HomeMy WebLinkAboutResolution 2014-72 Approving the Inwood PUD General Concept PlanWHEREAS, Hans Hagen Homes, 941 NE Hillwind Road, Suite 300, Fridley, MN and
Inwood 10, LCC, 95 South Owasso Boulevard West, St. Paul, MN ("Applicants") have submitted
an application to the City of Lake Elmo ("City") for a Planned Unit Development (PUD) Concept
Plan for a proposed planned development to be called Inwood, copies of which are on file in the
City Planning Department; and
WHEREAS, the proposed Concept Plan is for a mixed-use Planned Unit Development
development on 157 acres of land located at the southeast comer of Inwood Avenue and 10th Street
in Lake Elmo and that the Concept Plan includes 273 single-family residential lots, 144
townhouses, 150 multi -family units, 120 senior townhouse units, and approximately 68,814 square
feet of commercial/office uses; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on August 25,
2014 to consider the request and continued its discussion concerning the request at its September 8,
2014 meeting; and
WHEREAS, on September 8, 2014 the Lake Elmo Planning Commission adopted a motion
to recommend that the City Council approve the Inwood PUD Concept Plan; and.
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Inwood PUD Concept Plan to the City Council as part of a
memorandum from the Planning Department dated September 16, 2014; and
WHEREAS, the City Council reviewed the recommendation of the Planning Commission
and the proposed Inwood PUD Concept Plan at a meeting on September 16, 2014.
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
1) That the procedure for obtaining approval of said PUD Concept Plan is found in the Lake
Elmo City Code, Section 154.800.
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2) That all the requirements of said City Code Section 154.800 related to the PUD Concept
Plan have been met by the Applicant.
3) That the proposed PUD Concept Plan is for a mixed-use Planned Unit Development on 157
acres of land located at the southeast comer of Inwood Avenue and 10th Street in Lake Elmo
and that the Concept Plan includes 273 single-family residential lots, 144 townhouses, 150
multi -family units, 120 senior townhouse units, and approximately 68,814 square feet of
commercial/office uses.
4) That the PUD Concept Plan will be located on property legally described on the attached
Exhibit "A".
5) That the proposed PUD Concept Plan includes exceptions to the City's underlying Zoning
District requirements that will be more fully described as part of the Applicant's Preliminary
PUD Development Plans.
6) That the proposed General Concept Plan for a PUD is consistent with the goals, objectives,
and policies of the Comprehensive Plan and that the uses proposed are consistent with the
LDR — Urban Low Density Residential, C — Commercial, and HDR — High Density
Residential land use designations shown for the area on the official Comprehensive Land
Use Plan.
7) That the Inwood PUD Concept Plan complies with the general intent of the City's Urban
Low Density Residential, Urban High Density Residential and Commercial zoning districts
with the exception of the issues identified in the Staff Reports.
8) That the Inwood PUD Concept Plan complies with the City's Subdivision Ordinance.
9) That the Inwood PUD complies with the City's PUD Ordinance, and specifically the
identified objectives for the consideration of a Planned Development.
10) That the Inwood PUD Concept Plan is consistent with the City's engineering standards with
exceptions as noted by the City Engineer in his review comments to the City dated August
13, 2014.
11) That the master -planning technique utilized in the Inwood PUD Concept Plan provides
thoughtful integration of multiple land uses, a variety of housing types and an effective and
connected transportation system, allowing for different modes of travel throughout the site.
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Based on the foregoing, the Applicants' application for a PUD Concept Plan is granted, provided
the following conditions are met:
1) The applicant must obtain permission and consent from the adjoining property owner,
Bremer Bank, related to the right-of-way and alignment of the 5th Street minor collector road
in the southeast comer of the site. The final alignment must be determined prior to the
Resolution 2014-072
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submittal of PUD Preliminary Plan and Preliminary Plat applications.
2) Request for flexibility related to lot size, width, setbacks and all other requirements per the
City's Zoning Ordinance or Design Standards must be clarified and documented as part of
the PUD Preliminary Plan and Preliminary Plat submission,
3) The application for Preliminary Plat and Preliminary PUD Plan approval will include an
overall PUD planning document that addresses the flexibility requests noted in the preceding
condition and that also specifies the specific design considerations to be used throughout the
project area.
4) The Preliminary PUD plans will include a phasing plan for all portions of the development.
5) The Preliminary Development Plans shall include a water tower within the project
development area in a location that is deemed acceptable by the City Engineer. As an
alternative, the developer may identify an alternate location off-site for the water tower in a
location deemed acceptable by the City Engineer provided the ownership of the site is
transferred to the City and all required utility connections are constructed in conjunction
with the platting of the Inwood PUD.
6) The Preliminary PUD plans shall be updated to include additional park land in the
southeastern portion of the site. A larger park area of 5 to 10 acres adjacent to the existing
Stonegate Park and with access to 5th Street is the preferred location. The location and size
of this park will be subject to review by the Lake Elmo Park Commission.
7) All street and median geometries must accommodate emergency vehicle access and
maintenance. Applicants must demonstrate acceptable turning radii for all uniquely shaped
landscape medians and cul-de-sacs.
8) 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
district prior to the commencement of any grading or development activity on the site.
9) 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, and
the land is located outside of any restrictive easements.
10) The applicant shall observe all comments and recommendations from the City Engineer
documented on the Engineer's report dated August 13, 2014.
11) The Preliminary Plat and Preliminary PUD Plans will address review comments and issues
that are identified within the Environmental Assessment Worksheet for the Inwood planned
development site.
12) The applicant shall enter into a maintenance agreement with the City clarifying
responsibility for all median landscaping and stormwater facilities internal to the single
family residential streets.
13) The applicants must work with the City to determine fair and equitable cost share for City
costs related to the future signalization of the intersection at 561 Street and Inwood Avenue
(CSAH 13).
14) The applicant must work with Washington on County to address all review comments
documented in the attached report dated 8/20/14 pertaining to access and intersection design
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for Inwood Avenue (CSAH 13) and 10th Street (CSAR[ 10).
15) The applicant must provide sidewalks on both sides of Street B to better serve the single
family residential area.
16) Additional trail segments along the east side of Inwood Avenue from 5"' Street to 10th Street
and along 10th Street from Inwood Avenue to the Greenbelt Buffer Trail must be
incorporated into the plans.
17) The applicant must work with the City to ensure compliance with the City's shoreland
provisions and the standards of the SWWD and MN DNR related to shoreland areas of
designated public waters.
18) The development plans must be updated so that all multi -family housing is located south of
5th Street. No multi -family residential development will be allowed north of 5th Street.
19) Sidewalks shall be provided on one side of every street, including all cul-de-sacs and loop
roads within the development with the exception of 9th Street.
20) The trail within the eastern buffer area near the property boundary with the Stonegate
subdivision shall be located as far west as possible on the site.
2 1) The lots at the far eastern cul-de-sacs in neighborhoods E, F, and H shall be platted as
designer (larger) lots in accordance with the lot so designated on the PUD Concept Plan.
22) The developer shall consider adding a small park to the northwest portion of the site subject
to review and comment by the Park Commission.
23) The high density housing area shall be limited to a maximum of 15 units per acre.
24) The design for structures within the commercial and multi -family areas shall be consistent
with the overall design throughout the development, including the single-family
neighborhoods.
25) All cul-de-sac streets shall meet the City's maximum length requirements as specified in the
City's Subdivision Ordinance.
Passed and duly adopted this 16t" day of September 2014 by the City Council of the City of Lake
Elmo, Minnesota.
Mike Pearson, Mayor
ATTEST:
Adam City
am Bell, City Clerk
Resolution 2014-072