HomeMy WebLinkAboutPC Report Royal Golf 5th Addition Final Plat
STAFF REPORT
DATE: 11/21/2022
PUBLIC HEARING ITEM #: 4B
TO: Planning Commission
FROM: Molly Just, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo 5th Addition Final Plat and Planned Unit Development (PUD) Plans
BACKGROUND:
The Planning Commission is being asked to consider a request by U.S. Home, LLC (Lennar) for approval of the Final Plat and Final PUD plans for the Royal Golf Club at Lake Elmo 5th Addition.
Per Zoning Code Article XVIII, Procedures for Processing a Final PUD, because the City Council has already approved a Preliminary PUD, the Planning Commission’s recommendation shall
only focus on whether the PUD Ordinance and PUD Final Plan are in substantial compliance with the PUD Preliminary Plan and required conditions of approval. The Planning Commission
is asked to hold a public hearing, report its findings, and make recommendations to the City Council. The Final Plat for the 5th Addition includes 43 residential lots.
ISSUE BEFORE COMMISSION:
To determine if the proposed Royal Golf Club at Lake Elmo 5th Addition is consistent with the approved Preliminary Plat and that conditions relevant to the 5th Addition have been completed.
REVIEW/ANALYSIS:
Applicant and Owner: U.S. Home, LLC (Lennar)
Location: Outlot B, Royal Golf Club at Lake Elmo 4th Addition.
Request: Application for Final Plat and PUD Plans to approve 46 residential lots
Existing Land Use: Vacant Outlot; Current Zoning: GCC – Golf Course Community and PUD
Surrounding Land Use: North – Rural Single Family (RS) and Rural Residential (RR), South – Royal Golf Club 3rd Addition, East – Golf Course (GCC – Golf Course Community), West – Lake
Elmo Park Reserve
Comprehensive Plan: GCC – Golf Course Community
History: Preliminary Plat and PUD Plans approval was granted on June 6, 2017 by Resolution 2017-04. Three Final Plats have been approved so far. 46 lots will remain for Final Plat
approval.
Deadline for Action: Application Complete – 11/15/22
60 Day Deadline – 1/14/23
Applicable Regulations: Title 103 – Subdivision Regulations
Article XVIII – Planned Unit Development
Article 12 – Urban Residential Districts (GCC)
Royal Golf Club at Lake Elmo PUD
FINAL PLAT AND PUD PLANS
Consistency with Preliminary Plat. The proposed lot sizes, widths, and proposed impervious surface are generally consistent with that of preliminary plat. General circulation is maintained
in the broader development and there will be access from 20th Street. with through-traffic along Palmer Drive.
Preliminary Plat
FINAL Plat
PUD Flexibility. The development was afforded the following flexibility through preliminary approval:
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’
Side
10 ft.
10 ft.
10ft. house/5ft. garage or 7.5 ft./7.5 ft.
Corner Side
15 ft.
15 ft.
15 ft.
Rear
30 ft.
30 ft.
20 ft.
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%.
Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be 6,600 sq. ft.
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.
Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential subdivision shall be allowed up to a maximum of 4 subdivision 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.
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.
That the proposed street names within the development are generally consistent with the City’s Street Naming Policy except for Annika Drive.
Lot Sizes and Widths. The smallest lot size of this addition is 8,366 square feet and the smallest lot width is 58.37 feet.
Density. The total area of the 5th Addition is 61.5 acres. This total includes 11.93 acres of single-family residential lots, 2.9 acres of residential right-of-way, 13,755 sqf of wetland,
and 46.69 acres of outlots. Residential Density is therefore calculated as 103.70 – 4.75 Wetland = 98.95 / 67 units = 1.48 units per acre for the 5th Addition.
Outlots. An explanation of ownership and purpose of the outlots is below.
Outlot A will be owned by the HOA to be used for drainage and utility easement, landscaping, and open space purposes, and future residential development.
Outlot B will be owned by the HOA. A drainage and utility easement will be over all of Outlot B.
Outlot C will be owned by the HOA to be used for drainage and utility easement, landscaping, and open space purposes.
Parkland Dedication. As approved with the Preliminary Plat, the developer is required to dedicate 8.8 acres of land or pay a cash contribution of $611,457.00 for the entire preliminary
plat area (291 lots) and dedicate a total of 8,085 lineal feet of trails with a 30-foot wide corridor, less a 5,010 foot buffer encroachment. For this phase, the developer will be required
to pay a cash contribution of $140,834.00, calculated as follows: 67 lots at $2,101.00 per lot.
A 30-foot-wide trail corridor was required to be dedicated to the City centered on public trails in the development and the value of the dedicated land was to be credited toward any
fees in lieu of parkland dedication. The 3rd Addition does not include the trail corridor location, and therefore no reduction or credit is provided within this phase.
Construction of a play structure near the HOA fitness center was a condition of the 2nd Addition Final Plat, which was originally required to be completed prior to the 3rd Addition Final
Plat. The developer asked the City in July 2018 to change this condition of approval to delay the installation of the required play structure until the construction of the 3rd Addition
as it was not practical and potentially unsafe to install it during the construction of the 2nd Addition. The city approved a revised condition that the developer install the play
structure in Outlot D of the 2nd Addition before the city releases building permits for the 3rd Addition.
Landscaping. The developer has provided landscaping plans for the 3rd Addition, which are attached hereto. The City’s Landscape Architect has reviewed the landscape plans and has recommended
approval with the condition of adjusting the location of trees noted on sheet L4 that will overlap proposed buildings and drive locations when mature.
It should be noted that the City approved an amendment to the Royal Golf Development Agreement which allowed the total number of trees in the development to be reduced from 3,800 warrantied
trees to 2,912 warrantied trees, provided that the developer plant a minimum of two trees per villa lot and four trees per single-family traditional home lots. Further, the developer
would reduce the number of trees required to be planted within the entire subdivision from 2,912 to 1,943 provided that the developer pay a park dedication fee of $500.00 per 2.5-caliper-inch
tree in lieu of planting the difference of 969 trees.
With this provision, the developer will be required to pay the City a cash contribution of $111,552 which is that proportion of trees associated within the 3rd Addition Final Plat.
The calculation to determine the associated 3rd Addition Final Plat fee is as follows: [($500 X 969 2.5-caliper inch trees reduced within the entire preliminary plat area) / 291 Single
Family Lots within all phases of the Subdivision X 67 Lots within the 3rd Addition]
Street Design. As shown on the 3rd Addition Final Plat the Applicant has proposed to reconfigure the ‘loop’ road and instead develop two cul-de-sacs to serve the lots within the 3rd
Addition. Both cul-de-sacs as shown meet the City’ ordinance requirements for cul-de-sac length, required right-of-way and cul-de-sac terminus. This change is generally consistent
with the lot types shown on the Preliminary Plat and the cul-de-sacs do not change the character of the Plat.
Street Naming. While the names have already been approved through the Preliminary Plat process, it was a condition of approval that the Final Plat include street names as approved by
Council. The names have been approved.
Engineering Comments. The City Engineer review memo dated November 19, 2018 is attached to this report for your review and consideration.
Fire Chief Comments. The application has been reviewed by the Fire Chief and Building Official, and they have provided no additional comments.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions have been met (Staff comments italicized and bold).
That cross-access easements be recorded between the owner of the golf course/golf club and the HOA to permit 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. Comment: This easement has been granted.
Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a conditional use permit. Comment: Conditional Use Permit approved in 2022.
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. Comment: No encroachments are proposed or shown on the Final Plat. Staff has included this as a recommended condition of approval.
That the developer prepares an exhibit that clearly identifies the proposed setbacks for specific lots within the development. Comment: The developer has provided an exhibit which outlines
setbacks within the development. The developer has been granted PUD flexibility which allows a 30 ft. setback on the 100 and 80-90 ft. lots and a 20 ft. setback on the 55-65 ft. lots;
10 ft. side yard setback on the 100 and 80-90 ft. lots and a 7.5 ft./7.5 ft. setback on the 55-65 ft. lots; a corner yard setback of 15 ft. on all lots; and a 30 ft. setback on the
100 and 80-90 ft. lots and a 20 ft. setback on the 55-65 ft. lots. This condition has been met.
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.
A development agreement will be prepared by Staff and approved by both the developer and City Council.
Each phase of the Royal Golf Club at Lake Elmo 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 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. The Common Interest Agreement will need to be updated to include Royal Golf Club at Lake Elmo 5th Addition and approved by the City Attorney prior to recording of
the Final Plat.
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.
Consistent with the 1st Addition and 2nd Addition, the 3rd Addition of Royal Golf Club at Lake Elmo shall be added into the HOA documents that establish the architectural standards
consistent with this condition. The Applicant shall furnish this language to the City Staff for review prior to any building permit being issued for the 3rd Addition.
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. This has been added as a recommended condition of approval of the 3rd Addition Final
Plat.
That the HOA be responsible for the maintenance of all landscape walls that cross residential property lines or publicly owned Outlots or rights-of-way and that the walls be contained
within a landscape easement. As shown on the Landscape Plans, there are no retaining walls proposed as part of the 3rd Addition.
The developer shall 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. The 2nd Addition Final Plat required that the play structure near the HOA fitness center be installed prior to the application for the 3rd Addition Final Plat. As
noted above, the developer as not yet installed the required play structure and so staff is recommending the City require the developer install the play structure in Outlot D of the
2nd Addition before the release of building permits in the 3rd Addition. This is
consistent with the revised condition of approval approved by the city earlier this year.
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.
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 constructing any public trails within the dedicated park land be credited towards any fees in lieu of park dedication. The portion of park land dedication fee due for the 3rd Additional
Final Plat has been calculated and added as a proposed condition of approval. As stated in previous sections of this report, there is no portion of the 30-foot wide trail corridor
in this phase and therefore no credit to the fee is due.
That a trail phasing plan be submitted by the developer to be approved by City Staff and that the public trails be constructed within each phase prior to building permits being issued
for that phase of development. This condition has not yet been met as the developer has not paved the required trail. City staff agreed to allow the developer to pave the trail in
spring to help ensure a better finish rather than having the developer install the trail this fall as it was cold and wet – making a proper installation of the pavement difficult.
That a 10’ wide trail segment be provided from Palmer Drive (on preliminary plans) to the east edge of the plat within the County Right-of-Way. This condition has been met.
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. The developer has submitted updated Tree Preservation and Preliminary Landscape Plans approved by the City. Additional comments
from the City’s Landscape Architect specific to the 3rd Addition are attached to this report.
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. The developer requested and the City approved a Development Agreement amendment which no longer requires that trees planted within single family lots be warrantied.
This reduced the number of trees required within the development from 3,800 to 2,900. The developer also submitted, and the City approved a preliminary landscape plan which further
reduces the number of trees within the development from 2,900 to 1,943. The developer will be required to pay a park land dedication fee of $500 per 2.5 caliper inch tree not planted
within each addition, totaling $478,500 for the entire development. The portion of park land dedication fee associated with
the 3rd Addition is calculated and included as a condition of the 3rd Addition Final Plat.
All changes and modifications to the plans requested by the City Engineer in the Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated into the preliminary plat
and PUD plans. The developer has submitted updated preliminary plat and PUD plans that have been approved by the City.
The Preliminary Plat approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in this resolution. It is a
recommended condition of Final Plat approval that the developer meet all City standards and design requirements.
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 turn lane improvements meeting Washington County standards at the developer’s sole expense. It is a recommended condition of Final Plat approval that the
developer comply with these comments. This condition does not apply to the 3rd Addition.
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. The preliminary PUD Plans were approved by the Valley Branch Watershed District, and grading activity on the
site has already commenced.
That open space 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. It is a recommended condition of Final Plat approval that the developer provide these easements on Outlots H, F, E, B, D, C, A, L are
all within the shoreland. None of the identified outlots from the Preliminary Plat are located within the 3rd Addition Final Plat; therefore this condition does not apply to the 3rd
Addition Final Plat approval.
That golf carts shall be prohibited on city streets and city trails unless specifically allowed by City Ordinance. The City approved an ordinance which allows golf carts on local streets
through the adoption of Ordinance 08-209 on May 15, 2018.
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. This is a recommended condition
of Final Plat approval.
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 preliminary plat approval.
This condition is not applicable to 3rd Addition.
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. This is a recommended condition of Final Plat approval.
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. This condition is met; see
approved street naming conventions above.
The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act and shall acquire the needed permits from the appropriate watershed districts
prior to the commencement of any grading or development activity on the site. This is a recommended condition of Final Plat approval.
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. This condition has been
met.
The developer shall submit a revised preliminary 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. This condition has been met.
That approval of the preliminary plat be contingent on Street D access to 10th Street. This condition has been met and does not apply to the 3rd Addition.
That the Royal Golf Club development will not have street lights except at street intersections and cul-de-sacs. This is a recommended condition of Final Plat approval.
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. The developer has had
landscape plans approved by the Homestead neighborhood, and the submitted landscape plans for Final Plat are consistent with this approved landscape plan.
That the developer address the Public Works Director’s concerns as they pertain to the lift station designs as identified in a Public Works memorandum dated 5/19/2017. This condition
has been met.
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. Development
of the 3rd Addition affects the ballfields at former Tartan Park, therefore this requirement is added as a condition of Final Plat approval for the 3rd Addition. The developer will
be required to make this donation to the City at the time the ballfields become unusable by the City (this
includes storage of construction material, etc.) and before the City releases the final plat for recording.
Recommended Findings. Staff recommends the following findings:
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.
That the Royal Golf Club at Lake Elmo 3rd 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.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans are consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans generally comply with the City’s GCC - Golf Course Community zoning districts as modified by the PUD regulations.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat PUD Plans comply with the City’s subdivision ordinance.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans comply with the City’s Planned Unit Development Regulations.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans comply with the City’s Engineering Standards, except where noted in the review memorandum from the City Engineer
dated November 19, 2018 and modified by PUD regulations.
That the Royal Golf Club at Lake Elmo 3rd 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 November 19, 2018.
That the Royal Golf Club at Lake Elmo 3rd 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.
That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans achieve multiple identified objectives for planned developments within Lake Elmo.
That the proposed Final Plat and PUD Plans are for the 3rd Addition of 67 single family residential units of a 291-unit total residential golf course community Planned Unit Development
on 103.7 acres of land (of 231 acres total) located on the former 3M Tartan Park properties.
That the Final Plat and PUD Plans will be located on property legally described on the attached Exhibit “A”.
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.
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):
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’
Side
10 ft.
10 ft.
10ft. house/5ft. garage or 7.5 ft./7.5 ft.
Corner Side
15 ft.
15 ft.
15 ft.
Rear
30 ft.
30 ft.
20 ft.
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%.
Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be 6,600 sq. ft.
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.
Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential subdivision shall be allowed up to a maximum of 4 subdivision 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.
Staff Note: If the developer requests a change to this, a variance should be requested.
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.
That the proposed street names within the development are generally consistent with the City’s Street Naming Policy as amended April 17, 2018.
The developer has not yet constructed an HOA-owned and maintained play structure as required by the original condition of approval of the 2nd Addition Final Plat.
Recommended Conditions of Approval. Staff recommends the following conditions of approval:
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.
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.
The Royal Golf Club at Lake Elmo 3rd Addition shall be incorporated into the Common Interest Agreement concerning management of the common areas and establish a homeowner’s association
(HOA) which shall be submitted in final form to the Planning Director 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.
That the HOA documents include architectural requirements that require four-sided architecture and garages facing the public rights-of-way to have windows and/or other architectural
features.
The applicant shall enter into a landscape license and maintenance agreement with the City that clarifies the individuals or entities responsible for landscaping.
The developer shall provide evidence of an HOA owned and maintained children’s play structure or other similar improvement has been constructed within Outlot D of the 2nd Addition before
the release of building permits for the 3rd Addition.
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.
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 $111,552.00
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 67 single family lots within the 3rd Addition.
All changes and modifications to the plans requested by the City Engineer in the Engineer’s review memo dated November 19, 2018 shall be incorporated into the Final Plat and PUD Plans.
The Applicant should note the requirements for VBWD permits for temporary storm water management.
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.
Prior to the City issuing building permits, all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City.
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.
That the Final Plat include street names as approved by Council.
The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act and shall acquire the needed permits from the appropriate watershed districts
prior to the commencement of any grading or development activity on the site.
That the Royal Golf Club development will not have street lights except at street intersections and cul-de-sacs.
That the developer make a $1,000,000 donation to the City Parks fund when construction of the 3rd Addition prohibits use of the former Tartan Park ballfields, including construction
materials storage and before the city releases the 3rd Addition final plat for recording.
The location and spacing of the trees that overlap the buildings and on edge of driveway when shown at mature diameter is adjusted and resubmitted on a revised landscape plan, per the
Landscape Review memo, dated November 8, 2018.
The developer shall pave the unfinished trail in the 2nd Addition as soon as favorable conditions are available in the spring of 2019. The City may choose to not release building permits
for the 3rd Addition in the spring of 2019 if the developer has not completed the required trail paving in a timely manner.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans based on the findings of fact and conditions
outlined in the Staff Report.
“Move to recommend approval of the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans based on the findings of fact and conditions outlined in the Staff Report.”
“Move to recommend approval of the easement vacation request to vacate existing drainage and utility easements over Outlot T, subject to conditions of approval.”
ATTACHMENTS:
Final Plat Application and Narrative – October 15, 2018
3rd Addition Final Plat
City Engineer’s Review Memo – November 19, 2018
3rd Addition Landscaping Plans
Landscape Architect’s Review – November 8, 2018
Easement Vacation Application – October 16, 2018