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04-25-16 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 April 25, 2016 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes a. April 11, 2016 4. Public Hearings a. ZONING TEXT AMENDMENT – NOISE ORDINANCE: The Planning Commission will hold a public hearing for potential changes to the noise ordinance. 5. Business Items a. BOULDER PONDS 2ND ADDITION FINAL PLAT: The Planning Commission will review an application for the Final Plat for Boulder Ponds 2nd addition which includes 18 single family homes. b. 2016 PLANNING COMMISSION WORK PLAN 6. Updates a. City Council Updates – April 19, 2016 Meeting i. Approve Inwood Water Tower Zoning Map Amendment ii. Approve Home Occupation Definition change iii. Comprehensive Map Amendment for MUSA iv. Village Preserve 2nd Addition Final Plat v. Inwood 3rd Addition Final Plat vi. Inwood 3rd Addition developers Agreement b. Staff Updates i. Upcoming Meetings: May 9, 2016 May 23, 2016 c. Commission Concerns 7. Adjourn Lake Elmo Planning Commission Minutes; 4-11-16 City of Lake Elmo Planning Commission Meeting Minutes of April 11, 2016 Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Kreimer, Dunn, Griffin, Dodson, Fields, Lundquist (left at 7:40) and Williams. COMMISSIONERS ABSENT: Haggard & Larson STAFF PRESENT: Planning Director Wensman, & City Planner Becker Approve Agenda: The agenda was approved as presented. Approve Minutes: March 28, 2015 M/S/P: Williams/Griffin, move to approve the March 28, 2016 minutes as amended, Vote: 7-0, motion carried. Public Hearing – Comprehensive Plan Map Amendment Wensman started his presentation regarding the Comprehensive Plan amendment. The City is planning for the Old Village Phase 2 street and utility improvement project. 3 parcels have petitioned to join the MUSA. Within the proposed MUSA, many properties are currently guided for rural single family and rural area development which is not consistent with sewered development. The identified parcels will be reguided to Village Urban Low Density. Met Council approval is required and upon review, the Met Council has requested that the properties within the MUSA be guided for sewered development. Dunn asked how many acres are in the new area. She wants the motions broke into 2 separate motions. She wants to know what the density range is for this Village Urban Low Denisty. Wensman stated that the range is 1.5 – 2.49 per acre. Wensman stated that this might need to be continued as the Comp plan requires 3 units per acre for sewered. Kreimer stated that there can be pockets as long as the overall area meets the 3 units per acre. Wensman stated that he thinks that we will get push back from Met Council if we use this guidance. 2 Lake Elmo Planning Commission Minutes; 4-11-16 Public hearing on adding the 3 properties opened at 7:15 pm Steve Johnson, 2915 Lake Elmo Ave, asked what the designation needed to be. Williams pointed out that the public hearing was only to add them to the MUSA. There were no written comments Public hearing closed at 7:18 pm M/S/P: Williams/Dunn, move to add findings of fact that there is a homeowner petition, that the Met Council staff is in agreement with adding these properties and that there is no significant change in project scope and cost to the City. Vote: 7-0, motion carried. M/S/P: Williams/Dodson, move to recommend approval of an amendment to the City’s Comprehensive Wastewater Facilities Plan adding 3 residentail parcels, PID #’s 24.029.21.22.0019, 24.029.21.22.0020 and 24.029.21.22.0021 to the Village MUSA area based on the attached findings, Vote: 7-0, motion carried. M/S/P: Williams/Dodson, move to postpone amending the Comprehensive Land Use Plan by reguiding parcels in the Village MUSA until such time as a new public hearing has been noticed, Vote: 7-0, motion carried. Dodson is concerned that the existing RS homes will get that Village Medium Density designation. Wensman stated that the rezoning should occur shortly after the sewer hook ups occur. Dunn stated that the maps are different in the packet than what was shown tonight. She would like things clarified and simplified. Public Hearing – Rezoning the Inwood Water Tower site to PF The City’s Inwood Watertower site is currently zoned Rural Residentail and essential services are guided in the Comprehensive Plan as Public/Park. The request is to rezone the Inwood watertower to PF – Public/Semi Public. This is a 1.44 acre parcel owned by the City. Public hearing opened at 7:34 pm No one spoke and there were no written comments. Public hearing closed at 7:35 pm 3 Lake Elmo Planning Commission Minutes; 4-11-16 M/S/P:Lundquist/Williams, move to recommend approval of the rezoning of the Inwood Watertower site PID #28.029.21.42.0003, from the RR – Rural Residential Zoning District to the PF – PF Public or Semi-Public zoning district, Vote: 7-0, motion carried. M/S/P:Williams/Dodson, proposes an amendment to include based on the findings of fact presented in the staff report, Vote: 7-0, motion carried. Business Item – Village Preserve 2nd Addition Final Plat Wensman started his presentation regarding Village Preserve 2nd addition. This application is to Final Plat Outlot C into 45 single family homes and a .13 acre outlot for a trail. This final plat is consistent with the preliminary plat. The Fire Chief would like the street named Lady Slipper Circle on the plat map changed to 41st Street Circle. Wensman went throught the findings of fact and 13 conditions of approval, one of which is constructing a turn lane on Lake Elmo Ave. Building permits will not be issued until the turn lane is constructed. Dodson pointed out a few technical changes. He also asked if the HOA had been established yet. Wensman stated that the documents have been drafted, but beyond that he is not sure. Craig Allen, GWSA, talked about the drainage of the development and the shared ponding with Wildflower. The irrigation and landscape plan was all done at once and should not be difficult to finish up for phase II. Dunn asked about the sidewalk and trail system and why they are different widths. Allen went through the trail system. He stated that the HOA has been established. M/S/P: Williams/Dodson, move to approve the Village Preserve 2nd addition Final Plat with the 13 conditions of approval as drafted by Staff, based on the findings of fact listed in the staff report as amended, Vote: 6-0, motion carried. Business Item – Zoning Text Amendment Noise Ordinance Planner Becker explained the proposed ordinance as requested by the City Engineer. The staff would like feedback from the Planning Commission prior to the public hearing scheduled on April 25th, 2016. Dodson likes the Oakdale ordinance better than either version of the Lake Elmo ordinance. He prefers talking about how loud something is and hours vs. types of equipment allowed. He is also wondering what the penalties are for violations. Becker stated that the penalty is outlined in ordinance 10.99. 4 Lake Elmo Planning Commission Minutes; 4-11-16 Dunn is concerned about MPCA standards, but does not see those standards anywhere. Wensman stated that it was previously discussed during the Hecker wedding venue and states what the noise limits are. Williams thinks there should be a reference to those standards. Wensman stated that he does not think it is necessary as our numbers com e from those standards. Dunn feels that the current ordinance protects the current residents and does not feel it should change. Kreimer does not see a need to change the noise ordinance. He lived through it in 2014 with Hammes Estates and they worked weekends and it was miserable. They could not enjoy their property that whole summer. Fields would rather have exemptions on a project by project basis rather than change the ordinance. Williams is troubled by the inclusion of Saturday. He would rather see the ordinance allow public projects to be exempted. Williams would like to suggest that in section 1A, construction activity is allowed from 7am – 7pm during the week, but nothing on Saturdays. In the last section where it talks about public projects, allow 7am - 7pm on weekedays and 9am – 5pm on Saturdays and it should state City ordered projects. Dodson would like to see the new hours be presented to the City Engineer to see if it is acceptable to him. Planning Commission is not interested in giving an exemption just based on financial reasons. Fields wants to make sure that it is legal to have separate standards for public vs. private projects. He would also like to see something regarding public health and safety. Kreimer is not in favor of increasing the hours for private business. He doesn’t have a problem for City related projects. The Commission would like to know if they can differentiate for hours of operation. Dunn is pretty strong about the 7am – 6pm during the week. Business Item – Zoning Text Amendment – Open Space Preservation Ordinance Wensman started presentation by going through some of the proposed changes prepared by Planning Consultant Gozola. There are some things that are inconsistent with other parts of our code. One proposed change is to up the density to 20 units per 40 acres. If this change is left in, it would require a comprehensive plan amendment. The Comprehensive Plan is currently 18 units per 40 acres. Wensman would like to see consistent platting procedures. 5 Lake Elmo Planning Commission Minutes; 4-11-16 Wensman stated that the CUP process doesn’t necessarily make sense, but a specialized PUD process, which is what Gozola is suggesting. Dodson would like to see section 154.658 item (D) added to the septic system section. He feels that the CIC does not have the same means to collect like the City does. Dodson would like to see clarification of who owns and maintains the trails. The Commssion thinks is should be spelled out in the developers agreement with Park dedication. Dodson does not want to see townhomes in OP developments. He thinks it is an added complication. Williams agrees that it seems contrary to the goal of what the OP is. Some of the other Commissioners felt it was a good option and works well in some of the other developments such as Bluestem and sometimes allows for more open space. Williams would like the wording from the Council calling to look at higher density. He feels that it should remain as is. The OP ordinance was originally 16 per 40 to be the same density as the RE zoning. It was upped to 18 per 40 (which he opposed at the time) and he doesn’t feel we need to up the density at this time, as the developer is already getting higher density than with the RE. Increasing the density is not well thought out as it will make it even more difficult to fit the houses in and he feels that ¼ acre lots are too small. They should be no less than ½ acre. Williams is wondering if there should be a minimum number of units to be able to be on a community system. Dodson thinks it should be at least 40 homes because it takes at least that many people to find volunteers to step up and do the work. Williams is wondering if our existing code states that septic is regulated by Washington County. If it doesn’t we need to add that. Becker stated that it does. Williams is wondering what is meant by Village Green. The Commission thinks it might just need to be taken out of the code. The Commission is uncomfortable with the neighborhood open house meetings. Wensman will get clarification on the open house piece. They would like it to be the same for all plats. Dunn is wondering if there should be a side by side of what is required for each type of development. Kreimer is wondering if these should be limited to a minimum of 40 acres or to go below. Wensmans recollection was that the Commission wanted to keep it at a 40 acre minimum. Kreimer wants there to be an identification of primary and secondary septic site for individual septic. Kreimer thinks there should be more discussion about the buffer zones. He thinks there might be areas where exceptions could be made. Wensman stated that with the OP the City Council can make adjustments with a 4/5 vote. 6 Lake Elmo Planning Commission Minutes; 4-11-16 Kreimer would like to see the rural hamlet item struck because that is not always possible. Kreimer is wonding if the open space requirement of 60% must be in 10 acres or more in size is too restrictive? Williams thinks that sometimes to meet the requirement, they use thin long strips. Maybe the requirement needs to be reduced. Fields does not want to reduce that because you will have pockets of open space that will not feel like open space. Wensman asked if the buffer reduction should also require a 4/5 vote like the other deviations. Williams stated that it should be treated like any other deviation. The Commission agreed that it should be 4/5 vote. The Commission is wondering where in the draft it talks about the 4/5 vote. They want to be sure that it is in there. Wensman stated that this will be brought back to the Commission one more time. It will then go to City Council for input and then will come back to the Planning Commission for a public hearing. Business Item – 2016 Planning Commission Work Plan Wensman stated that he is looking for feedback if there are items that should be raised or lowered in importance. Dodson stated that there are a lot more items here than can be accomplished. He is unclear of roles and responsibilities. Williams stated that this is really a document to prioritize for the staff as they need to do the work. Williams would like to see the things that have been accomplished removed from the list. Williams would like to see the Home Occupation ordinance added and given a priority. Kreimer would like to wait to look at it until it is updated. Kreimer would like to see a red line for the things that have been accomplished. Dodson suggested that this be updated once a quarter and be brought back. Council Updates – April 5, 2016 Meeting 1. Savona 4th addition Developer Agreement – passed. 2. Easton Village Park Plan – passed. 3. Palmquist Commercial Wedding Venue IUP – Postponed. Staff Updates 1. Upcoming Meetings a. April 25, 2016 b. May 9, 2016 Commission Concerns 7 Lake Elmo Planning Commission Minutes; 4-11-16 Dunn is wondering if there are any updates on the cemetary or Tartan Park. Wensman has no updates on those items. Meeting adjourned at 9:50 pm Respectfully submitted, Joan Ziertman Planning Program Assistant PUBLIC HEARING ITEM _4a PLANNING COMMISSION DATE: APRIL 25, 2016 AGENDA ITEM: 4A__ – PUBLIC HEARING CASE #2016-10 ITEM: Noise Ordinance Discussion REQUESTED BY: Planning Department SUBMITTED BY: Emily Becker, Planner REVIEWED BY: Stephen Wensman, Planning Director Jack Griffin, City Engineer SUMMARY: At its April 11, 2016 meeting, the Planning Commission reviewed a draft noise ordinance amendment to Chapter 130: Noise Control, Section 47: Construction Equipment of the Lake Elmo Municipal Code and provided feedback to Staff. Feedback included revising the amendment to not allow Saturday construction for instances in Subsection (A) as proposed and to limit the exemption hours proposed in Subsection (C) (4) to 7 a.m. to 7 p.m. on weekdays and 9 a.m. to 5 p.m. on Saturdays. There also was concern that Subsection (C) (1) was subjective, especially the statement of “substantial economic loss,” and could hold the City liable for discrimination. Staff has contacted the City Attorney regarding the discrimination issue and has revised the ordinance amendment according to feedback. The City Attorney did believe that the statement of “substantial economic loss” should be removed. She did not see an issue exempting work on public infrastructure projects and suggested some additional language. She did approve of language allowing the City Administrator to grant certain exemptions. Staff has understood from the feedback acquired at the April 11, 2016 meeting that there is a desire by the Commission to only allow exemptions that are outlined in Subsections (C) (1-4). However, this would not allow for a special situation outside of emergencies, work on public infrastructure projects, snow removal activities, and parking lot maintenance, where the requirements of the Section may constitute an unreasonable hardship and where exempting certain activities would not adversely affect nearby properties. Because of this, Staff has provided an alternative version of the amendment that includes language that would allow, after written notice to surrounding property owners, certain exemptions as granted by the City Administrator or, if necessary, City Council after a public hearing is held. RECOMMENDATION: Staff is recommending the Planning Commission recommend approval of the amendment to Chapter 130: Noise Control, Section 47: Construction Equipment with the following recommended motion: “Move to approve an ordinance amendment to Chapter 130: Noise Control, Section 47: Construction Equipment that will extend the hours of certain construction activity to 7 p.m. from 6 p.m. on weekdays; allow the City Administrator to grant written permission for construction projects that are of urgent necessity and in the interest of public health and 2 PUBLIC HEARING ITEM __4a – ACTION ITEM safety; exempt snow removal activities, parking lot maintenance, and public infrastructure projects.” If the Planning Commission wishes to allow certain exemptions as determined by the City Administrator that will have certain location and written notice requirements, the following motion is recommended: “Move to approve an ordinance amendment to Chapter 130: Noise Control, Section 47: Construction Equipment that will extend the hours of certain construction activity to 7 p.m. from 6 p.m. on weekdays; allow the City Administrator to grant written permission for construction projects that are of urgent necessity and in the interest of public health and safety; allow the City Administrator to grant a permit after submitted application and proper written notice to surrounding property owners or public hearing if necessary; exempt snow removal activities, parking lot maintenance, and public infrastructure projects.” ATTACHMENTS: 1. Draft Ordinance 2008-__ ORDER OF BUSINESS: - Introduction ...................................................................................Planning Staff - Report by Staff ..............................................................................Planning Staff - Questions from the Commission ....................... Chair & Commission Members - Open the Public Hearing ............................................................................. Chair - Close the Public Hearing ............................................................................ Chair - Discussion by the Commission ......................... Chair & Commission Members - Action by the Commission................................ Chair & Commission Members CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-___ SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XIII: General Offenses; Chapter 130: Noise Control; Section 47: Construction Equipment to read the following: (A) Except as stated, no pile driver, jackhammer, or other construction equipment activity, including but not limited to: operation, servicing and engine start-up/warm-up of heavy construction equipment; loading or unloading of heavy equipment; and delivery of construction supplies; shall be operated allowed between the hours of 6 7:00 p.m. to 7:00 a.m. on weekdays, and during any hours on Saturdays, Sundays, and state and federal holidays. No equipment shall be operated at any time if the sound level from the operation exceeds 100 decibels measured along any property line. However, if the decibel maximum sound limit is reduced to 95 decibels effective the second anniversary of the enactment of this code, and 90 decibels effective the fourth anniversary; and the operation of the equipment conforms to the maximum allowable sound levels as stated in this section; it may be operated during the above prohibited hours and days. When any of the above named equipment is used for any purpose other than construction, the ambient noise levels apply. Unnecessary idling of internal combustion engines is prohibited. All construction equipment powered by internal combustion engines shall be properly muffled and maintained. (B) No internal combustion engine or any other power unit when operated in connection with construction or demolition equipment shall be operated at any time other than at the times as set forth in this section and any sound emitted from any engine or power unit shall not exceed 83 decibels measured along the property line. (C) If an emergency situation exists or if substantial economic loss would result to any person unless allowed additional hours of equipment operation, a special permit may be granted for extended hours of operation of the construction equipment and internal combustion engine or power unit as follows. Exemption. The following activities are specifically exempted from the prohibitions under this section. (1) In the event of an emergency situation, a permit Activities granted an exemption by written permission of the City Administrator for which the City Administrator finds that the activity is of urgent necessity and in the interest of public health and safety. The exemption may be granted for the operation during any hour of any day for a period not to exceed 3 days or less while the emergency continues. This permit written permission may be renewed for periods of 3 days or less while the emergency continues. (2) In the event of a determination of substantial economic loss to a person, a special permit may be granted for the operation throughout the hours of 7:00 a.m. to 9:30 p.m. on weekdays and throughout the hours of 1:00 p.m. to 5:00 p.m. on Saturdays, Sundays, and state and federal holidays upon the condition that while any construction equipment, internal combustion engine, or power unit is in operation, its location shall not be less than 600 feet in any direction from any dwellings, except that if while any construction equipment, internal combustion, or power unit is in operation, its location shall be no less than 1,200 feet in any direction from any dwelling, a permit may be granted for operation during any hour of any day. (2) Snow removal activities. (3) Parking lot maintenance or sweeping activity shall adhere to restrictions set forth in the table of 130.46 (A). (4) Work on public infrastructure projects including but not limited to clearing, grubbing, grading, streets, sidewalks, trails, bridges, water systems, storm and sanitary sewer systems, storm water management may be performed between the hours of 7:00 a.m. to 7:00 pm on weekdays, and 9:00 a.m. to 5:00 p.m. Saturdays. Such work may be carried out by federal, state, county, or city authorities, or their contractors or sub-contractors. SECTION 2. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 3. Adoption Date. This Ordinance 08-__ was adopted on this ___ day of ________________, 2016, by a vote of 3 Ayes and 2 Nays. LAKE ELMO CITY COUNCIL _______________________________ Mike Pearson, Mayor ATTEST: ___________________________ Julie Johnson, City Clerk This Ordinance 08-__ was published on the ____ day of ___________________, 2016. Alternative Version CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-___ SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XIII: General Offenses; Chapter 130: Noise Control; Section 47: Construction Equipment to read the following: (A) Except as stated, no pile driver, jackhammer, or other construction equipment activity including but not limited to: operation, servicing and engine start-up/warm-up of heavy construction equipment; loading or unloading of heavy equipment; shall be operated allowed between the hours of 6 7:00 p.m. to 7:00 a.m. on weekdays, and during any hours on Saturdays, Sundays, and state and federal holidays. No equipment shall be operated at any time if the sound level from the operation exceeds 100 decibels measured along any property line. However, if the decibel maximum sound limit is reduced to 95 decibels effective the second anniversary of the enactment of this code, and 90 decibels effective the fourth anniversary; and the operation of the equipment conforms to the maximum allowable sound levels as stated in this section; it may be operated during the above prohibited hours and days. When any of the above named equipment is used for any purpose other than construction, the ambient noise levels apply. Unnecessary idling of internal combustion engines is prohibited. All construction equipment powered by internal combustion engines shall be properly muffled and maintained. (B) No internal combustion engine or any other power unit when operated in connection with construction or demolition equipment shall be operated at any time other than at the times as set forth in this section and any sound emitted from any engine or power unit shall not exceed 83 decibels measured along the property line. (C) If an emergency situation exists or if substantial economic loss would result to any person unless allowed additional hours of equipment operation, a special permit may be granted for extended hours of operation of the construction equipment and internal combustion engine or power unit as follows. Exemption. The following activities are specifically exempted from the prohibitions under this section. (1) In the event of an emergency situation, a permit Activities granted an exemption by written permission of the City Administrator for which the City Administrator finds that the activity is of urgent necessity and in the interest of public health and safety. The exemption may be granted for the operation during any hour of any day for a period not to exceed 3 days or less while the emergency continues. This permit written permission may be renewed for periods of 3 days or less while the emergency continues. (2) In the event of a determination of substantial economic loss to a person, a special permit may be granted for the operation The City Administrator may grant special a special permit allowing construction throughout the hours of 7:00 a.m. to 9:30 p.m. on weekdays and throughout the hours of 1:00 p.m. to 5:00 p.m. on Saturdays, Sundays, and state and federal holidays upon the condition that while any construction equipment, internal combustion engine, or power unit is in operation, its location shall not be less than 600 feet in any direction from any dwellings. Any person seeking such permission shall file an application with the City that states the proposed dates during which construction will be allowed at such hours, the location of the noise source, reason for requested exception, and steps that will be taken to minimize the noise level. The City shall give ten (10) days mailed notice to property owners within 1000 feet of the noise source. Any person claiming to be adversely affected by the exemption may file a statement with the City within ten (10) days of the date the notice is postmarked. Such fees for this permit shall be set by Council. If the City Administrator finds that sufficient controversy exists regarding the proposed variance, or if the Alternative Version applicant would like to appeal the denial of such a permit, the City Administrator may hold a public hearing on the proposal at which all persons affected shall be given the opportunity to be heard. The City Administrator shall also hold such a hearing upon request of the applicant or any person claiming to be adversely affected by the variance applied for. Within thirty (30) days of receipt of the application, the City Council shall approve or deny the application. It may be approved only if the City Council finds that full compliance with the requirements of this Chapter would constitute an unreasonable hardship on the applicant, on other persons or on the community. In determining whether to grant or deny the application, the City Council shall balance the hardship to the applicant against the adverse impact on the health, safety and welfare of the persons affected, the adverse impact on property affected and any other adverse effects of granting the variance. The exemption may be granted subject to conditions, including a time limit, which shall be clearly stated. except that if while any construction equipment, internal combustion, or power unit is in operation, its location shall be no less than 1,200 feet in any direction from any dwelling, a permit may be granted for operation during any hour of any day. (3) Snow removal activities. (4) Parking lot maintenance or sweeping activity shall adhere to restrictions set forth in the table of 130.46 (A). (5) Work on public infrastructure projects that is being performed to preserve the public health, safety or welfare including but not limited to clearing, grubbing, grading, streets, sidewalks, trails, bridges, water systems, storm and sanitary sewer systems, storm water management may be performed between the hours of 7:00 a.m. to 7:00 pm on weekdays, and 9:00 a.m. to 5:00 p.m. Saturdays. Such work may be carried out by federal, state, county, or city authorities, or their contractors or sub-contractors. SECTION 2. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 3. Adoption Date. This Ordinance 08-__ was adopted on this __ day of ________, 2016, 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 ___________________, 2016. BUSINESS ITEM 5a – ACTION ITEM PLANNING COMMISSION DATE: APRIL 25, 2016 AGENDA ITEM: 5A– BUSINESS ITEM CASE # 2016-07 ITEM: Boulder Ponds 2nd Addition – Final Plat, Final PUD Plan SUBMITTED BY: Stephen Wensman, Planning Director REVIEWED BY: Emily Becker, City Planner Jack Griffin, City Engineer South Washington Watershed District Greg Malmquist, Fire Chief SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider an application for a Final Plat, Final PUD Plan submitted by OP4 Boulder Ponds, LLC. The Final Plat application represents the second phase of the Boulder Ponds residential development and includes 18 single family residential lots. The proposed project is located north of Hudson Blvd. N., east of the Eagle Point Business Park and south of the Stonegate subdivision. Staff is recommending approval of the of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan subject to compliance with 8 conditions as noted in this report. GENERAL INFORMATION Applicant: OP4 Boulder Ponds, LLC (Deb Ridgeway), 11455 Viking Drive, Suite 350, Eden Prairie, MN 55344. Property Owners: OP4 Boulder Ponds, LLC (Deb Ridgeway), 11455 Viking Drive, Suite 350, Eden Prairie, MN 55344 and Bremer Bank (Kathleen Tucci) 8555 Eagle Point Blvd., PO Box 1000, Lake Elmo. Location: Outlot H, Boulder Ponds, PID # 34.029.21.32.0035 Request: Application for Final Plat and Final Planned Unit Development (PUD) Plan for the 2nd phase of the Boulder Ponds planned development which includes 18 single family lots. Existing Land Use and Zoning: LDR (PUD) - Urban Low Density Residential Planned Unit Development. Surrounding Land Use and Zoning: North –Stonegate Residential Estates (RE) subdivision; west – Eagle Point Business Park (Bremer Bank, Eagle Point Town Office Condos, High Pointe Medical Campus, vacant land) (BP); east – Lennar Savona Urban Low Density Residential (LDR) subdivision; south – vacant land guided for Commercial and Interstate Highway 94. 2 BUSINESS ITEM 5a – ACTION ITEM Comprehensive Plan: Urban Medium Density Residential (4.5-7.0 units per acre), History: Boulder Ponds General Concept Plan approved by the City on 12/17/13 (Resolution #2013-109). Boulder Ponds Preliminary Plat and Preliminary PUD Plan approved by the City on 9/16/14 (Resolution #2014-73). The first phase Boulder Ponds Final Plat and Final PUD was approved on April 21, 2015 Deadline for Action: Application Complete – 3/21/16 60 Day Deadline –5/20/16 Extension Letter Mailed – N/A 120 Day Deadline – N/A Applicable Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) Article 16 – Planned Unit Development Regulations §150.270 Storm Water, Erosion, and Sediment REQUEST DETAILS The City of Lake Elmo has received a request from OP4 Boulder Ponds, LLC for a Final Plat and Final PUD Plan to subdivide Oulot H, Boulder Ponds, 5.07 acres, into 18 single family (detached Villa) lots on a cul-de-sac as guided by the approved Preliminary PUD Plan. The applicant has submitted detailed construction plans for related to sanitary sewer, water main, storm sewer, grading, drainage, landscaping, and other details that have been reviewed by the City Engineer, Fire Chief and Landscape Consultant. The City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. Please note that the City’s approval of the Boulder Ponds Preliminary Plat included 13 conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City on September 16, 2014. Please note that the final plat and construction plans indicate the new street will have the name, Jade Way North, which is consistent with the preliminary plat. The City Engineer has reviewed the final plat, and his comments are attached to this report. Although there are some additional revisions and additions necessary for the Final Plat and final construction plans that need to be addressed by the applicant, the revisions can be made before the City releases the final plat for recording. Staff is recommending that all revisions and modifications noted within the City Engineer’s review memorandum date April 21, 2016 be completed prior to the release of Final Plat for recording as a condition of approval. FINAL PLAT REVIEW AND ANALYSIS The preliminary plat for Boulder Ponds was approved with several conditions, which are indicated below along with Staff’s comments on the status of each. For those items and issues that are not directly addressed below, Staff has provided additional comments following 13 preliminary plat 3 BUSINESS ITEM 5a – ACTION ITEM conditions list. Staff is recommending approval of the final plat, but with additional conditions intended to address the outstanding issues that will require additional review and/or documentation. Please also note that the applicant has also provided a response to the preliminary plat conditions as part of the project narrative (Attachment #2). Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics): 1) 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. Comments: The site was mass graded in phase 1. 2) The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of 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 in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. Comments: The park land dedication of 1.77 acres which will be comprised of that the portion of the northern greenbelt park not within the Xcel Energy easement will be dedicated in the third phase of the development. The remaining park dedication equivalent to the fair market value of 2.57 acres of land was paid with the first phase of the development. 3) The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. Comments: The permit was received with the first phase of the development. 4) The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Comments: The streets in the entire development were named and the names were approved by the Fire Chief. 5) The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. Comments: These were completed for the 1st phase. 6) In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of- way. Comments: This was complied with in the first phase and will be again in the second phase. 7) The landscape plan shall be updated to locate all boulevard trees in between the public street and sidewalk to not interfere with private utilities. Comments: The landscaping plans for all phases have been accepted per Stephen Mastey’s review memo 4/20/16 with the exception of the irrigation plans. Irrigation plans are close to being approved. 4 BUSINESS ITEM 5a – ACTION ITEM 8) All islands and medians internal to the Boulder Ponds development shall be platted as part of the right-of-way and shall be maintained by the Home Owners Association. 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. Comments: The islands and median except those in 5th Street are the responsibility of the HOA into perpetuity. The developer has an approved management plan, but has not entered into a landscape license agreement. 9) The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. Comments: This condition will be address in the third phase of the development. 10) The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. Comments: This has been completed. 11) Prior to recording the Final Plat for any portion of the area shown in the Preliminary 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. Comments: Complete 12) The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. Comments: Completed Staff is recommending that the conditions noted above that pertain to the 1st Addition Final Plat and that have not yet been addressed by the applicant should be again conditioned with this approval. The City Engineer’s review letter identifies several issues that need to be addressed by the developer in order for the City to approve the final plans. However, the majority of these concerns are related to the construction plans and should have little bearing on the final plat. The City Landscape Architect has reviewed and approved the Landscape Plans, the Landscape Management Plan, however the irrigation plans have not yet been approved, and are about half way complete. The Fire Chief has reviewed the Final Plat and has identified no issues. Staff is recommending that City Officials not sign the final plat mylars until the City’s construction plan review is finalized and all necessary easements are documented on the Final Plat. Based on the above Staff report and analysis, Staff is recommending approval of the Final Plat with several conditions intended to address the outstanding issues noted above and to further clarify the City’s expectations in order for the developer to proceed with the recording of the Final Plat. The recommended conditions are as follows: Recommended Conditions of Approval: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in a memo dated April 21, 2016 shall be incorporated into these documents before prior to signing the Plat for recording. 5 BUSINESS ITEM 5a – ACTION ITEM 2) Prior to the release of Final Plat for recording, the developer shall provide evidence in a form satisfactory to the City Attorney that warrants it has fee interest in area included in the Boulder Ponds Final Plat. 3) Prior to the release of the Final Plat for recording, 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. 4) The Final Irrigation Plan shall be submitted for review and approval by the City Landscape Architect Consultant prior to the release of building permits. 5) The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 6) The applicant must provide written authorization to perform any work in the BP Pipeline easement areas prior to the release of the Final Plat for recording. 7) The applicant shall provide a complete development lot book for all lots in Phase 2 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 8) That a Landscape and Irrigation License Agreement be executed for the maintenance of commonly held CIC and City outlots and rights-of-ways prior release of the final plat for recording. DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Boulder Ponds 2ND Addition Final Plat and Final PUD Plan: 1) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3) That the Boulder Ponds 2nd Addition Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans. 4) That the Boulder Ponds 2nd Addition Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, except as noted in this report or attachment thereof. 5) That the Boulder Ponds 2nd Addition Final Plat complies with the City’s subdivision ordinance. 6 BUSINESS ITEM 5a – ACTION ITEM 6) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7) That the Boulder Ponds 2nd Addition Final Plat is consistent with the City’s engineering standards with the exceptions noted by the City Engineer in his review comments to the City dated April 21, 2016. RECCOMENDATION: Staff is recommending approval of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan with the 8 conditions of approval as listed in the Staff report. The suggested motion is the following: “Move to recommend approval of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan with the 8 conditions of approval as drafted by Staff based on the findings of fact listed in the Staff Report.” ATTACHMENTS: Application Forms and Project Narrative Final Plat City Engineer Review Memorandum, dated 4/21/16 Fire Chief Review Memorandum, dated 3/24/16 Landscape Consultant Review Memorandum, dated 4/20/16 (Final Construction Plans are available upon request) ORDER OF BUSINESS: - Introduction ........................................................................................ Planning Staff - Report by Staff ................................................................................... Planning Staff - Questions from the Commission ............................ Chair & Commission Members - Open the Public Hearing .................................................................................. Chair - Close the Public Hearing .................................................................................. Chair - Discussion by the Commission .............................. Chair & Commission Members - Action by the Commission ..................................... Chair & Commission Members Boulder Ponds 2nd Addition Final Plat Application 1 Boulder Ponds 2nd Addition Final Plat Narrative/Written Statement Consisting of nearly 60 acres, Boulder Ponds offers a uniquely planned mixed-use neighborhood. The variety of land uses provides a seamless transition to the existing surrounding areas. From the south, the commercial parcels complement the existing commercial uses. Moving north, the medium density residential serves to buffer the commercial from the lower density single family homes. 5th Street further provides the separation between the commercial and residential uses. The design concept and goals for Boulder Ponds has generally remained consistent throughout the approval process. As opposed to the more standard grid approach, the curvilinear nature of the streets is designed around the existing topography of the site, which offers premium lots with maximum open space. Further, the design works to limit double fronted lots. The oversized cul-de-sacs, meandering sidewalks and varying setbacks not only enhance site lines, but also create a quality neighborhood with aesthetically pleasing characteristics. The detached single family lots consist of two types of housing; traditional single family homes and detached Villa homes. The single family homes are geared toward families typically with children with pricing starting around $390,000. The detached Villa product will include association maintained grounds which is largely geared toward empty nesters. Pricing for these start around $360,000. Please refer to attached Typical Elevation and Floor Plans for further details on product type. Boulder Ponds will have its own neighborhood theming evident in the signage, landscaping and site furnishings. Neighborhood signage will include monuments clad in natural stone at the main entry points as shown in the landscape plan set. Community gathering spaces will be located in key areas of Boulder Ponds including a larger centrally located gathering space along Jade Trail which will include a shelter, grill and seating. Another area will be in the southerly cul-de-sac to include a smaller scale shelter and seating. Consistent theming in all these elements creates a neighborhood with a stronger sense of identity. The homeowners associations will be responsible for the ownership and maintenance these special features. Boulder Ponds 2nd Addition Final Plat Application 2 INCLUDED ATTACHMENTS: Attachment A – Lot Tabulation, Zoning & Density Attachment B – Tree Study Plan Attachment C – Typical Villa House Plans Boulder Ponds 2nd Addition Final Plat Application 3 Written Statements a. Landowner’s Name(s), Project Representatives and Contact Information. LANDOWNER/ OP4 Boulder Ponds, LLC DEVELOPER c/o The Excelsior Group, LLC 1660 Highway 100 South, Suite 400 St. Louis Park, MN 55416 Ben Schmidt, Vice President 952.525.3225 Ben.Schmidt@ExcelsiorLLC.com Deb Ridgeway, Asset Manager 952.525.3223 Deb.Ridgeway@ExelsiorLLC.com ENGINEER SEH Dave Blommel 320.229.4349 dblommel@sehinc.com SURVEYOR EG Rud Jason Rud 651.361.8200 jrud@egrud.com LANDSCAPE Westwood Professional Services ARCHITECT Cory Meyer 952.906.7437 cory.meyer@westwoodps.com b. Property Address, Zoning, Parcel Size, PID and Legal Description Boulder Ponds 2nd Addition ADDRESS n/a CURRENT ZONING LDR - PUD PARCEL SIZE Acres 5.07 Sq. Ft 22,0795 PID 34-029-21-32-0035 LEGAL DESCR Outlot H, BOULDER PONDS Boulder Ponds 2nd Addition Final Plat Application 4 c. Final Subdivision & Lot Information Please refer to ATTACHMENT A Lot tabulation sheet for lot information. d. How issues have been addressed since Preliminary Plat Below are the conditions of preliminary approval per Resolution 2014-73 with responses: CONDITION RESPONSE/STATUS 1 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. COMPLETE 2 The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of 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 in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. The greenway park lot will be dedicated with the third phase of development along with trail improvements. 3 The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. PERMIT RECEIVED 4 The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Modifications to the Preliminary Plat and Preliminary PUD Plans COMPLETE 5 The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. COMPLETE for 1st phase 6 In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of- way. Where sidewalks encroach onto lots, easements are shown on the Final Plat. 7 The landscape plan shall be updated to locate all boulevard COMPLETE Boulder Ponds 2nd Addition Final Plat Application 5 CONDITION RESPONSE/STATUS trees in between the public street and sidewalk to not interfere with private utilities. 8 All islands and medians internal to the Boulder Ponds development shall be platted as part of the right-of-way and shall be maintained by the Home Owners Association. 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. HOA documents specify that public islands and medians (except 5th Street) are the responsibility of the HOA. 9 The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. COMPLETE 10 The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. COMPLETE Plat Restrictions 11 Prior to recording the Final Plat for any portion of the area shown in the Preliminary 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. COMPLETE for the 1st phase. 12 The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. COMPLETE for the 1st phase and will be done for the 2nd Addition, as well. e. Site Density Calculation The Lot Tabulation submitted with the 1st phase approvals showed density information for the entire site. In summary: The overall gross site density (for all phases of development) is calculated at 2.74 dwelling units per acre (DUA). Net of commercial, ponding and right-of way, the total site density is calculated at 5.18 DUA. f. Phasing of Infrastructure and Other Improvements Grading. Grading for the entire site was completed in 2015. Streets & Utilities. Utility and street construction is complete for the 1st phase, with the exception of the final lift of asphalt. The 2nd Addition includes improvements for Boulder Ponds 2nd Addition Final Plat Application 6 18 Villa lots. It is anticipated that the 1st lift of asphalt will be complete mid-summer 2016. Site Amenities. The main monument on 5th Street and Jade Trail is complete. The planned monument at the Hudson & Jade Trail entrance along with site furnishings and remaining landscaping for the 1st phase will be complete spring 2016. The 2nd Addition landscaping will be complete August 2016. Model Homes. All the single family and Villa style lots are under contract with one builder. Model homes for each of these product styles are complete and currently used to market the site. Future Phases. The last phase of the development including the completion of 5th Street will occur dependent on sales. This will likely occur in 2017. g. How Concerns of Neighboring Properties Have Been Addressed The only concern raised was at the 2014 public hearing by a Stone Gate Estates neighbor. It was requested that the trail be located as far south as possible. With some grade adjustments, this has been achieved. h. How Conflicts with Nearby Land Uses and/or Disturbances to Wetlands or Natural Areas Have Been Mitigated Northerly Buffer. The future trail between Stone Gate Estates to the north softens the impact of the lot sizes between the two neighborhoods. Transition. The future senior housing (MDR) provides a transition between the commercial and residential (LDR) uses. 5th Street. 5th Street provides a separation of the residential neighborhood from the surrounding commercial uses. Supplemental Uses. The Boulder Ponds commercial area compliments the other commercial uses along Hudson Blvd. Preservation. The existing wetland is being preserved. i. Justification that Proposal will Not Place Excessive Burden on Infrastructure in the Area. Roads / Traffic. We are participating in the construction of 5th Street, a regional MSA road that runs east/west. The City of Lake Elmo has studied the area and determined the new MSA road will be sufficient to serve the new developments in the area. In addition to participation with the construction of 5th Street, we are proposing the construction of a north/south road (Jade Trail) connecting Hudson Boulder Ponds 2nd Addition Final Plat Application 7 Blvd to 5th Street. Future turn lanes are shown on Hudson Blvd, which are planned for installation when Hudson Blvd is expanded. Sewer. The site has gravity sewer access along Hudson Blvd that is served by the regional sewer system. This additional capacity has been accounted for in the City of Lake Elmo's Comprehensive Plan. Water Supply. Water will be served by Oakdale’s water supply until such time the City of Lake Elmo can run its own trunk lines to the wider regional development area. Staff has indicated there is sufficient water to serve the development. Parks. A 3.85 acre linear park in the 2nd phase of development will connect to the regional system. Staff has indicated that the trail construction or other related improvement costs may be used as an offset to park dedication fees. It is understood that the City is not requiring additional parkland. Fire / Police. The streets were designed to accommodate a ladder fire truck. Boulder Ponds is primarily residential, which tends to have less calls per capita than other property types. j. Proposed Lakeshore Access N/A k. Parks and Open Space Description The linear park located along the northerly property line will be dedicated and improved with a trail and landscaping with the 3rd phase of development. l. Development Schedule • Grading - COMPLETE • 1st Phase Utility Installation - COMPLETE • 1st phase street & sidewalk construction (1st lift) - COMPLETE • 1st Phase landscape and monument installation – SPRING 2016 • 2nd lift asphalt on 1st phase streets – FALL 2016 • 2nd Addition Improvements (Street & Utilities) – JULY 2016 • 3rd Addition Improvements – 2017 (sales dependent) Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT A Lot Tabulation BOULDER PONDS 2ND ADDITION, Lake Elmo Final Plat Lot Tabulation 2/19/2016 LOT BLK SQ FT ACRE LOT TYPE PROPOSED ZONING LOTS 1 1 9,057 0.21 Villa LDR 2 1 8,001 0.18 Villa LDR 3 1 8,012 0.18 Villa LDR 4 1 9,582 0.22 Villa LDR 5 1 9,959 0.23 Villa LDR 6 1 8,783 0.20 Villa LDR 7 1 8,455 0.19 Villa LDR 8 1 9,080 0.21 Villa LDR 9 1 12,793 0.29 Villa LDR 10 1 21,111 0.48 Villa LDR 11 1 10,190 0.23 Villa LDR 12 1 9,331 0.21 Villa LDR 13 1 8,270 0.19 Villa LDR 14 1 8,973 0.21 Villa LDR 15 1 8,645 0.20 Villa LDR 16 1 10,929 0.25 Villa LDR 17 1 10,342 0.24 Villa LDR 18 1 9,546 0.22 Villa LDR RIGHT OF WAY 39,735 0.91 Right of Way 5.07 TOTAL SITE ACREAGE Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT B Tree Study Plan All trees have been cleared from the site, most of which were around the former homestead. A summary of the significant trees surveyed in May 2014 was included with the 1st Phase application. Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT C Typical Villa Elevations and Floor Plans LEXINGTON 2-4 Bedrooms | 3 Baths | 2-Car Garage | 1,936-3,426 sf VILLA FLOOR PLANS 707 Commerce Dr | Suite 410 | Woodbury, MN 55125 | 651-289-6800 | CREATIVEHCI.COM All prices, promotions, features, options, amenities, floor plans, elevations, materials and dimensions are subject to change without notice, All information is deemed reliable but not guaranteed. Please ask the new home specialist for more information. ©2015 Creative Homes, Inc. MN Builder License #BC667667. WI Builder License #1248864. Future Basement 1,020 -1,463 sfMain Level: 1,963 sf WESTON 2-4 Bedrooms | 2-3 Baths | 2-Car Garage | 1,791-3,582 sf VILLA FL OOR P LANS 707 C ommerce Dr | Suite 410 | Woodbury, M N 55125 | 651-289-6800 | CREATIVEHCI.COM All prices, promotions, features, options, amenities, floor plans, elevations, materials and dimensions are subject to change without notice, All information is deemed reliable but not guaranteed. Please ask the new home specialist for more information. ©2015 Creative Homes, Inc. MN Builder License #BC667667. WI Builder License #1248864. Future Basement 1,326 -1,791 sfMain Level: 1,791 sf BOULDER PONDS 2ND ADDITION, Lake Elmo Final Plat Lot Tabulation 2/19/2016 LOT BLK SQ FT ACRE LOT TYPE PROPOSE D ZONING NOTES LOTS 1 1 9,057 0.21 Villa LDR 2 1 8,001 0.18 Villa LDR 3 1 8,012 0.18 Villa LDR 4 1 9,582 0.22 Villa LDR 5 1 9,959 0.23 Villa LDR 6 1 8,783 0.20 Villa LDR 7 1 8,455 0.19 Villa LDR 8 1 9,080 0.21 Villa LDR 9 1 12,793 0.29 Villa LDR 10 1 21,111 0.48 Villa LDR 11 1 10,190 0.23 Villa LDR 12 1 9,331 0.21 Villa LDR 13 1 8,270 0.19 Villa LDR 14 1 8,973 0.21 Villa LDR 15 1 8,645 0.20 Villa LDR 16 1 10,929 0.25 Villa LDR 17 1 10,342 0.24 Villa LDR 18 1 9,546 0.22 Villa LDR RIGHT OF WAY 39,735 0.91 Right of Way 5.07 TOTAL SITE ACREAGE PAGE 1 of 2 MEMORANDUM Date: April 21, 2016 To: Stephen Wensman, City Planner Re: Boulder Ponds 2nd Addition – Final Plat Cc: Ryan Stempski, P.E., Assistant City Engineer Engineering Review Comments From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Boulder Ponds 2nd Addition. Final Plat/Final Construction Plans were received on March 17, 2016. The submittal consisted of the following documentation: Boulder Ponds 2nd Addition Final Plat, dated March 2, 2016, prepared by E.G. Rud & Sons, Inc. Boulder Ponds 2nd Addition Construction Plans dated March 16, 2016, prepared by SEH, Inc. Boulder Ponds Landscape Plans, dated March 17, 2016, prepared by Westwood Professional Services. STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat approval, and one to assist with the completion of the final Construction Plans. Please see the following review comments relating to the Final Plat application. FINAL PLAT: BOULDER PONDS 2ND ADDITION Final Construction Plans and Specifications must be revised in accordance with the Construction Plan engineering review email dated April 2, 2016 and any subsequent engineering review completed upon receipt of updated construction plans. Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design Standards Manual using City details, plan notes and specifications and meeting City Engineering Design Guidelines. All easements as requested by the City Engineer and Public Works department shall be documented on the Final Plat prior to the release of the Final Plat for recording. Easements may need to be revised pending review by the City of a detailed right‐of‐way boulevard plan. Boulder Ponds 2nd Addition includes meandering sidewalks which, when implemented, does not comply with the City standard boulevard layout. Therefore an alternate boulevard layout plan must detail the proposed changes for City review and approval and easements must be amended as necessary to accommodate all right‐of‐way infrastructure, including sidewalk location, boulevard trees, hydrants, street lights, street signs, water and sewer service stubs, and location for the private utility trench. All Outlots to be owned by the City, all easements and all right‐of‐way as requested by the City Engineer and Public Works department shall be documented on the Final Construction Plans. Final Plat should be contingent upon the City receiving copies of fully executed temporary construction easements or property owner permissions in a form acceptable to the City Attorney that allows for the construction and grading activities for all work off‐site from the proposed Plat limits. 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 2 Final Plat should be contingent upon receipt and City Attorney review of any agreements between the Developer and the BP Pipeline easement area and the Xcel Energy Transmission Easement area, demonstrating that said agreements in no way unacceptably encumbers the City. FINAL CONSTRUCTION PLANS & SPECIFICATIONS No construction for Boulder Ponds 2nd Addition may begin until the applicant has received City Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering department. The construction plans, landscape plans and grading plans must incorporate a complete project, including completion, as part of the Boulder Ponds 2nd Addition, of the infiltration basins and wetland areas within Outlots G and I, including the installation of draintiles and any soil corrections. The plans must also incorporate an erosion and sedimentation control plan specific to the work to be completed for the Boulder Ponds 2nd Addition. Landscape Plans must be prepared to identify the specific improvements to be completed with the Boulder Ponds 2nd Addition including plantings and restoration within Outlots G and I. The Final Plat shall not be recorded until final construction plan approval is granted. A separate memorandum has been provided, dated April 2, 2016 to direct additional plan corrections necessary for final construction plan approval. 2350 BAYLESS PLACE • ST. PAUL, MN • 55114 PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM BOULDER PONDS PHASE 1, 2 & 5TH STREET – DESIGN REVIEW LAKE ELMO, MN LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED APRIL 20TH, 2016 REVIEWED PLAN SET DATED MARCH 17TH, 2016 Landscape Plans are Approved (with condition below - Item #1) Required Items still in process by Boulder Ponds Project Team 1. Landscape irrigation plans dated 04 15 2016 have been submitted by Northway Irrigation on behalf of your project team with City review in process for all commonly held HOA & City Outlots / R.O.W. areas. SINCERELY, LANDSCAPE ARCHITECTURE, INC. STEPHEN MASTEY, ASLA, CLARB, LEED AP 1 2016 Planning Department Work Plan Prepared by the Lake Elmo Planning Commission: ______ Accepted by the City Council Key Status C – Complete IP – In Progress P - Proposed Completion Goal (CG) A – 0 to 3 months B – 3 to 6 months C – 6 to 9 months D – 9 to 12 months PL Priority Level (1-5 with 1 being the highest priority) Project and Description CG PL Status ZONING INITIATIVES Zoning Map Updates Update Zoning Map to change Village parcels to VMX consistent with the Comprehensive Plan B 2 General map updates and corrections C 3 C Implement zoning map changes for specific developments in the Village and I-94 Corridor. B 2 Zoning Text Amendments (Zoning Code Update) Codify City Ordinances General performance standards B 1 Specific development standards C 4 Public Facilities ordinance amendments B 1 Tree Preservation Ordinance perfecting amendments C 3 Amend LDR setbacks P Home Occupation Ordinance B 1 P Landscaping Ordinance (suggested by Mastey) P Outdoor Lighting Ordinance Revisions D 3 Outdoor Wood Burning Furnaces D 5 Revise contractor work hours ordinance C 3 IP Shoreland Ordinance Update IP Update wireless communications ordinance for Microcell technology Hunting Ordinance Update – by City Attorney IP Platting for minor subdivisions 2 Form-based Code for VMX Prepare a scope of work to be accomplished including the need for outside assistance A 1 Draft a form-based code to supplement the Village Mixed-Use zoning district based on the scope of work C 2 Incorporate design standards from the Design Standards Manual as part of a form-based code C 2 Airport Zoning Resolve zoning conflicts with the Metropolitan Airports Commission, Met Council, MnDOT, and Washington County D 1 IP Implement City airport zoning regulations for the airport safety zones within the Village Planning Area D 2 Shoreland Ordinance Update Prepare request for flexibility through DNR A 1 Obtain DNR approval of revised Shoreland Ordinance IP Adopt final version of Shoreland Ordinance based on DNR approval B 1 IP Subdivision Ordinance Prepare update to incorporate updated engineering standards and to revise submission requirements D 4 Review ordinance for consistency with ongoing zoning amendments B 2 Permit Software Implementation Implement Code Enforcement Module for Permit Works A 2 Add Planning Module from PermitWorks to track planning and zoning applications B 1 Development Reviews Savona 3rd Addition Final Plat B 2 C Boulder Ponds Final Plat – 1st Phase A 2 C InWood PUD (1st Phase) Final Plat A 2 C Legends of Lake Elmo – Concept Plan B 2 C Hunter’s Crossing 2nd Addition Final Plat A 2 Detriech/Reider Property Sketch Plan and Preliminary Plat B 2 C Detriech/Reider Property Final Plat Easton Village Final Plat A 2 C Wildflower at Lake Elmo Preliminary and Final Plat B 2 C Village Preserve 2nd Addition Final Plat A 2 C Village Park Preserve Final Plat A 2 ISD 916 Final Development Plans C 2 C I-94 Commercial development C 2 3 PLANNING INITIATIVES Village Area Planning Complete functional master plan for the downtown based on economic metrics, infrastructure needs, and practical, taxpayer-driven input A 1 IP Participate in Lake Elmo Avenue/TH17 reconstruction planning project A 1 Participate in Lake Elmo Avenue/Village Storm Water study with Washington County A 2 C Submit application for new Village Parkway railroad crossing B 2 IP Village AUAR Update IP I-94/10th Street Corridor Planning Develop a transit oriented development plan for Hudson Boulevard to accommodate the Gateway Corridor Bus Rapid Transit system. D 1 General Comprehensive Planning Develop RFP for Comprehensive Planning Services Amend Rural Single Family Land Use Definition to include sewer development as approved by the City Council. Prepare rural development area study to consider future development options for rural areas B 2 IP Review Waste Water chapter of Comprehensive Plan in conjunction with rural areas review D 3 Review 2015 Met Council Systems Statement A 1 C Reduce the population expectations to 18,000 by 2040 by careful negotiations with the Met Council prior to the adoption of the 2015 System Statements including the possibility of reducing density expectations in sewer served areas and re- designating high density areas in the SE to commercial A 1 C Review individual projects for compliance with the Comprehensive Plan C 3 IP Park Planning Staff Parks Commission Meetings IP Assist with the creation of a master plan for selected City parks, provide assistance to Parks Commission as needed D 3 Review park plans for individual developments with the Park Commission D 2 IP Work with the Park Commission to update the Park Plan in City’s Comprehensive Plan C 3 Review and update the Trail Plan in City’s Comprehensive Plan D 4 Capital Improvement Plan 4 Planning Commission review of 2015-2019 Capital Improvement Plan for consistency with the Comprehensive Plan D 2 General Planning Studies Land Use Plan for the Washington County Landfill Water Plan Update Conduct review of 201 (community) septic system policies and management practices. Develop system for proper oversight, billing, and maintenance of community systems. D 3 IP Develop list of contacts and resources for private community septic systems C 3 Economic Development Support Provide support and assistance to City Administrator and Economic Development Authority (EDA) as needed for economic development activities D 3 Maintain list of business in Lake Elmo on City web site D 5 ADMINISTRATIVE INITIATIVES File Organization Archive older zoning files B 2 IP Scan zoning files in to Laserfische system C 4 IP Scan address files into the City Laserfische system D 3 Track planning and other review time against development escrow accounts A 1 IP Public Infrastructure Review Successfully manage development infrastructure construction to City specifications C 1 IP Building Division Hire building inspector as demand for service and inspection revenue increases A 2 Develop disaster preparedness manual for Lake Elmo D 3 Gateway Corridor Commission Act as City representative for Technical Advisory Commission Provide support for station area planning process A B 3 2 Permit Tracking Software Complete move of planning file system to PermitWorks software B 3 IP Code Enforcement Provide support code enforcement program with the Building Inspector as the City’s code enforcement officer B 3 IP Engineering Projects Provide planning assistance as needed for regional trunk sewer project A 2 IP Policy and Procedures Review 5 Develop application intake and completeness worksheet A 2 IP Streamline & Improve Policies/Procedures for the handling of routine land matters including but not limited to variances, site plan review, setbacks et al; A 1 TRANSPORTATION PLANNING PROJECTS Participate in Lake Elmo Avenue (CSAH 17) study with Washington County. C 2 IP Provide support to City Engineer on TH36 intersection and access management study D 4 IP Participate in Manning Avenue (CSAH 15) study with Washington County. B 2 IP Final plat submission shall include: - Subdivision name - Legal description and location of monuments and streets - Easement locations and information Continue on next page PC issues certificate of approval CC approves or denies Final Plat within 60 days of filing Mayor and Administrator execute endorsement upon approval of development agreements or bond by City Attorney Lot to be recorded with County Recorder within 120 days after approval