves the proper access  management along 30th Street North.     STORMWATER MANAGEMENT   The site plan is subject to a storm water management plan meeting State, VBWD and City rules. Additional  City review is necessary for plan changes made to meet these requirements.   Storm water facilities proposed as part of the site plan to meet State and VBWD permitting requirements  must be constructed in accordance with the City Engineering Design Standards Manual.   The storm water management must be revised to demonstrate rate control for each discharge location  rather than a combined discharge. The model must also be revised to correct the pre and post drainage  areas based on existing contours rather than property lines.    The model must evaluate the HWL changes to the Northport Infiltration basin due to areas of direct  discharge and plan revisions must be made to ensure the HWL does not increase.   The model must be revised to include the 10‐day 100‐year snowmelt condition.   The storm water management plan must demonstrate volume control requirements being met.   The storm water management plan executive summary must identify the rate control for each discharge  point and summarize the BMP normal water and resulting high water levels for each basin.     GRADING, DRAINAGE AND EROSION CONTROL   Add north arrow and plan scale.   Add Grading and Erosion Control City Standard Plan Notes dated March 2017 (Details 600A, 600B, 600C, and  600D) to the plan.   Add all lot corner elevations.   The grading plans must be updated to provide all existing conditions along 30th Street including right‐of‐way  widths, street widths from centerline, lane configurations, signs, and all other physical features.    The plans must show all existing and proposed normal water level (NWL) and high water level (100‐year  HWL) for all water bodies within and adjacent to the property, including Northport infiltration basin. Add  100‐year HWL contour for all ponds and verify that the 100‐year HWL is fully contained within the Outlot.  This information is incomplete and must be revised for further review.   The plans must be updated to show the pond maintenance access roads to the facilities and must be a  minimum of 20 ft. wide and at grades that do not exceed 10%.   The plans must show a 10:1 aquatic bench and 10:1 maintenance bench around the storm water pond.   The Stormwater Facility Outlots must fully incorporate the 100‐year HWL, 10‐foot maintenance bench and  all maintenance access roads.   Add Outlet Control structure meeting City standards to replace the 15‐ft. wide pond overflow as the primary  outlet. The overflow should remain as an emergency overflow.     RESIDENTIAL STREETS     Public street standards. Liberty Court must be designed to meet the City’s Engineering Design Standards. A  60 ft. right‐of‐way width with 28 ft. wide street has been shown as required; and a 60 ft. cul‐de‐sac R/W  radius with 45 ft. cul‐de‐sac pavement radius has been shown as required.      PAGE 3 of 4   Liberty Court will result in a 510 ft. long cul‐de‐sac, meeting City standards.    Surmountable concrete curb and gutter shall be installed in single family residential areas with future  driveways.    Pedestrian facilities: A 6 ft. wide sidewalk has been shown along Liberty Court as required. The City should  review any potential connections to this sidewalk.   Ten (10) foot utility easements are required on either side of all right‐of‐ways.    STREET AND STROM SEWER PLANS   Correct plan view scale.   Label street and right‐of‐way width, and label cul‐de‐sac pavement and right‐of‐way radius.   Label concrete sidewalk width on the plan.   Add pedestrian ramp (call‐out in plan view) where sidewalk terminates at cul‐de‐sac.   Add City standard Typical Section per City detail 805 on the street plans. All information shown in the City  details must be shown on the typical section including cross‐slopes, boulevard tree setbacks, sidewalk  location and 10‐ft. small utility corridors on each side of right‐of‐way.   Add City standard detail 801 on the street plans to detail the minimum project pavement section.   Add City Standard Sidewalks and Trails Plan Notes dated March 2017 (Detail 500A).   Add City Standard Storm Sewer Plan Notes dated March 2017 (Detail 400A).   Revise street profile to meet City standards for vertical crest curve K= 19 minimum.   Label all storm sewer structures including FES.   The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet.  Revise storm sewer from CBMH to FES to maintain minimum 3‐ft. pipe cover.   Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width. Additional  easement is required over Lots 5 and 6 to provide a minimum 30‐ft easement centered over the pipe.   Add profile for proposed driveway culvert and verify 30 ft. easement over pipe and structures.   Add storm sewer structure table showing casting type and build.   Call‐out sump manhole in plan view.    Drain tile is required as part of the City standard street section at all localized low points in the street.  Coordinate with Northport to extend drain tile per City standards, minimum 100 ft. on each side of road,  from existing catch basins in Northport development, south along Liberty Court. End each drain tile with a  clean‐out.    MUNICIPAL WATER SUPPLY   Municipal water supply is available immediately adjacent to the proposed development along Liberty Court.  The applicant is responsible to extend the municipal water into the development site at developer’s cost.   No trunk watermain oversizing applies.    MUNICIPAL SANITARY SEWER   Municipal sanitary sewer is available immediately adjacent to the proposed development along Liberty  Court. The applicant is responsible to extend sanitary sewer into the development site at developer’s cost.   No trunk sewer oversizing applies.    SANITARY SEWER AND WATERMAIN PLANS   Add plan scale and north arrow.   Add City Standard Watermain Plan Notes dated March 2017 (Detail 200A) to the utility plan.   Add City Standard Sanitary Sewer Plan Notes dated March 2017 (Detail 300A) to the utility plan.   Add existing gas main(s) and show pipe size, material and location (dimensions from easement edge). Gas  main depths must be field verified and placed on the plans at water/sewer service crossing.   Add and clearly show gas main easement area and contact information.      PAGE 4 of 4   Extend water and sewer service for Lot 7 completely across gas main easement as part of the development  improvements. Show extensions on the utility plan.   Revise 6” PVC sewer pipe with City minimum 8” PVC sewer main.     Realign the sewer pipe to the centerline of the Lot 7 drainage and utility easement. The pipe requires a  minimum 30‐ft easement centered over the pipe.   Relocate MH‐3 to remain a minimum 15‐ft outside of the gas main easement.   Add water and sewer service stubs to each lot including sewer stub invert.   All water/sewer stubs must be perpendicular to the street. Watermain and sewer main realignment will  be necessary in the cul‐de‐sac to meet this requirement.    Sanitary sewer service pipe to be called‐out as Schedule 40 and stubbed 10ft. beyond the right‐of‐way.   All curb stops to be located 10 ft. beyond the right‐of‐way.   Water/sewer stubs cannot terminate within a paved driveway surface.   Add sewer manhole to realign watermain/sewer main to remain under bituminous paved surface.    SIGNING/PAVEMENT MARKING/LIGHTING PLAN   Add signing, pavement marking and lighting plan per City standard plan format. Update sheet index.   Add Signing/Pavement Markings/Lighting Plan Notes dated March 2017 (Detail 900A).   Add one City standard light pole at the end of the cul‐de‐sac.   Add Street Light Note to indicate “Residential street lights shall be Xcel Energy 100W HPS California Acorn  (Black in Color) with a 15 ft. Aluminum Pole (Black in Color)”.   Add three (3) “No Parking” signs for no parking around cul‐de‐sac. No parking signs to be MnMUTCD R8‐3,  18”x18”.    DETAILS   Sheets C4.1‐C4.3. Add City details 210, 419, 420, 507A‐E, 508, 511, 514, 805, 901, 902, and 903.    SPECIFICATIONS   Submit Project Specifications for Wyndham Village for staff review using the City Standard Specifications  dated March 2017.   If supplementary specifications are also submitted, the following statement must be placed as the first clause  of the supplementary provisions, “The City Standard Specifications for Public Infrastructure, dated March  2017, shall apply to the work performed under this contract. Any supplemental specifications are intended to  supplement  the  City  Standard  Specifications,  however  they  do  NOT  supersede  the  City  Standard  Specifications, Details, Design Standards, or ordinances unless specific written approval has been provided  by the City.”    LANDSCAPE PLAN:   This review does not cover the Landscape Plan or Irrigation Plan. Plan review to be completed by other City  representatives.   The Landscape Plans must be revised to accommodate maintenance access to all storm water BMPs. Grades  along pond access cannot exceeded 10% and must be a minimum of 20 feet in width. Maintenance access  from public right‐of‐ways must be shown on the Landscape Plans.             CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2018-066 A RESOLUTION APPROVING A PRELIMINARY PLAT FOR WYNDHAM VILLAGE WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, the Lake Elmo Planning Commission reviewed a proposed Sketch Plan and Comprehensive Plan Amendment Request for Wyndham Village on November 13, 2017; and WHEREAS, the Lake Elmo City Council reviewed a proposed Sketch Plan and approved a Comprehensive Plan Amendment Request for Wyndham Village on February 20, 2018; and WHEREAS, the Metropolitan Council approved a Comprehensive Plan Amendment to re-guide the land use of Wyndham Village from Rural Single Family to Village Low Density Residential on March 14, 2018; and WHEREAS, JP Bush, 11580 30th St N, Lakeland, MN 55043 has submitted an application to the City of Lake Elmo (City) for a Preliminary Plat for Wyndham Village, a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and WHEREAS, the Lake Elmo Planning Commission held public hearing on June 4, 2018 to consider the Preliminary Plat request; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Preliminary Plat as part of a memorandum to the City Council from for the July 3, 2018 Council Meeting; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Preliminary Plat; and WHEREAS, the City Council reviewed the Preliminary Plat at its meeting held on June 19, 2018 and made the following findings of fact: 1) That the Wyndham Village preliminary plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2) That the Wyndham Village preliminary plat complies with the City’s Village Urban Low Density Residential zoning districts with required condition of approval. 3) That the Wyndham Village preliminary plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, and is consistent with the City’s engineering design standards with corrections as noted by the City Engineer Review Memo dated May 30, 2018. 4) That the Wyndham Village preliminary plat complies with the City’s subdivision ordinance. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the preliminary plat for Wyndham Village subject to the following conditions: 1) That the City approve a Zoning Map Amendment to rezone the property from Rural Single Family to Village Low Density Residential 2) Homes within lots in which the Northern Natural Gas Company Easement (Document 384029) (“Northern Easement”) is located shall maintain a 20 foot principal building rear yard setback from the Northern Easement. 3) All required modifications to the plans as requested by the City Engineer in a review letter dated May 30, 2018 shall be incorporated into the plans, and plans shall be approved prior to consideration of a final plat. 4) Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area. 5) Written easement owner permission must be obtained, and copies provided to the City, for work to be completed within the Northern Easement. The City must receive copies of the written permission prior to approval of the final plat. 6) Written landowner permission must be submitted as part of the final plat development applications for any off-site grading work and storm water discharges to adjacent properties. 7) The developer shall pay a cash contribution in lieu of land for park dedication equal to 10% of the fair market value of the entire parcel. 8) The developer shall obtain all required permits from Northern Natural Gas to perform construction work over the gas line that runs from north to south across this site. 9) The preliminary landscape plan shall be approved by the City prior to recording of the final plat. 10) The lot width of Lot 1 shall be increased to 70 feet, and all other lot dimension and bulk requirements of the Village Urban Low Density zoning district must be met. 11) The applicant shall provide a disclosure statement to all first homeowners in the development advising of the airport and associated over-flights as well as its proximity to the railroad and associated noise and vibration. 12) All builders shall be encouraged to incorporate interior noise reduction measures into single family residential structures within the subdivision based on the Metropolitan Council’s Builder Guide. 13) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials. 14) Prior to recording the Final Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements. 15) The Applicant shall provide a detailed site plan for Lot 7 showing the proposed house location and screening/buffering to be approved by Council and protected by a landscape easement. 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 1 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-212 AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF LAKE ELMO SECTION 1. The City Council of the City of Lake Elmo hereby ordains the following properties to be rezoned from RS – Rural Single Family to V-LDR Village Low Density Residential: Section 13 Twp 029 Range 021. The east 460.50 feet of the west 1273.00 feet of the south 498.60 feet, and also the east 139.50 feet of the west 812.50 feet of the south 219.30 feet of the SW ¼ of Section 13, Township 29, Range 21. PID# 13.029.21.43.0001. SECTION 2. The City Council of the City of Lake Elmo also hereby ordains that the Zoning Administrator shall make the applicable changes to the official Zoning Map of the City of Lake Elmo. SECTION 3. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 4. Adoption Date. This Ordinance 08-212 was adopted on this __ day of _____, 2018, by a vote of ___ Ayes and ___ Nays. LAKE ELMO CITY COUNCIL ___________________________________ Mike Pearson, Mayor ATTEST: __________________________________ Julie Johnson, City Clerk This Ordinance 08- was published on the ____ day of ___________________, 2018.