HomeMy WebLinkAbout11-9-15 Planning Commission Packet
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, November 9, 2015 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. None
4. Public Hearings
a. None
5. Presentations
a. Public Safety Recommendation – Street Naming
6. Business Items
a. GENERAL DISCUSSION OF OPEN SPACE PRESERVATION ORDINANCE.
The Planning Commission is being asked to have a general discussion regarding
changes to the open space preservation ordinance. The scope of the discussion
should include general purpose, lot size, densities, buffers, and septic systems.
7. Updates
a. City Council Updates – November 4, 2015 Meeting
i. Hammes Estates Plat Extension – passed.
b. Staff Updates
i. Upcoming Meetings:
November 23, 2015
December 14, 2015
c. Commission Concerns
8. Adjourn
PLANNING COMMISSION
DATE: 11/9/15
AGENDA ITEM: 5A
ITEM: Open Space Preservation Discussion
SUBMITTED BY: Stephen Wensman, City Planner
REVIEWED BY: Ben Gonzola, Consulting Planner
SUMMARY AND ACTION REQUESTED:
At the November 4th City Council meeting, the City Council directed the Planning Commission to
discuss the OP - Open Space Preservation District code provisions with staff and to begin the process
of revising the Code.
REQUEST DETAILS
The City Council briefly discussed several issues related to the OP – Open Space Preservation
District on November 4th and has requested that the Planning Commission discuss the ordinance to
determine if an amendment to the ordinance is warranted and if so what changes might be
considered. At the November 4th meeting, the City Council offered the following issues to be
discussed:
Overall Purpose of the OP District – Review the overall purpose
Density – should density be increased
Density calculation – Should the density calculations be based buildable or gross land area
Buffer zones – what buffer or buffers are appropriate (maintain 200’ around RR, but no
buffers against adjacent OP’s)
Septic system options
Minimum lot size
Qualifying property size, i.e. 20 acres vs. 40 acre minimum
Lot Design
This list is only a suggestion and the Planning Commission should consider these and other design
standards.
Purpose
The purpose of the OP – Open Space Preservation Ordinance should be reviewed to determine if the
purpose is still relevant and if not, suggest revisions to the Purpose statement. It has been suggested
that the ordinance is supposed to offer a degree of flexibility such that development can best fit the
land and preserve open space and that this is not presently clear in the current purpose statement.
Maximum Density
2
BUSINESS ITEM 5A – ACTION ITEM
The OP – Open Space Preservation Ordinance maximum density is presently 18 units per 40 gross
acres of buildable land. In the past, it was 16 units per 40 acres. Is the 18 the right density? Should
density be increased to 20? Should it be based on buildable acres or gross acres?
Buffer Zones
The OP – Open Space Preservation Ordinance requires a 200’ setback between dissimilar districts
and 100’ when an OP to OP under certain conditions. The reality is that the buffers vary from OP
development to OP development. Should a buffer be required between OP developments? What is
appropriate for a buffer and what flexibility should be allowed?
Septic Systems
The OP – Open Space Preservation Ordinance allows individual septic systems on 1 acre lots or
allows connection to a community drainfield. Some previously approved community drainfields have
failed. Should community drainfields be allowed, and if so, are there additional requirements needed
to protect them? Is a 1 acre lot adequate for an individual septic system and a secondary site ?
Qualifying Lot Size
For a property to qualify for open space development, a minimum land area must be a nominal
contiguous 40 acres and a length to width ratio of 3:1. Within the RS Zoning District there are many
properties that are less than 40 acres. Should the minimum remain 40 acres or is there a way to
include parcels with fewer acres?
Lot Design
The lot design steps start with identifying best soils for septic and working around that whereas in
reality a developer will likely start by designing the best home sites. Should the ordinance be
amended to acknowledge this and build it into the process?
RECOMENDATION:
Staff recommends that the Planning Commission discuss the OP- Open Space Preservation
Ordinance to determine if an amendment to the ordinance is warranted and if so what changes might
be considered.
ATTACHMENTS:
OP – Open Space Preservation Ordinance
ORDER OF BUSINESS:
- Report by Staff ................................................................................... Planning Staff
- Discussion by the Commission .............................. Chair & Commission Members