HomeMy WebLinkAboutResolution 2013-064 Approving a Preliminary Plat for SavonaA RESOL UTION APPI? O VING A PRELIMINARY PLAT FOR
SA VONA
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, U.S. Home Corporation (d/b/a Lennar), 16305 36"i Avenue North, Suite
600, Plymouth, MN.acting on behalf of Dale Properties, LLC and Frandsen Bank and Trust
(Applicant) has submitted an application to the City of Lake Elmo (City) for a Preliminary Plat
for Savona, 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 July 22, 2013
to consider the Preliminary Plat request and continued discussion on the Preliminary Plat at its
July 29, 2013 meeting ; 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 Director of Planning Kyle Klatt for the August 6, 2013 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
August 6, 2013 and made the following findings of fact:
1) That the Savona preliminary plat is consistent with the Lake Elmo Comprehensive Plan
and the Future Land Use Map for this area.
2) That the Savona preliminary plat complies with. the City's Urban Low Density
Residential and Urban Medium. Density Residential zoning district standards.
3) That the Savona preliminary plat complies with all other applicable zoning requirements,
including the City's landscaping, storm water, sediment and erosion control and other
ordinances.
4) That the Savona preliminary plat complies with the City's subdivision ordinance.
Resolution No. 2013-64
5) That the Savona preliminary plat is consistent with the City's engineering standards with
one exception as noted by the City Engineer in his review comments to the City dated
July 9, 2013.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the preliminary plat for Savona subject to the following conditions:
1) Within six months of preliminary plat approval, the applicant shall complete the
following: a) the applicant shall provide adequate title evidence satisfactory to the City
Attorney; b) the applicant shall pay all fees associated with the preliminary plat; c) the
applicant 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 and prior to the commencement of any grading activity on the
site.
2) The applicant shall dedicate a minimum of 30 feet of land around the "Exception" parcel
in the northwest portion of the Savona subdivision to allow for the construction of an
eight -foot bituminous trail to the western edge of the subdivision and to allow for
sufficient room for drainage and utilities adjacent to "Street A".
3) The applicant shall provide for a miriinium green belt/buffer of 100 feet around all of the
adjacent Stonegate subdivision, and must revise the preliminary plat in the vicinity of
Lots I and 2 of Block 10 to properly account for this buffer.
4) The eight -foot bituminous trail located within OutIot A shall be moved off of the property
line of the adjacent Stonegate subdivision and shall be designed to continue into the
property to the north and to provide a connection. to "Street A".
5) The trail within the green belt/buffer area is encouraged to be located within the southern
one-third or eastern one-third of the buffer and as close as possible to the lots within the
Savona subdivision.
6) The sidewalk along "Street A" must continue along this street until its termination point
at the northern boundary of the subdivision.
7) The applicant shall work with the City and Washington County to identify and reserve
sufficient space for a future trail corridor along the western right-of-way line of Keats
Avenue.
8) The landscape plan shall be updated to include tree protection fencing in all areas where
grading will be near trees intended for preservation.
9) The landscape plan shall be reviewed and approved by an independent forester or
landscape architect in advance of the approval of a final plat and final construction plans.
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10) Sidewalks shall be required on both sides of the public street providing access to the
multi -family housing portion of the subdivision.
11) The applicant shall be responsible for the construction of all improvements within the
Feats Avenue (CSAR 19) right-of-way as required by Washington County and further
described in the review letter received from the County dated July 3, 2013. The required
improvements shall include, but not be limited to: construction of a new median crossing,
closure and restoration of the existing median crossing in this area, continuation of the
planned ten -foot bituminous trail through the median, turn lanes, and other improvements
as required by the County.
12) The applicant shall observe all other County requirements as specified in the Washington
County review letter dated July 3, 2013.
13) 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.
14) The applicant shall submit revised preliminary plans that incorporate the changes made to
the western portion of the preliminary plat, and specifically, the rearrangement of lots
around the "Exception" parcel.
15) The applicant shall enter into a 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 on the final plat.
16) The developer shall be required to pay a fee in lieu of park land dedication equivalent to
the fair market value for the amount of land that is required to be dedicated for such
purposes in the City's Subdivision Ordinance less the amount of land that is accepted for
park purposes by the City. Any cash payment in lieu of land dedication shall be paid by
the applicant prior to the release of the final plat for recording.
17) Any land under which public trails are located will be accepted as park land provided the
developer constructs said trails as part of the public improvements for the subdivision.
1 S) The applicant shall provide for an active recreation area (either public or private) within
the multi -family portion of the subdivision. This area shall be sufficient for a small play
structure or other similar improvement subject to review and approval by the Planning
Director.
19) No more than half of the residential units depicted on the preliminary plat (155) may be
approved as part of a final plat until a second access is provided to the subdivision, either
via a connection to Hudson Boulevard to the south, Inwood Avenue (CSAR 13) to the
west, or back to Feats Avenue (CSAR 19) through the property to the north of Savona.
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20) A future realignment of 5 1h Street along the western border of the plat may be considered
by the City Council as part of the final plat submission for this are provided the
realignment does not result in any significant modifications to the preliminary plat.
21) The applicant must enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and 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.
22) The preliminary grading, drainage and erosion control plan must be revised to address the
comments from the City Engineer in his review letter dated July 9, 2013 regarding the
size of specific ponds in relation to the drainage areas that are served by these ponds.
23) The preliminary plans must be revised to incorporate all proposed improvements within
the 5t' Street right-of-way. All improvements as requested by the City shall be included
in these plans and the design shall be consistent with City specifications and with the
concept plan prepared for the City by Damon Farber and Associates.
24) All required modifications to the plans as requested by the City Engineer in a review
letter dated July 9, 2013 shall be incorporated into the plans prior to consideration of a
final plat. Specific requirements include, but are not limited to, the following:
a. The applicant must provide the city a letter of approval to perform the proposed
work in the BP Pipeline easement. Work includes installation of storm sewer- pipe,
grading activities, and relocation of the High Pressure Gas line, if necessary.
b. The applicant must provide the city a letter of approval to perform the proposed
work in the Electrical Transmission easement areas. Work includes installation of
storm sewer pipe, grading activities, and storm water ponding.
25) The City will not accept an application for final plat approval until the 429 public
improvement project for Section 34 has been ordered by the City Council. If the City
Council does not order this project, the applicant must revise the preliminary plans to
provide adequate utilities to serve the subdivision.. Any such plan revisions will be
subject to review and approval by the City Council.
26) The applicant shall secure any necessary permits for the multi -family area, including but
not limited to a conditional use permit to allow for single family detached residences that
do not have frontage on a public street, at the time a final plat is submitted for this area.
27) The applicant is encouraged to preserve or re -use as many trees as possible that are
currently located on the former golf facility property and to incorporate these trees as part
of the landscape plan for the Savona subdivision.
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28) The applicant shall work with the Planning Director to name all streets in the subdivision
prior to submission of a final plat.
Passed and duly adopted this 6"' day of August 2013 by the City Council of the City of Lake
Elmo, Minnesota.
f
Mike PeafsoE, Mayor
ATTEST:
Adana Bell, City Clerk
Resolution No. 2013-64