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Home My WebLink About12-12-16 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 December 12, 2016 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes a. November 28, 2016 4. Public Hearings a. ZONING MAP AMENDMENT: The Planning Commission is asked to hold a Public Hearing for a request for a zoning Map Amendment to rezone the area known as Diedrich Property Preliminary Plat, PID #36.029.21.32.0034 from Urban Limited Density Residential to Urban Medium Density Residential and PID #36.029.21.32.0002 from Rural Development Transitional to Urban Medium Density Residential. 5. Business Items a. HAMMES II – FINAL PLAT: The Planning Commission is being asked to consider a Final Plat request from Rachael Development for the second phase of the Hammes Estates 2nd addition. The plat will include 37 single family lots, all of which will be accessed off of Keats Ave. 6. Updates a. City Council Updates – December 6, 2016 i. OP4 Boulder Ponds LLC Zoning Map Amendment/PUD Amendment – passed. ii. Wildflower 2nd Final Plat and Final PUD Plan – passed. iii. Review of Preliminary Royal Golf EAW iv. Royal Golf Comprehensive Plan Amendment – direction given for Golf Course Community. b. Staff Updates i. Upcoming Meetings:  c. Commission Concerns 7. Adjourn 2 ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. Lake Elmo Planning Commission Minutes; 11-28-16 City of Lake Elmo Planning Commission Meeting Minutes of November 28, 2016 Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Fields, Dodson, Williams, Larson, and Lundquist COMMISSIONERS ABSENT: Kreimer, Dunn, Griffin & Haggard STAFF PRESENT: Planning Director Wensman, Finance Director Bendel and City Administrator Handt Approve Agenda: Agenda was accepted as presented. Approve Minutes: November 14, 2016 M/S/P: Dodson/Lundquist, move to approve the November 14, 2016 minutes as amended, Vote: 4-0, motion carried with Fields not voting as he was not at meeting. Public Hearing – Capital Improvement Plan Finance Director Bendel presented an overview of the information in the packet. The goal of the CIP is to have a 5 year capital improvement plan to identify major projects needed and desired by the community. Including a project in the CIP does not commit the City to that project. The City Council must specifically authorize each item and identify the funding before any project may proceed. The process for the CIP is that the department heads identify the projects over $25 and these items must have a useful life of over five years. The department heads determine realistic costs for those projects. The department heads prioritize these capital items. The Planning Commission determines if these projects are consistent with th e Comprehensive Plan and holds the public hearing. When the 2017-2021 CIP is finalized, it will be used to communicate to residents and property owners when improvements are planned in their neighborhoods. The plan will be annually revisited and revised based upon emerging needs and fiscal realities. Changes in revenue, tax base, and project needs are annually incorporated into the updated plan. 2 Lake Elmo Planning Commission Minutes; 11-28-16 The 2017-2021 five year CIP contains 75 projects totaling $33,813,266 with all costs being based on estimates based on current dollars. There are multiple street projects over 5 years, a facilities study is planned, and replacement of vehicles for the fire department and building department. There are plans for trails and a pickup truck dedicated to the parks department. Williams asked about the downtown phases. He thought the City only had 3 phases, but there are 6 phases in the CIP. Handt stated that back in August there was a presentation to the City Council on the addition al phases that were petitioned. It is fairly recent and now are being brought to the Planning Commission. Williams would like to see a map of the areas affected. Williams also asked about the Parks section and is wondering if the Parks Commission has held a public hearing on those. Handt stated that there has been a lot of discussion regarding the improvements with the public and tonight is the official public hearing on those. Dodson asked why vehicles are assigned to various departments rather than being a general pool of vehicles. Bendel stated that they are assigned to where they are being used as we do not have a global vehicle fleet. There are a number of vehicles and equipment that Public Works would like to replace. Williams is questioning why the City is paying for any portion of turn lanes and street signals that should be developer paid. Handt stated that the turn lane at Hunter’s Crossing is actually a 5th Street turn lane and doesn’t solely benefit that Development. Wensman stated that the CSAH 19 and Hudson Blvd turn lane was talked about when Kwik Trip went in and it was decided that it wasn’t needed at that time. Bendel went through the sewer system improvements that are planned for in the CIP. Dodson asked what the sewer pipe oversizing is. Bendel stated that the developer would only require a 12” pipe, but the City needs a 16” pipe to make it work for the larger infrastructure and capacity. The Storm Water system has regional drainage improvements. The water system had a number of water main projects and included elevated storage tank #3 which has no identified site. Dodson asked what the methodology for the prioritization is for the projects. Handt stated that with limited funding they try to prioritize safety first, replacement and then expansion. Bendel stated that this was the first year that items were prioritized. In the past the amount that could be spent was decided and then they figured out what was really needed. Sometimes things get postponed, but not removed. Lundquist asked if the vehicles are purchased as part of a fleet. Handt mentioned that they are purchased as part of a state contract. Williams asked about the funding sources and why those aren’t listed anywhere. Handt stated that they gave them a streamlined version as the role of the Planning Commission tonight is to make sure the CIP is consistent with the Comprehensive Plan. Williams stated that since this is a public hearing , the information 3 Lake Elmo Planning Commission Minutes; 11-28-16 should be available for the public to give feedback on. Handt stated that projects in the CIP are not approved projects, but they still need to go through the City Council approval process. The CIP is more of a long range planning tool for the City and there is a public hearing when the City bonds for projects. Williams stated that as a citizen, he doesn’t think you should have to look at all the City Council agendas to know what is going on and he feels that this is where the information should be presented. Bendel stated that the funding for 2017 wo uld be the critical year. Beyond that the funding will most likely change over time, so even if it was presented, it would most likely change. 2017 also had the carry over borrowing requirement for the downtown project. It gets a little bit muddy as the re is carry over debt needs as well as forward borrowing. Fields would be comfortable just going through 2017 and how it will be funded and how it adds to the City debt. The 2017 CIP projects will add approximately $8.5 Million dollars of debt. Handt and Bendel went through the funding for the various projects. The Planning Commission had some general questions about the funding and balances in various funds. Dodson also asked if multi-phase projects should be prioritized differently. Public Hearing opened at 8:00 pm No one spoke and there were no written comments Public Hearing closed at 8:01 pm Williams would like to see the Railroad Crossing project to be a higher priority. This project will take a long time and is important to the Village Parkway. Wensman stated that the Village Parkway will be constructed with the Easton Village project and as the project phases, the Railroad Crossing project may need to be moved up. Williams is concerned about a lag between when something is put in as a priority and when it actually happens. He would rather be proactive and get it done. M/S/P: Fields/Lundquist, move to recommend that the 2017-2021 CIP is consistent with the Comprehensive Plan, Vote: 5 0-, motion carried unanimously. Williams would like to comment on the Reid Park improvement plans. He objects to having the trails improved to accommodate mountain biking. He feels that there has to be a better area that could accommodate this activity, rather than upset the natural area of Reid Park. Dodson stated that the Park Preserve allows mountain biking and it is adequate for this area for that activity. Larson stated that there could be a safety issue because it is a fairly marshy wet area. Larson stated that in the time he has been going to the Parks Commission, this topic has not come up. Wensman stated that typically mountain bike trails are separate from the pedestrian trails. 4 Lake Elmo Planning Commission Minutes; 11-28-16 Business Item – 2017 Planning Department Work Plan Wensman presented the Planning Commission with the 2017 Planning Department work plan. There are a number of projects that have been completed, some projects are currently in progress and some will follow the Comprehensive Plan update. There are a number of projects that are ongoing, and there are a number of projects that are unclear that were on the list prior to Wensman coming to Lake Elmo. There are also a few projects that have been added. The City Council will be setting their work plan the end of January. They will look at the Planning Commission’s work plan when they do this. The Planning Commission discussed the items on the work plan. The Commission decided to take some items off and made some items different priorities. Dodson asked if wind generators and solar gardens should be added to the work plan. The Commission decided to add it as a 3. Wensman went through some subdivision ordinance amendments and Comp Plan amendments. Wensman gave background for some of the Planning initiatives including the Village Parkway railroad crossing. Wensman went through some of the Planning projects for the department. The Commission had a discussion regarding 3rd parties holding conservation easements. Fields suggested if there was no 3rd party willing to take the conservation easement, the developer could pay the City a fee to oversee the conservation easement. Williams feels the item should be put on the work plan for further discussion with a priority 1. Fields is wondering if there should be a discussion regarding drone use. He is not sure that the discussion belongs at the Planning Commission, but he feels it could become an issue. They are not regulated under 500 feet by the FAA. M/S/P: Fields/Dodson, move to recommend approval of the 2017 Planning Department Work Plan, Vote: 5-0, motion carried unanimously. City Council Updates – November 15, 2016 Meeting i) Zoning Text Amendment related to nonconforming uses, buildings and structures – passed ii) Zoning Text Amendment related to expiration of variances – passed iii) Rieder Townhome Preliminary Plat Extension – passed iv) Sign Variance 4201 Manning Ave - passed 1. Upcoming Meetings a. November 28, 2016 b. December 12, 2016 5 Lake Elmo Planning Commission Minutes; 11-28-16 Commission Concerns Lundquist wanted to confirm that the Cemetery lost its case in court. Handt confirmed that the City prevailed and that the property owner has 60 days to appeal. Meeting adjourned at 9:24 pm Respectfully submitted, Joan Ziertman Planning Program Assistant PUBLIC HEARING ITEM 4A – ACTION ITEM PLANNING COMMISSION DATE: 12/12/2016 AGENDA ITEM: 4A – PUBLIC HEARING CASE # 2016-51 ITEM: Zoning Map Amendment – Diedrich Property Preliminary Plat SUBMITTED BY: Stephen Wensman, Planning Director REVIEWED BY: Emily Becker, City Planner SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to hold a public hearing for a Zoning Map Amendment related to the Diedrich Property Preliminary Plat. The property received approval for a Comprehensive Plan Amendment to re-guide the property to Urban Medium Density in 2013, and Preliminary Plat approval was granted for development in 2015. The property has not yet been appropriately rezoned, however, and the applicant is requesting to rezone the property in a manner consistent with the Comprehensive Plan and Preliminary Plat approval. GENERAL INFORMATION Applicant: Gerhard Rieder Property Owners: Gerhard Rieder & Tammy Diedrich, 7401 Wyndham Way, Woodbury, MN 55125 Location: Part of Section 36 in Lake Elmo, north of I-94, east of East of Lake Elmo Avenue, and south of Cimarron Golf Course Property. Immediately north of 404 Lake Elmo Avenue North. PID # 36.029.21.32.0002. Request: Zoning Map Amendment Existing Land Use: Vacant Land Existing Zoning: Rural Transitional Requested Zoning: Medium Density Residential Comp. Plan: Urban Medium Density History: The property was granted Comprehensive Plan Amendment approval to amend the Planned Land Use of the property from High Density Residential to Medium Density Residential in November of 2013; a Sketch Plan for the property was reviewed by Council in March of 2015; and Preliminary Plat approval was granted by the Council in July of 2015. A one-year Preliminary Plat extension was granted in December of 2015, and the applicant has applied for another one - year Preliminary Plat extension. Action Deadline: Application Complete – 10/31/2016 60 Day Deadline – 12/30/2016 2 PUBLIC HEARING ITEM 4A – ACTION ITEM Extension Letter Mailed – No 120 Day Deadline – 2/28/2017 Regulations: Article 10 – Urban Residential Districts (MDR) REQUEST DETAILS Re-Zoning Process. In a typical subdivision process, applicants will usually request a rezoning action along with a Preliminary Plat application. It is unclear to current Staff why this was not done, however. The Preliminary Plat staff report stated that the rezoning would occur prior to Final Plat, and its review was based on Medium Density Residential zoning. According to the applicant, because the property is not correctly zoned to accommodate the Preliminary Plat density, it has been difficult to attract and retain potential developers for the project. Density. The approved Preliminary Plat is consistent with the medium density land use category, which is at 4-7.49 units/acre, as the proposed density is very close to 4 units per acre. The Preliminary Plat shows a net density of 3.71 acres, but it should be kept in mind that right-of- way will increase and the number of lots will decrease from 48 to 46, as the site plan was reconfigured due to Staff concerns over how the City will maintain its sewer and water infrastructure with private roads. It is expected that with the additional right-of-way, the density will be closer to four units per acre. Lot Size/Width. All of the lots in the approved Preliminary Plat meet the City’s minimum area requirement of 4,000 square feet per single-family attached unit in the MDR zoning district. The proposed subdivision lots averaged 8,782 square feet in size, with the smallest proposed lot at 5,527 square feet. The minimum lot width proposed is 40 feet, which exceeds the minimum requirements for the MDR district of 25 feet. The townhouses will need to meet all required setbacks for the MDR district. Preliminary Plat Status. The deadline to file for Final Plat for the property will expire December 1, 2016. It was granted a 12-month extension on December 15, 2015. The applicant has applied for an additional 12-month extension to allow for additional time to prepare for financing and other planning activities. If approved, the applicant will need to file for Final Plat or request an additional extension by December 1, 2017. RECCOMENDATION: Staff is recommending that the Planning Commission recommend approval of the Zoning Map Amendment through the following motion: “Move to recommend approval of the Zoning Map Amendment to rezone the Diedrich Property Preliminary Plat, PID# 36.029.21.32.0002 from Rural Development Transitional to Urban Medium Density Residential and PID# 36.029.21.32.0034 from Urban Low Density Residential to Medium Urban Density Residential.” 3 PUBLIC HEARING ITEM 4A – ACTION ITEM ATTACHMENTS: 1. Current and Prosed Zoning Exhibit 2. Comprehensive Plan – Planned Land Use Map 3. Approved Preliminary Plat 4. Resolution Approving Comprehensive Plan Amendment 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 Current Zoning Proposed Zoning Subject Property Subject Property Sources: Washington County & Metro GIS3-26-2015 5 Lake Elmo Comprehensive Plan 2030 Map 3-3 Village Open Space OverlayMunicipal Boundary White hatching denotes possible m ixed use areas Planned Land Use Planned Land Uses CommercialLimited Business Business Park Urban High Density Urban Low DensityUrban Medium Density Village Mixed UseVillage Urban Low DensityVillage Urban Medium Density Residential EstateRural Area Development Rural Single Family Public/Park                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      BUSINESS ITEM 5A PLANNING COMMISSION DATE: 12/12/2016 AGENDA ITEM: 5A – BUSINESS ITEM CASE # 2016-52 ITEM: Hammes Estates 2nd Addition Final Plat (Phase 2) SUBMITTED BY: Stephen Wensman, Planning Director REVIEWED BY: Emily Becker, City Planner Jack Griffin, City Engineer Greg Malmquist, Fire Chief Mike Bent, Building Official SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider a Final Plat request from Rachel Development for the second phase of the a planned 163-unit residential development to be located on 78.1 acres of land west of Keats Avenue and within Stage 1 of the City’s I-94 MUSA area. The final plat will include 37 single-family lots, all of which will be accessed off of Keats Avenue. The second phase will connect the Hammes Estates development to the Savona development. Staff is recommending approval of the request subject to compliance with a series of conditions as listed in this report. GENERAL INFORMATION Applicant and Owner: Rachel Development, Inc., 4125 Napier Ct NE, St. Michael, MN 55376 Location: Part of Section 34 in Lake Elmo, immediately west of Keats Avenue (CSAH 19), approximately 1,300 feet south of 10th Street (CSAH 10), and south of Goose Lake. Outlot E Hammes Estates. PID# 34.029.21.13.0001. Request: Application for final plat approval of 37 residential lots, constituting the second phase of Hammes Estates. Land Use: Vacant outlot Current Zoning: LDR - Urban Low Density Residential Surrounding North –Goose Lake and Stonegate Residential Estates (RE) subdivision; Land Use and West – Stonegate RE subdivision; South – Lennar Savona Urban Low Density Zoning: Residential (LDR) subdivision; East: Rural Development Transitional. Comp. Plan: Urban Low Density Residential (2.5 – 4 units per acre) History: The site was previously utilized as an active mining and gravel operation. The site has since been reclaimed. The property was rezoned from Rural Development Transitional District (RT) to Urban Low Density Residential (LDR) on 7/22/2014. Preliminary Plat approved on 7/1/2014 (public hearing on 5/12/14). 2 BUSINESS ITEM 5A Final plat of 1st phase was approved on October 7, 2014. The final plat was granted an extension to October 7, 2016 by Council on November 4, 2015. Rachael Development purchased the project in 2016 and the Developer Agreement and Final Construction plans for the first phase were approved on August 16, 2016. Action Deadline: Application Complete – 11/10/2016 60 Day Deadline – 1/9/2017 Applicable Chapter 153 – Subdivision Regulations Regulations: Article 10 – Urban Residential Districts (LDR) §150.270 Storm Water, Erosion, and Sediment Control REQUEST DETAILS The City of Lake Elmo has received a request from Rachael Development for final plat approval of the second phase of the Hammes Estates residential development to be called Lake Ridge Crossing. The second addition final plat is the replat of Outlot E Hammes Estates 1st Addition and includes 37 single family residential lots and associated infrastructure on 12.65 acres. The City Council approved the Hammes Estates Preliminary Plat on July 1, 2013, which platted 163 single family lots over approximately 78 acres of land within the I-94 MUSA Area. The first phase of the development created 57 single family lots out of the 163 planned for the entire subdivision. PLANNING/ZONING ISSUES Final Plat Approval Procedure. 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. The City’s approval of the Hammes Estates Preliminary Plat included a series of conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. There are no public hearing requirements for a final plat. Consistency with Preliminary Plat. Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City. The developer has recently updated the preliminary plan submissions to comply with the conditions of approval, and the final plat application incorporates these updates as well. Street Naming. Street names have been reviewed and have been found to be mostly consistent with the City’s new street naming ordinance, though the plat should include the directional suffix ‘North’ after ‘Lower 8th Street’. Landscaping. Staff has reviewed the Final Landscape Plan for Hammes 2nd Addition and has provided comments in the attached email memorandum. These plans will need to be modified to show relocation of trees to accommodate drainage and utilities along with other comments provided in the memo. Construction Plans. The applicant has submitted detailed construction plans related to sanitary sewer, water main, storm sewer, grading, drainage, landscaping, and other details that have been reviewed by the City. These must be revised in accordance with the Construction Plan engineering review memorandum dated November 17, 2016, attached. Staff is recommending that all revisions 3 BUSINESS ITEM 5A and modifications noted within the City Engineer’s review memorandum be completed prior to the release of Final Plat for recording as a condition of approval. Infrastructure Improvements and Phasing. The infrastructure improvements will tie in with the improvements completed in the 1st phase. Drainage and Utility Easements. Additional drainage and utility easements are required for various lots per the City Engineer’s Memorandum dated November 17, 2016. Shoreland District. While the proposed 2nd Addition Final Plat is in the Shoreland Overlay District, none of the lots are riparian, and there are no wetlands in the 2nd Addition. Parkland Dedication. No dedicated park or public open space is proposed with the 2nd Addition. There is a 550’ public trail to be constructed along Keats Avenue and connecting to Lower 8 th Street. The developer will not receive parkland dedication credit for the 2nd Addition. Density. The entire portion of the approved Hammes Preliminary Plat is zoned Limited Density Residential (2.5-4 units per acre). The property’s gross density is 2.9 units per acre with a net density of 3.6 units/acre (37 units / (12.65 total acres – 2.393 acres right-of-way=10.257 developable acres) = 3.6). Lot Size. The average lot size of the lots in the 2nd Addition is .28 acres. The smallest lot is .227 acres, and the largest lot is .533 acres. This meets minimum lot size requirements of the LDR zoning district and consistent with Preliminary Plat. The lot widths and depths are all consistent with those of the approved Preliminary Plat. Neighboring Property Issues. The impact on the Stonegate development to the north and west was addressed during Preliminary Plat through the provision of a buffer. The 2nd Addition should not affect the Stonegate development due to its location within the development. REVIEW AND ANALYSIS The preliminary plat for Hammes Estates was approved with several conditions, which are indicated below along with Staff’s comments on the status of each. Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics): 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; and b) The applicant shall submit a revised Preliminary Plat and plans mee ting 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. Comment: a) all title work was submitted and reviewed by the City Attorney with the first phase of the development b) revised preliminary plat were approved with the approval of the first phase of the development. 2) The City Engineer shall review and approve all revised Preliminary Plans that are submitted to the City in advance of Final Plat to satisfy Condition #1. Comments: This has been completed (See Condition #1 response). 4 BUSINESS ITEM 5A 3) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City standards and design requirements. Comments: The preliminary plat was approved with the first phase of the development. 4) All required modifications to the plans as requested by the City Engineer in a review letter dated June 16, 2014 shall be incorporated into the plans prior to consideration of a Final Plat. Comments: This condition has been met. 5) Prior to the acceptance of the public improvements for the Hammes Estates plat, all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City. Comments: The final construction plans (Grading, Drainage and Erosion Control) include wetland buffer monuments to identify the locations of all wetland buffers. The applicants are aware of this condition and it will be a condition of final plat for all phases. 6) The landscape plan shall be updated per the recommendations of the City’s landscape consultant in a review memo dated 5/7/14. Comments: The City’s Landscape Consultant approved the Preliminary Landscape Plan and a review of the second addition landscape plans are in conformance with the preliminary plans and City requirements. 7) The applicant shall be responsible for the construction of all improvements within the Keats Avenue (CSAH 19) right-of-way as required by Washington County and further described in the review letter received from the County dated May 6, 2014. The required improvements shall include, but not be limited to: construction of a modified median crossing, construction of a trail/sidewalk to the south side of the median, turn lanes, and other improvements as required by the County. Comments: The Keats Avenue access is presently under construction as part of the first addition project. 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 Valley Branch Watershed District prior to the commencement of any grading or development activity on the site. Comments: The site has been graded and VBWD permits were approved. 9) Landscape islands 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: A landscape license agreement was executed as part of the first addition plat and will be executed as part of the second addition plat. A condition of final plat will be that no building permits will be issued until the agreement is executed. 10) With an eligible parkland dedication of 5.7 acres provided, the applicant is responsible to pay a fee in lieu of land dedication for the equal market value amount of 2.1 acres of land at t he time of the Final Developers Agreement. The City will work with the developer to clarify any and all park fee payments at the time of the Final Developers Agreement. Comments: Parkland dedication was addressed with the first addition final plat. The city will have the opportunity to review the park amenities prior to construction and the tot lot will be constructed in a future phase of the development. 5 BUSINESS ITEM 5A 11) No more than 100 units may be approved as part of a final plat until secondary access is provided to the subdivision via a connection to 5th Street through the Savona subdivision. Comments: The second phase development makes this connection. The construction plans must be updated to show existing conditions of 150 feet outside of the construction limit and must show plan and profile construction details to facilitate this connection as outlined in the City Engineer Review Memo. 12) For trails proposed to be located in any wetland buffer, the applicant must present a suitable design or material that is acceptable to the City and Valley Branch Watershed District. Comments: The applicants have presented a boardwalk design to the watershed district and the VBWD was agreeable to a boardwalk design through a small portion of the buffer area. The construction details of the proposed limited boardwalk section within the wetland buffer must be provided to the City as part of the Final Construction Plans for the pertinent future phase of the Hammes Estates subdivision. This condition does not pertain to the second phase of the development. 13) 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 project was graded with the first addition. 14) The applicant must incorporate a play structure into the proposed park at Goose Lake per the request of the Lake Elmo Park Commission. Furthermore, the applicant must submit an updated design of the park property that meets City approval in advance of Final Plat. Comments: An HOA owned and maintained tot lot play structure will be developed with a future phase of the development. The design of the Goose Lake Park amenities will require City approval prior to installation and must maintain the required 25-foot setback from the OHWL as specified in the Valley Branch Watershed District Permit. The applicant will be required to obtain the necessary watershed district permit for the improvements to Goose Lake Park. 15) The applicant shall work with the Planning Staff to name all streets in the subdivision prior to submission of a Final Plat. Comments: This condition has been met. 16) Lots 1-6, Block 10 and Lots 1-5 and 11-12, Block 9 shall not be platted until the southern channel of Goose Lake is closed off from the lake, or the shoreland issue around the channel is resolved in some other manner that is acceptable to the DNR. Comments: The applicants have received MN DNR approval to restore the southern shore of Goose Lake back to its original state, closing off the southern channel and Wetland G. The applicant is responsible for following all requirements and conditions of the DNR permit, including the 5-year invasive species monitoring. The monitoring is required as part of the first phase Landscape License Agreement. 17) The applicant shall work to relocate segments of the northern buffer trail further to the south of the Stonegate subdivision wherever it is feasible as long as the trail does not encroach on any required wetland buffers. Comments: The trail alignment has been staked as part of the 6 BUSINESS ITEM 5A first phase, but further refinements are ongoing based on feedback from Stonegate residents. Based on the above Staff report and analysis, Staff is recommending approval of the Final Plat with 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 plans requested by the City Engineer in the Hammes Estates 2nd Addition – Final Plat Engineering Review Comments and Hammes Estates 2nd Addition Construction Plan Review memos dated 11/17/2016 shall be incorporated into these documents before they are approved. The Final Plat shall not be recorded until final construction plan approval is granted. 2) Prior to the execution of the Final Plat by City officials, 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. 3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the Final Plat by City Officials. This must include additional or expanded drainage and utility easements as outlined in the City Engineer’s Memorandum dated November 17, 2016. 4) The plat shall be incorporated into the Hamme Estates Common Interest Agreement concerning management of the common areas of Hammes Estates and establishing a homeowner’s association shall be submitted in final form to the Planning Director before a building permit may be issued for any structure within this subdivision. Said agreement shall comply with Minnesota Statues 515B-103, and specifically the provisions concerning the transfer of control to the future property owners. 5) The applicant shall enter into a landscape license and maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the Final Plat. 6) The Final Landscape Plan shall be revised per the requested modifications and shall be approved prior to the release of Final Plat for recording. 7) The applicant must provide written authorization to perform any work in the Electrical Transmission easement areas prior to the release of the Final Plat for recording. 8) The applicant shall abide by all conditions of the MN DNR Public Waters Work Permit dated 8/27/14. 7 BUSINESS ITEM 5A 9) Prior to the issuance of building permits, for Hammes Estates 2nd Addition, all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City. 10) The street name of Lower 8th Street shall be changed to Lower 8th Street North before recording the Final Plat. DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Hammes Estates 2nd Addition Final Plat: 1) That the Hammes Estates 2nd Addition Final Plat is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on July 1, 2013 and revised on September 19, 2016. 2) That the Hammes Estates 2nd Addition Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3) That the Hammes Estates 2nd Addition Final Plat complies with the City’s Urban Low Density Residential zoning district. 4) That the Hammes Estates 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 Hammes Estates 2nd Addition Final Plat complies with the City’s subdivision ordinance. 6) That the Hammes Estates 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 November 17, 2016. RECCOMENDATION: Staff recommends that the Planning Commission recommend approval of the Final Plat for Hammes Estates 2nd Addition with the 10 conditions of approval as listed in the Staff report. Suggested motion: “Move to recommend approval of the Hammes Estates 2nd Addition Final Plat with the 10 conditions of approval based on the findings of fact listed in the Staff Report.” ATTACHMENTS: 1. Application 2. Final Plat 3. Final Landscape Plans 4. City Engineer Review Memorandum, dated 11/17/2016 5. Landscape Review Comments 8 BUSINESS ITEM 5A ORDER OF BUSINESS: - Introduction ........................................................................................ Planning Staff - Report by Staff ................................................................................... Planning Staff - Questions from the Commission ............................ Chair & Commission Members - Discussion by the Commission .............................. Chair & Commission Members - Action by the Commission ..................................... Chair & Commission Members 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 x x x 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 PAGE 1 of 2 MEMORANDUM Date: November 17, 2016 To: John Bender, P.E., Westwood Professional Services Re: Hammes Estates 2nd Addition Cc: Stephen Wensman, Planning Director Chad Isakson, P.E., Assistant City Engineer Construction Plan Review From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Hammes Estates 2nd Addition Construction Plans consisting of the following documentation prepared by Westwood Professional Services:  Hammes Estates 2nd Addition Final Plat, not dated.  Hammes Estates 2nd Addition Construction Plans dated November 1, 2016.  Hammes Estates 2nd Final Plat Application and Narrative dated November 1, 2016. STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat comment memo to direct plan corrections necessary for final construction plan approval. When submitting revised plans and specifications, please provide a point by point response letter that details all changes made to the plans. FINAL CONSTRUCTION PLAN REVIEW COMMENTS  Specifications. Specifications for the Hammes 2nd Addition must be submitted for review by the City.  All Plan Sheets: Update the Block numbers to be consist with the proposed Plat.  Utility conduit crossing locations must be shown on all plans.  Sheet 2: Revise Street name for Juniper Avenue. The street name is listed correctly in one location and listed incorrectly as Lower 8th Street in a second location.  Sheet 2: Revise plans to show the proposed residential street light locations and add plan note to identify street light fixture/pole type and color specifications.  Sheet 3: Lower sanitary MH36 to avoid conflict between service pipe and storm sewer pipe.  Sheet 3: Add a mid‐block 8" gate valve along Lower 8th Street, near lots 6/7 and 10/11. The water system must be designed to allow mains to be taken out of service with no more than 20 properties impacted.  Sheet 4: Add stationing for the watermain and sanitary sewer along the rear lot lines for Lots 1‐2, Block 3, First Addition and Lots 1‐2, Block 1, Second Addition.  Sheet 4: Add a temporary hydrant at the end of the watermain stub to Block 2A.  Sheet 4: Adjust the vertical alignment of the watermain between sanitary sewer MH28 and MH40 to remove the high point.  Sheet 4: Relocate the 8‐inch GV from approx. STA 2+50 on Juniper Avenue to the watermain connection point at Savona to isolate the new watermain. 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  Sheet 5: The plan and profile view must be on the plans to the full edge of plat and include existing conditions. The utilities along the rear lot lines for Lots 1‐4, Block 3 must be shown to facilitate city staff plan review.  Sheet 5: Show the catch basin and storm pipe in the rear lot of Lot 1, Block 3 to review easement needs.  Sheet 5: The plan view must include the trail construction and corresponding construction details between Lots 3‐4, Block 3. Add plan notes and add pedestrian ramp as the trail connects to Lower 8th Street.  Sheet 5: Add a CB on the north curb line of Lower 8th Street across (NW) from CBMH123. Extend draintile and cleanout 100 feet west from the new CB.  Sheet 5: Remove draintile and cleanout running at negative grade east/north from CBMH123.  Sheet 5: Revise CBMH126 in plan view to read CB126.  Sheet 5: Extend draintile and cleanout 100 feet west from CBMH125 and CB126.  Sheet 5: Add a CB on the north curb line of Lower 8th Street across from CBMH129. Curb runs cannot exceed 350 feet without a catch basin.  Sheet 5: Remove draintile and cleanout running at negative grade east from CBMH132.  Sheet 5 and 6: Add draintile elevations to structures in profile view.  Sheet 5: Add street sign on the corner of June Avenue and Lower 8th Street.  Sheet 5 & 6: Add proposed residential street light locations to the plan view.  Sheet 6: Juniper Avenue North must be constructed to connect into the Savona development.  Existing conditions must be shown on the plans up to the necessary construction limits plus 150 feet minimum and include plan and profile based on actual field survey.  The construction plans must be updated showing both plan and profile construction details to facilitate this connection including the removal of the temporary turnaround. Curb and centerline match point elevations must be identified.  Sheet 6: The sidewalk along Juniper Avenue in the Savona development is located on the east side of the street. The Hammes development shows the sidewalk on the west side of the street. The plans should be revised to relocate the sidewalk to the east side of Juniper Avenue North.  The sidewalk relocation to the east side of the street must also be revised along Juniper Avenue North for the Hammes 1st Addition.  Sheet 6: Extend draintile and cleanout 100 feet south from CBMH135 and CBMH136.  Sheet 7: Install bituminous trail from 8th Street, along the rear property lines for Lots 1‐2, Block 3, First Addition and Lots 1‐2, Block 1, Second Addition. Extend trail to the limits of the sanitary and watermain construction. LANDSCAPE PLAN:  This review does not cover the Landscape Plan or Irrigation Plan. Plan review to be completed by other City representatives.  Landscape Plan must include a Plan Note that tree locations must be field located and inspected by City prior to install. PAGE 1 of 1 MEMORANDUM Date: November 17, 2016 To: Stephen Wensman, Planning Director Re: Hammes Estates 2nd Addition – Final Plat Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Hammes Estates 2nd Addition development. Final Plat/Final Construction Plans were received on November 2, 2016. The submittal consisted of the following documentation prepared by Westwood Professional Services, or as noted:  Hammes Estates 2nd Addition Final Plat, not dated.  Hammes Estates 2nd Addition Construction Plans dated November 1, 2016.  Hammes Estates 2nd Final Plat Application and Narrative dated November 1, 2016. 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: HAMMES ESTATES 2ND ADDITION  Final Construction Plans and Specifications must be revised in accordance with the Construction Plan engineering review memorandum dated November 17, 2016.  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.  Additional drainage and utility easement is required for Lot 4, Block 1 to provide a minimum 15 feet separation from the catch basin located at the northwest corner of the lot.  A minimum 15 foot side lot drainage and utility easement is required along the south property line of Lot 1, Block 2 to provide a minimum 15 foot separation from the existing storm sewer pipe.  Additional drainage and utility easements are required for Lots 14‐17, Block 3, to cover the rear lot drainage swales. Lots 11‐13, Block 3 should also be carefully reviewed to ensure adequate drainage and utility easement for the proposed lot grading. FINAL CONSTRUCTION PLANS & SPECIFICATIONS  No construction for Hammes Estates 2nd Addition may begin until the applicant has received City Engineer approval for the Final Construction Plans and Specifications; 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 Final Plat shall not be recorded until final construction plan approval is granted.  A separate memorandum will be provided to direct additional plan corrections necessary for final construction plan approval. 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 Development Status Sheet Final Plat ApprovalDA Agreement DA Agreement Plat Recorded Updated 12/6/16 Approved Signed Total #Total # of Total # of Building CO's Southern Developments Developer Builder Of Homes SF Homes Townhomes Permits Issued Issued Zoning SAVONA - 310 Total Savona 1st 2/18/2014 5/20/2014 6/18/2014 9/25/2014 Lennar Lennar 44 44 0 42 39 LDR Savona 2nd 9/16/2014 9/16/2014 10/22/2014 4/14/2015 Lennar Lennar 67 45 22 52 45 LDR/MDR Savona 3rd 9/15/2015 9/15/2016 9/16/2015 11/19/2015 Lennar Lennar 120 21 99 53 21 LDR/MDR Savona 4th 3/15/2016 4/5/2016 6/27/2016 Lennar Lennar 78 78 0 0 0 LDR 309 188 121 147 105 BOULDER PONDS - 162 Total Boulder Ponds 1st 4/21/2015 4/21/2015 5/16/2015 6/5/2015 OP 4 Boulder Ponds Creative Homes 47 47 0 18 10 PUD/LDR Boulder Ponds 2nd 5/17/2016 OP 4 Boulder Ponds Creative Homes 18 18 0 0 0 PUD/LDR 65 65 0 18 10 HUNTER'S CROSSING - 51 Total Hunter's Crossing 1st 7/1/2014 10/7/2014 10/15/2015 12/18/2014 Ryland/Cal Atlantic Cal Atlantic 22 22 0 21 20 LDR Hunter's Crossing 2nd 5/5/2015 5/5/2015 5/29/2015 8/4/2015 Ryland/Cal Atlantic Cal Atlantic 29 29 0 26 19 LDR 51 51 0 47 39 INWOOD - 537 Total Inwood 1st 5/19/2015 5/19/2015 6/9/2015 8/3/2015 Hans Hagen/MI Homes MI Homes 40 40 0 39 38 PUD/MDR Inwood 2nd 9/1/2015 11/19/2015 11/23/2015 Hans Hagen/MI Homes MI Homes 21 21 0 21 21 PUD/MDR Inwood 3rd 4/19/2016 5/3/2016 5/16/2016 5/23/2016 Hans Hagen/MI Homes MI Homes 68 68 0 35 3 PUD/MDR Inwood 4th 10/18/2016 Hans Hagen/MI Homes MI Homes 60 60 189 189 0 95 62 HAMMES ESTATES - 163 Total Hammes Estates 1st 10/7/2014 8/16/2016 8/16/2016 Rachael Development 57 57 0 0 0 LDR 57 57 0 0 0 DIEDRICH/REIDER - 46 Total 12 month extension to Final Plat Deadline to 12/1/17 Northern Developments EASTON VILLAGE - 217 Total Easton Village 1st 3/3/2015 3/3/2015 7/23/2015 8/10/2015 Chase Development Multiple 71 71 0 28 15 LDR 71 71 0 28 15 VILLAGE PRESERVE - 91 Total Village Preserve 1st 5/5/2015 6/2/2015 8/3/2015 8/25/2015 Gonyea Homes Multiple 46 46 0 21 9 LDR Village Preserve 2nd 4/19/2016 8/16/2016 8/19/2016 9/9/2016 Gonyea Homes Multiple 45 45 0 1 0 LDR 91 91 0 22 9 WILDFLOWER - 145 Total Wildflower @ Lake Elmo 1st 7/21/2015 8/4/2015 8/27/2015 10/6/2015 Engstrom Companies Multiple 60 60 0 19 9 PUD/MDR 60 60 0 19 9 Cummulative Totals 893 772 121 376 249 VILLAGE PARK PRESERVE - 100 Total extension to Final Plat Deadline to 4/15/17. On hold