HomeMy WebLinkAboutPZ Packet; 03-13-17 #2aPUBLIC HEARING ITEM 4c & 4d
STAFF REPORT
PLANNING COMMISSION
DATE: 03/13/2017
AGENDA ITEM: 4C & 4D– PUBLIC HEARING
CASE # 2017-07
TO: Planning Commission
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Zoning Map Amendment to Golf Course Community, and the Royal Golf
Club at Lake Elmo Preliminary Plat and Preliminary PUD Plans
REVIEWED BY: Stephen Wensman, Planning Director
Emily Becker, City Planner
Mike Bent, Building Official
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Kristina Handt, City Administrator
Sarah Sonsalla, City Attorney
BACKGROUND:
HC Golf Course Development is requesting approval of:
1. A zoning map amendment rezoning from PF – Public Facilities to GCC – Golf Course
Community; and
2. Preliminary Plat and Preliminary PUD Plans for the Royal Golf Club at Lake Elmo golf
course/residential development.
The Royal Golf Course Planned Unit Development is being proposed for the former 3M Tartan
Park properties in Lake Elmo. The former 3M Tartan Park property was purchased from 3M in
March, 2016. The Royal Golf Club at Lake Elmo received Concept PUD Plan approval on
September 6, 2016. A Comprehensive Plan Amendment was approved on January 9, 2017 by the
City Council contingent on Metropolitan Council approval and Preliminary Plat approval. An
Environmental Assessment Worksheet (EAW) was prepared and the City Council gave a negative
declaration for an Environmental Impact Statement (EIS) on January 17, 2017. The applicant applied
for a zoning text amendment creating the GCC zoning district which was approved on February 7,
2017. The GCC zoning district is the district that corresponds to the new comprehensive land use
guidance for the properties. The former Tartan Park properties are currently zoned PF-Public
Facilities and to develop the property into a golf course/residential development, the applican t is
requesting a rezoning to the new GCC – Golf Course Community Zoning District to be consistent
with the new comprehensive plan designation. If the rezoning is approved, the GCC regulations will
be base zoning district which will be used to evaluate the PUD development and to evaluate any
proposed deviations from the base zoning regulations.
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PUBLIC HEARING ITEM 4c & 4d
The Preliminary Plat and Preliminary Planned Unit Development is being proposing to
redevelopment of the 27-hole golf course and recreational facility into an18-hole golf course
with 292 single family residential lots and corresponding open space. The City can review the
preliminary plat, but it cannot be approved until the Metropolitan Council approves the
Comprehensive Plan.
ISSUE BEFORE THE COMMISSION:
The issue before the Commission is review and make recommendations to the City Council on:
1) A zoning map amendment, rezoning the former Tartan Park from PF to GCC; and
2) The Preliminary Plat and Preliminary PUD Plans for the Royal Golf Club at Lake Elmo.
GENERAL INFORMATION:
Applicant: HC Golf Course Development, LLC
Property Owner: HC Golf Course Development, LLC, 11074 Radisson Road NE, Blaine, MN
55449
Location: Former 3M Tartan Park, PIDs: 25-029-21-12-0001, 25-029-21-13-0001, 25-
029-21-14-0001, 25-029-21-21-0001, 25-029-21-31-0001, 25-029-21-42-
0001, 25-029-21-43-0001, 25-029-21-43-0002, and 25-029-21-44-0002
Request: Zoning Map Amendment to GCC
Preliminary Plat and Preliminary PUD Plans approval
Development Site Area: +/-428.06 acres
Land Use Guidance: Public/Park
Current Zoning: PF-Public Facility
Proposed Zoning: GCC/PUD-Golf Course Community/Planned Unit Development
Surrounding Zoning: OP and Rural Single Family to the southwest, Rural Single Family
and Rural Residential to the North, Rural Single Family, Rural
Residential and West Lake Land Township to the east.
History: Tartan Park was purchased by HC Golf Course Development, LLC in
March of 2016. A Concept PUD Plan was approved on September 6,
2016. Comprehensive Plan Amendment was approved on January 11,
2017 by the City Council contingent on Metropolitan Council
approval and Preliminary Plat Approval, EAW negative declaration
by the Council was on January 17, 2017, Zoning Text Amendment
creating the GCC Zoning was approved on February 7, 2017.
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PUBLIC HEARING ITEM 4c & 4d
Deadline for Action: Application Complete – 2/10/17
60 Day Deadline – 4/11/17
Extension Letter Mailed – No
120 Day Deadline – 6/10/17
Applicable Code: Article XII – Urban Residential Districts
Article XVIII – Planned Unit Development Regulations
Chapter 153 – Subdivision Regulations
§150.270 Storm Water, Erosion, and Sediment Control
PROPOSAL DETAILS/ANALYSIS:
The Royal Golf Club at Lake Elmo is a unique development designed to incorporate a the
renovation of the former 27- hole 3M Tartan Park into an 18-hole golf course and 292 single
family residential development on roughly 428 acres. The proposed development is within the
Shorelands of Lake Elmo, Rose, Downs and Horseshoe Lakes, requiring the development to be
compliant with the City’s shoreland ordinance and developed as a Planned Unit Development.
The area recently received approval from the City Council for a comprehensive plan amendment
guiding the property from Public/Park to Golf Course Community and the inclusion of the land
area into the City’s (MUSA) Municipal Urban Service Area, subject to Metropolitan Council
approval and contingent on the approval of the Preliminary Plat.
The Royal Golf Club Concept PUD Plans were approved on September 9, 2017 with
recommendations for changes. Since the Concept PUD Plans, the developer has incorporated
many of the recommendations into this preliminary plat submittal. The most notable changes
include:
A provision for access to the south connecting the residential development to 10th Street.
A provision for a public trail connection from 10th Street to 20th Street.
Elimination of cul-de-sacs exceeding City ordinance.
Additional access from 20th Street to the east neighborhood
Elimination of 11 lots in the area east of Homestead and north of Tartan Meadows.
Connection of the NW neighborhood to the west-central neighborhood while leaving a
100’ green corridor.
Removal of 19 lots (cul-de-sac) in the Lake Elmo shoreland in the NW portion of the site.
Zoning Map Amendment
The Tartan Park property is currently zoned PF – Public Facilities. Based on the recently
approved comprehensive plan amendment, the property is now guided as Golf Course
Community. The corresponding zoning district is the recently approved GCC – Golf Course
Community district. In order for the development to proceed, the property needs to be rezoned to
GCC to be consistent with the comprehensive plan. The GCC will be the based zoning district to
which the development will be reviewed against. Subsequent to the rezoning, and with the
preliminary plat, the applicant is applying for Preliminary PUD Plan approval. The PUD is an
overlay zoning. With the PUD Plans, the developer is requesting some deviations, or flexibility
from the GCC regulations as part of the preliminary plat and PUD submittal, which if approved
will be the overlay regulations that apply to specifically to this development or PUD.
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PUBLIC HEARING ITEM 4c & 4d
Preliminary Plat/PUD Plans
Site Data. The Royal Golf Club at Lake Elmo consists of an 18-hole golf club and a residential
development of 292 single family homes over 428.06 acres. The residential portion of the
development is over 231.25 acres. The lots average size is 13,499 sq. ft. with the largest lot being
38,814 sq. ft. and the smallest, 6,600 sq. ft. in size. The minimum lots size allowed in the GCC
zoning district is 9,000 sq. ft.
Total Site Area 428.06 acres
Residential Site Area 231.25 acres
Outlot Area 288.78 acres
Right-of-Way 37.61 acres
Wetlands 19.71 acres
Residential Lot Area 90.49 acres
Golf Course Lot Area 11.18 acres
Gross Density .068 du/acre
Net Density 1.56 du/acre
The calculation of net density is as follows:
Development Area 231.25 acres
10th Street Right-of-Way 2.88 acres
Lake Elmo Avenue Right-of-Way 2.82 acres
Wetlands 19.71 acres
Wetland Buffers 9.81 acres
Open Water (area of easement) 1.61acres
Park Trail Easement 6.66 acres
Bluff 0.85 acres
Floodway
Net Residential Area 186.92 acres
Total Number of Lots 292 units
Net Density 1.56 du/acre
Planned Unit Development Overlay. The Royal Golf development is required by the shoreland
regulations to develop as a Planned Unit Development. The intent of the shoreland PUD is to
allow flexibility from strict zoning provisions by allowing residential density to transfer away
from the shoreland in tiers, allowing density transfer away from the DNR designated water body.
The PUD allows the flexibility for this transfer of density such as allowing smaller lot sizes.
PUDs can also provide flexibility from other zoning district regulations such as, setbacks,
impervious surfaces, etc. The PUD zoning regulations are a negotiation intended to provide more
creativity and higher quality design in exchange for the flexibility. According to the Royal Golf
application narrative the developer is requesting PUD flexibility from the underlying zoning
regulations:
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PUBLIC HEARING ITEM 4c & 4d
1. To allow a single driveway entrance to the clubhouse on the golf course.
2. To allow smaller lot sizes for some villa lots, less than the 9,000 required by zoning.
3. To allow impervious surfaces on some lots greater than the 30% maximum allowed by
zoning.
4. To allow 20 foot front yard setbacks for villa lots (the underlying zoning district requires
25’).
5. To allow the “trail” in the front yards to be 6 feet wide rather than 8 feet.
6. To allow R/W to be 50 feet wide for Street C for a villa enclave, rather than the 60’
standard width.
7. To allow 4 subdivision signs rather than the 2 allowed by ordinance. The developer
would also like to have up to 6 neighborhood identification to identify the villa enclaves.
8. To allow streets without sidewalks in two areas in the development, whereas the street
standards require sidewalks on one side of the street.
9. To allow garages greater than 1,000 sq. ft. as a permitted use. The developer is accepting
of other restrictions on garages, such as limiting the amount of garage facing a public
street.
In addition to the items identified by the developer, Staff is suggesting the PUD flexibility be
used to address other issues within the Preliminary Plat/Preliminary PUD Plans:
1. To allow an alternative to tree replacement required by the Tree Preservation Plan.
2. To waive some of the landscape requirements in exchange for enhanced forest
management and landscape screening as needed.
Each of these is discussed further in the Staff report below. Any special overlay regulations
approved by the Council will be codified within the City Council’s Resolution of approval.
Shoreland Evaluation. As stated above, the Royal Golf Course development is within the
shorelands of Lake Elmo, Rose, Downs and Horseshoe Lakes, requiring the development to be
compliant with the City’s shoreland ordinance and developed as a Planned Unit Development.
The Royal Golf residential development proposes 100 units within the shorelands with 59.9% of
the shoreland to be left as open space, protected by a conservation easement. The development
protects steep slopes and shoreland impact zones of Lake Elmo and Downs Lake and the
shoreland impact zones of Lake Rose and Horseshoe Lake will be at least 70% open space. The
shorelands were evaluated according to the DNR’s rules. The developer divided the shoreland
into tiers based on the DNR’s tier dimensions. Suitable areas were calculated by subtracting
regulated wetlands and bluffs from shoreland areas. Suitable areas were divided by required lot
sizes to calculate the allowable density for each tier. Proposed densities were tallied from the
number of lots on the Site Plan (See Table 1). Open space was calculated by subtracting areas of
street right-of-ways, residential lots, and the entry monument lot from total shoreland areas (See
Table 2.)
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PUBLIC HEARING ITEM 4c & 4d
Table 1. Overall Shoreland Density Evaluation
Shoreland
Total Area Regulated
Wetlands
(sq.ft.)
Bluffs
(sq.ft.)
Net Suitable
Area Required
Lot Size
(sq. ft.)
Allowable
Base
Density
Proposed
Density Sq. Ft. Acres Sq. Ft. Acres
Lake
Elmo/DNR
Watercourse
1,240,208 28.47 2,057 39,287 1,198,864 27.52 15,000 79.9 21
Downs Lake 338,333 7.77 27,364 0 310,969 7.14 20,000 15.5 3
Lake Rose 1,799,640 41.31 16,443 0 1,783,197 40.94 20,000 89.2 41
Horseshoe
Lake
886,313 20.35 12,032 0 874,281 20.07 20,000 43.7 35
Total 4,264,494 97.90 57,896 39,287 4,167,311 95.67 228.3 100
Table 2. Overall Shoreland Open Space Calculation
Shoreland
Total
Area
(sq.ft.)
Not Open Space Net
Open
Space
(sq.ft.)
% Open
Space
Lots
(sq.ft.)
Street
Right-of-
Way
(sq.ft.)
Lake Elmo 1,240,208 317,994 179,618 742,596 59.9
Downs Lake 338,333 27,048 78,225 233,060 68.9
Lake Rose 1,799,640 506,747 377,169 915,724 50.9
Horseshoe Lake 886,313 507,334 117,552 261,427 29.5
Total 4,264,494 1,359,123 752,564 2,152,807 50.5
Since the Concept phase, the developer has (see Figure 1):
reduced the overall shoreland density from 111 to 100 single-family lots, resulting in a
PUD that has only 44% of the allowed residential density;
Removing 10 residential lots and the related street from the Lake Elmo shoreland to
increase protection of steep slopes, open space, and natural communities;
Increased the open space proportion of the Lake Elmo shoreland from 49.8 to 59.9%;
Improved street connectivity and community connectivity in the Lake Elmo and Downs
Lake shorelands;
Decreased the residential density of the Downs Lake shoreland from 7 to 3 residential
lots and increasing the open space proportion of the Downs Lake shoreland from 52.3%
to 68.9%;
Refined the residential design of the Lake Rose shoreland to reduce the depth of selected
lots and increase the open space; and
Removed the narrow ribbon of open space previously proposed along the shoreline of
Horseshoe Lake on the golf course portion of the development from the calculation, yet
still exceeded the minimum requirements.
The DNR allows the required open space to preserved across the entire shoreland area and not
specific to any single shoreland within the development. The development barely meets the
minimum shoreland openspace requirement, however, the developer has exceeded the required
open space in the most pristine shoreland of Lake Elmo, protecting the trees, slopes and
desireable wildlife corridor. The development exceeds the minimum 50% open space
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PUBLIC HEARING ITEM 4c & 4d
requirement in all but the Horseshoe Lake shoreland which brings the average down. The
Horseshoe Lake, Downs Lake and Rose Lake shorelands all have very degraded woodlands and
much of which is existing golf course.
Figure 1 – Shoreland Tiering/Impacts
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PUBLIC HEARING ITEM 4c & 4d
Lot Sizes. The lots within the development will have a range of widths and length s with the villa
lots being the smallest, and the custom-built golf course lots being the largest. Typically, the villa
lots will have two different sized lots, 55 ft. wide and 65 ft. wide. The average lot size is 13,499
sq. ft. with the largest lot being 38,814 sq. ft. and the smallest, 6,600 sq. ft. in size. The minimum
lots size allowed in the GCC zoning distict is 9,000 sq. ft. Although some of the villa lots are less
than 9,000 sq. ft. in size, it is the intent of the shoreland PUD to allow density to tier away from
the shoreland transferring this density. Therefore, the smaller lots are consistent with the intent of
the shoreland ordinance and the purpose of the shoreland PUD. On average the residential lots
within the development exceed the minimum requirements of the GCC Zoning District.
GCC District Setbacks. The GCC zoning district establishes setbacks as:
Front – 25 feet
House side – 10 feet
Garage side – 5 feet
Corner side-15 feet
Rear – 20 feet
Consistent with the other urban districts, the City allows the side yard setbacks to be averaged such
that each side has a minimum 7.5 feet in lieu of the 5 ft. / 10 ft. side yard setbacks provided there
are no encroachments into drainage and utility easements. The 7.5 ft. setback have proven to be
problematic for builders planning for egress windows in basements in some instances. The
developer/builder will need to be aware of the “no encroachment” policy. The developer is
requesting PUD flexibility to allow the front setbacks for proposed homes with some villa lots to
be 20 feet from the front property line in instances when the garages are side-loaded and not facing
the public street. Staff is comfortable with the request, because with a side loaded garage, there
should be adequate space in the driveway to allow a car to be parked without encroachment into
the public right-of-way, provided the garages are adorned with windows or other architectural
features are part of the architecture for sides of garages facing the public R/W.
The proposed Royal Golf Club PUD proposes the following setbacks for their development:
Royal Golf Club at Lake Elmo Planned Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 15 ft.
10 ft. 7.5 ft.
Corner Side 15 ft. 15 ft. 15 ft.
Rear 30 ft.
30 ft. 20 ft.
For the most part, the Royal Golf Club’s planned setbacks exceed the setbacks in the GCC zoning
district. As is typical, some encroachments into the side setback will be allowed for bump-outs,
egress windows, and eaves, as defined by the Code, but in no case will the encroachment be
allowed in the drainage and utility easements. The developer and builders will need to plan
accordingly.
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PUBLIC HEARING ITEM 4c & 4d
Impervious Surfaces. The allowed impervious surfaces within the GCC district is 30% of the lot
area. This is consistent with the impervious surfaces allowed per lot within the shoreland. The
developer is unsure as the actual impervious surface amount that will be needed, but they anticipate
it will need to be greater on the smaller villa lots. The developer is requesting PUD flexibility for
an increase in the impervious surface maximums for the villa products, up to 40% impervious,
consistent with the LDR zoning. Staff supports this request and recommends approval of a 40%
impervious for the smaller villa lots within the development.
Sidewalks. The City’s standard street detail requires a 6 ft wide public sidewalk be constructed
on one side of any public street and to accommodate a sidewalk, the standard right-of-way width
is 60 feet wide. The developer is requesting PUD flexibility and has identified several areas where
they wish to forgo the public sidewalk requirement. The areas are:
Along Street C -The developer has proposed a 50 foot right-of-way for this street which
limits the ability to construct a public sidewalk. According to the developer, the right-of-
way was narrowed from 60 feet to 50 feet to increase the buffer along the east edge of the
development and to preserve trees. This request would impact 18 lots that front on the
Street.
Along Street K cul-de-sac. The cul-de-sac is short and the request would impact 9 lots.
The right-of-way is 60 feet wide and is adequate right-of-way to install a sidewalk.
Along the cul-de-sac end of Street A. This request would impact 10 lots. There is adequate
right-of-way proposed to accommodate a public sidewalk.
Along Street H – This request would impact 17 lots. There is adequate right-of-way to
accommodate a public sidewalk. The street is very curvilinear which also makes for poor
site-lines and a perceived narrowing of the street.
In general, staff is not supportive of the elimination of the public sidewalk requirement on any of
the above streets; except for Street C; the developer has provided a narrower right-of-way in order
to maximize lot creation in an area squeezed between the planned golf course and the property
boundary. Staff is willing to compromise by allowing Street C to be constructed without a
sidewalk.
Garages. The GCC district allows a 1,000 sq. ft. maximum for an attached garage and larger with
a conditional use permit. The developer is seeking PUD flexibility from this requirement as they
anticipate many homes will have 4-stall garages. The developer feels the additional garage area is
necessary as many of the homes will have golf carts to shelter in addition to cars. This increase
will not increase the amount of garage face to house face allowed. The developer intends to comply
with the requirement that the garage door will not exceed 60% of the principal building façade
fronting the primary street. Staff is agreeable to this request provided that the lot coverage
requirements are complied with and that an upper limit be established. Staff recommends an upper
limit of 1,300 sq. ft.
Buffers. The GCC district regulations require a minimum 100 ft. buffer from external residential
lots within the City of Lake Elmo residential properties. The proposed development exceeds this
requirement. The locations where the development is closest to adjacent residential lots are as
follows:
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PUBLIC HEARING ITEM 4c & 4d
Lot 6, Block 9 is 310 ft. to the nearest Tartan Meadows lot
Lots 4-7, Block 10 are 100 ft. to the nearest Tartan Meadows lot
Lots 6-14, Block 14 are 150 ft. to the nearest Homestead lot
Lot 13, Block 17 and Lot 1, Block 18 are 100 ft. to the nearest Schwartz Martinco Addition lots.
Lot 1, Block 2 is 190 ft. from the Eden Park 2nd Addition Lots
Parks and Trails. The City’s park dedication ordinance, Section 153.14 requires parkland
dedication, up to 10% of the development area, or a park dedication fee in lieu of park land. The
golf course portion of the development is essentially unchanged from a land use perspective; it
remains a golf course, so it is being excluded from the park dedication requirements. The Parks
Commission reviewed the Royal Golf development and recognizes the golf course provides a
significant recreational amenity that will serve this future development. In previous meetings
discussing the development, the Commission discussed the need for a playground in the
development, but that the need could be fulfilled by an HOA facility. The developer is considering
an HOA tot lot for Outlot R, although no specific equipment or design for Outlot R has been
provided. The Parks Commission endorsed the north-south trail corridor through the development
including the short segment that will be within the front yards of Lots 4-12, Block 16 (9 lots). The
Commission was asked whether the trail segment should be 6 ft. or 8 ft. wide and the consensus
was that it should be 8 ft. wide, or that the trail segment might be located on-street (the developer
is requesting 6 ft. wide trail per PUD flexibility). This trail segment has been located on the right-
of-way because of severe topography and the desire to save trees. Except for in the right-of-way
in front of these 9 lots and in the Street D right-of-way south of Outlot T, the developer is proposing
dedicating 6.65 acres of park land within Outlots B and T. Typically, the city requires a 30 ft.
wide park area centered on the trail. The proposed trail dedication area is not centered on the trail
in some areas and it includes areas of wetland buffer. A six foot mow strip should be maintained
along all public trails. Staff recommends that the parkland dedication be given for only a 30 ft.
wide corridor centered on the trail, but not including any area that is wetland or wetland buffer.
The developer will also be constructing the trail with each corresponding phase of the
development. The phasing of trail construction needs to be clarified. The trail corridor park land
dedication and the cost of constructing the public trails will be deducted from any fees in lieu of
park land dedication. As allowed by ordinance, the City will be hiring an appraiser to determine
the market value of the development land for the purposes of determining the park dedication fee.
The cost of the appraisal shall be paid by the developer as per City Ordinance.
The City/County Comprehensive Trails Plans show the need for trails along 10th, 20th and Lake
Elmo Avenue. The trails within the development are intended to provide the access along 20 th
and Lake Elmo Avenue as it is unclear whether trails could be provided along these collector
roadways without significant impact to existing trees and without significant grading and
stormwater impacts. Washington County is not requesting any dedication for trails, nor requiring
any trails. The developer will also be widening the 20th Street shoulder to accommodate the need
for bike and pedestrian access to the roadway.
In addition to the public trails on the site, there are roughly 2 miles of HOA owned nature and
exercise trails in the northwest corner of the site, Outlot DD, that remain from the former Tartan
Park.
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PUBLIC HEARING ITEM 4c & 4d
Open Space. The shoreland ordinance requires shoreland PUDs to set aside a minimum of 50%
of the shoreland area as protected open space. The Royal Golf development proposes to set aside
2,152,807 sq. ft., or 49.42 acres (50.5%) of the shoreland within the residential portion of the site
as protected open space. In addition to the shoreland open space the plat will include 182 acres of
golf course area (Outlots C and D) and outlots containing wetlands, wetland buffers, easements
and landscape outlots. The total combined open space on the site is 288.60, which represents 67%
of the plat area.
Restrictive Covenants. The development will be encumbered by a number of restrictive
covenants for the benefit of the residents including architectural guidelines, use restrictions,
exterior storage requirements, vehicle parking (RV, etc). In addition, the open space within the
shoreland is required to be protected with a conservation easement. The developer is proposing to
develop the HOA documents incorporating any concerns that might arise during the development
review process and submitting them prior to final plat for approval.
Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential
development with a maximum sign area of 24 sq. ft. per sign. The developer is requesting PUD
flexibility from this regulation in order to allow four subdivision signs. In addition to the
subdivision signs, the developer would like to install up to 6 neighborhood markers to identify the
villa enclaves within the development. These neighborhood markers will consist of 2 ft x 2 ft
pillars with the Royal Golf Course Logo and the name of the neighborhood . The development is
unique due to its size and the number of access points onto adjacent collector roadway, therefore,
Staff believes the request for flexibility has merit. The subdivision signs would be located at the
intersection of Street a and 20th Street, at the Clubhouse entrance, at Lake Elmo Ave, and another
about 600 feet north of the south entrance on Street D.
Streets. The Royal Golf development is proposing new streets A-I. The streets are all proposed to
have the standard 60 ft. right-of-way width with the exception of Street C on the east side in the
villa area, and near entrances to accommodate landscaped islands, and turnlanes. The City’s
Engineering Standards show a standard street right-of-way to be 60 feet wide to accommodate a
six foot sidewalk on one side, a 28 ft wide back-to-back paved surface, and street trees, all with
proper setbacks from each other for safety and maintenance considerations. The developer is
requesting 50 ft. wide rights-of-way for Street C without a sidewalk on one side. The need for
right-of-way width is determined by the improvements being installed in the right-of-way. If no
sidewalk is required, then a 50 foot right-of-way is sufficient. The City Engineer has identified
issues related to street width to accommodate landscaped medians, trails and turnlanes near the
development entrances. The developer will also need to update the Typical Street Sections in the
preliminary plat submittal to accurately depict the proposed street right-of-ways in the
development.
Street Parking. All streets within the development are proposed to be 28 feet wide, back to back,
except where lanes are separated by a median. Other than where there are medians, the 28 foot
wide streets will accommodate parking on both sides of the street.
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PUBLIC HEARING ITEM 4c & 4d
Street Names. The developer is proposing a unique theme for street naming within the
development as allowed in the most recent update to the City’s street naming ordinance. Staff has
reviewed the proposed street names and finds them to be consistent with the ordinance.
Architecture. The Royal Golf Course residential development contemplates a range of single
family homes providing a range of lifestyle choices and price points, from HOA maintained villa
products to high-end custom homes. The villas are in 5 different neighborhood areas, 3 on the
west side of the golf course and 2 on the east. The villa homes are anticipated to have 1,800-2,000
sq. ft. of floor area on the main level and full basements. The neighborhood toward the south of
the development is intended to have a new housing type for “new families on the go” that will be
two stories, but HOA maintained. The developer has suggested that there will be an architectural
review committee that will approve all house plans in accordance with a prescribed set of
architectural guidelines including 4-sided architecture, minimum roof pitches and materials,
wrapped windows and doors, Hardie-board siding and Anderson Windows. The developer
anticipates up to 7 custom builders for the traditional homes and 2-3 for the villas.
Tree Preservation. The developer has submitted a tree preservation plan as required. The tree
replacement plan is based on individual surveyed trees and areas where tree density and type are
determined by random tree plots. Staff reviewed the tree plots and has determined the
methodology to be consistent with City Code. Staff has also reviewed the grading for the site to
determine whether grading the site differently, for instance, creating lookout lots rather than
walkout lots to save trees. The developer has already done a relatively decent job determining the
types of homes for each lot to minimize grading and tree removal. All the lots will be custom
graded with the hope of minimizing tree loss during the building permit stage of the project. The
Developer is interpreting the development as a “mixed-use” development in order to use the tree
replacement for required landscaping. Staff has interpreted the City code such that the
development is not a mixed use development (commercial/residential), but rather it’s essentially
an open space/recreation/residential development. The commercial aspect of the clubhouse is
accessory to the golf course. This interpretation is consistent with the City Attorney’s
interpretation (see attached email). Furthermore, the due to the quantity of forest on the site, it is
has been difficult for the developer to develop the site without significant tree removal. The tree
replacement has become an issue because it is difficult to find suitable placement for all the
required trees. Staff is recommending PUD flexibility from the tree preservation ordinance such
that the developer receives some credit for forest management and establishment of pollinator
friendly native seeding. In the northwest portion of the development, there exists a mature oak
forest, however, the understory has been increasingly choked out by invasive specifies. By
managing the understory, removing buckthorn and other species, and introducing native grasses,
the forest will likely be able to regenerate and result in a more sustainable landscape than simply
requiring tree replacement trees.
Landscaping. The developer has submitted preliminary landscape plans as required; however,
until the tree preservation requirements are established, it is difficult to determine the overall
landscape requirements.
Landscape Walls. Throughout the development, the developer has proposed landscape walls to
control grades. These walls cross residential property lines and HOA property and some are shown
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PUBLIC HEARING ITEM 4c & 4d
within public rights-of-ways and City outlots. Staff recommends that any walls that cross
residential property lines or residential property lines and HOA property be owned and maintained
by the HOA. Staff also recommends that the walls shown within City Outlots and Rights -of-way
be moved to HOA owned outlots, or maintained by the HOA.
Golf Cart Friendly Neighborhood. Central to the developer’s golf course community concept is
to have all of the development accessible by golf cart. According to the developer, they would
like to have golf carts be allowed on internal public streets and the off-street trails that connect the
neighborhood to the club house, some of which are to be public trails. No golf cart access is
proposed for sidewalks, or trails that do not connect to the clubhouse. The city’s current ordinances
do not allow for the use of golf carts on public streets or trails. The developer is interested in
pursuing an ordinance that would permit such use on public streets and trails, often referred to as
a “slow moving vehicle ordinance”
Emerson Property and 10th Street Access. The access to 10th Street was achieved through
negotiation with Terry Emerson, the property owner to the south-east. The negotiated agreement
will result in a land swap with Outlot P being transferred to Mr. Emerson in exchange for the Street
D access onto 10th Street and Outlot N. Mr. Emerson has granted permission to have this portion
of his property to be included in the preliminary plat with his signature on the preliminary plat
application. Access to 10th Street should be a condition of preliminary plat.
Development Phasing/Grading Phasing. The developer is planning to begin the first phase of
the development on the east side along with a small portion in the south-west corner of the
development. All of the first phase utilities will be contained in Phase 1 except for a sewer force
main along 10th Street and its intersection with Lake Elmo Ave and a watermain along the south
side of 20th Street to its intersection with Lake Elmo Ave. The grading phasing is being driven by
the need to provide public sere and water to the clubhouse within 2 years of its opening, which is
expected to be the summer of 2017. The pace of the phasing will be determined by market demand,
but future phases are expected to proceed from the from the south-west corner to 20th Street.
Further discussions related to phasing are needed with such a large development as it pertains to
public infrastructure such as streets, utilities and trails. The approximate timing of phasing is:
Phase 1, 2017
Phase 2, 2019
Phase 3, 2021
Phase 4 – 2023
Grading, Stormwater Management and Storm Sewer System Improvements. The City
Engineer provided comment on the grading, stormwater management and storm sewer system
improvements and raised a number of issues that may require changes to the preliminary plat (See
Engineer’s report dates March 8, 2017) including:
Pond 60 on Outlot V Pond 60 on Outlot V proposes storm water ponding over the
existing dual gas pipeline and easement area. It is the City’s understanding that this
improvement will not be allowed as proposed and if allowed would pose undue
maintenance and ownership burden on the City. The plans should be revised to remove
this encroachment or the applicant must provide written correspondence to the City from
the gas main utility owner stating that the proposed improvements are acceptable as
proposed including no ongoing maintenance restrictions to the City.
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PUBLIC HEARING ITEM 4c & 4d
Revisions to the Preliminary Plat may be required for the plat to obtain VBWD and State
stormwater permit approvals.
Sewer Utility Lift Stations. Outlots M, N and EE do not appear to be adequate for City
owned/maintained lift stations. Preliminary Plat approval should be contingent upon expanding
Outlots M, N, and EE, or otherwise revising the Preliminary Plat/Plans to the City’s satisfaction
such that the proposed sanitary lift station sites are acceptable to the City’s lift station consulting
engineer and Public Works staff.
Outlots.
Outlots E, H, M, N, V, W, AA, EE, GG and HH contain stormwater ponds, infiltration
basins, sanitary lift stations and utility easement and should be dedicated to the City with
the plat.
Outlots B and T contain public trails and should be dedicated to the City for parkland with
the plat (see parkland dedication).
Transportation Improvements. The City Engineer’s report dated March 8, 2017 includes the
following review comments related to required right-of-way dedication and improvements for
transportation:
40 feet of R/W is being dedicated along the entire length of 20th Street.
50-55 ft. of R/W is being dedicated along Manning Trail North within the city limits.
An additional 17’ of right-of-way is required along 10th Street north.
Turnlane improvements are required at Street D and Street E at intersections with County
roads meeting Washington County standards and paid for solely by the developer.
The City requires right turnlanes meeting City State Aid design standards along 20th Street
North at Streets E, J, A, the golf course entrance and Manning Trail to be paid for soley by
the developer. No turnlanes are required at the Manning Trail/Street B intersection.
HOA Fitness Center. Near the golf course clubhouse, on the west side of the parking lot on Lot
2, Block 1, the developer has proposed a private fitness center and swimming pool that will be
HOA owned and maintained. The fitness center is a conditional use, so prior to any construction;
a conditional use permit will be required. Access to the lot will utilize the clubhouse entrance drive
and parking lot. A cross access easement will be needed between the clubhouse and HOA to ensure
access to the property which will be under different ownership than the golf club.
Golf Course Amenities.
Cottages. The developer and owner of the golf club has suggested that there may be up to
four “cottages” to be located to the east of the golf club parking lot on what is labeled as
Lot 3, Block 1. Based on images provided of cottages found on other golf courses outside
the city, the cottages will be more or less entertainment homes for the private use of the
golf club owners and guests. The use in the GCC zoning district will be regulated as Semi-
Transient Accommodations, which are an accessory conditional use. Because they use is
allowed only as an accessory to the club house, the clubhouse and the cottages need to be
on the same platted lot. The preliminary plat will need to be revised such that Lot 1, Block
1 and Lot 3, Block 1 are combined. Staff believes this is important so that once constructed
the cottages remain under ownership of the golf club and cannot be sold off separately.
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PUBLIC HEARING ITEM 4c & 4d
Clubhouse and Access. The former 3M Tartan Park clubhouse is presently being renovated.
The renovation began prior to the platting process. The renovated club house uses will
remain essentially the same and will include a restaurant and pro-shop. An intensification
of the site or use will require a conditional use permit. Access to the clubhouse is via a
single driveway; the secondary entrance was displaced by residential development. The
City code requires two entrances. The developer has modified the single entrance by
introducing an island which divides the drivelanes. The Building Official and Fire Chief
Staff have no objections to a single entrance as the clubhouse will be have fire suppression
sprinklers installed. Staff is therefore recommending flexibility to the requirements to
allow a single entrance to the clubhouse.
Golf Course. The former 3M Tartan Park golf course was a 27-hole facility that is being
transformed into an public 18-hole facility with a driving range. The developer has
suggested that there will also be a small par 3 youth course. During the concept phase, the
developer indicated that this course would be open to the public for no charge. The excess
land being developed into the residential development.
Maintenance Building. The former 3M Tartan Park golf course maintenance building will
remain in its current location and purpose and is shown to be located on Lot 1, Block 1.
Parking. The parking for the clubhouse will serve the clubhouse restaurant, proshop, golf
course, HOA fitness center and cottages. At present, no additional parking has been
provided or planned for other than what existed with the former 3M Tartan Park clubhouse.
With any expansion to the clubhouse, cottages, or fitness center, a conditional use permit
will be required and the need for parking will be evaluated among other items. A cross
access easement will be required between the HOA and the club house ow ners to ensure
access to both over the clubhouse entrance drive and parking lot.
HOA/Clubhouse Trails. There are trails owned by the golf course and trails owned by the
HOA. A cross access easement is needed between the HOA and the golf course to allow
the HOA to access the clubhouse over the trails.
PRELIMINARY PLAT RECOMMENDED CONDITIONS OF APPROVAL
Staff recommends the Planning Commission recommend approval of the preliminary plat and
preliminary PUD plan approval with the following suggested conditions:
1. That cross access easements be recorded between the owner of the golf course/golf club and
the HOA to permit HOA and resident access to the future fitness center, clubhouse and other
amenities by the HOA residents over the clubhouse entrance drive and parking lot and trails.
2. That the preliminary plat be revised such that the Lot 1, Block 1 and Lot 3, Block 1 are
combined into a single lot.
3. That the preliminary plat be revised such that Lot 1, Block 1 has frontage onto 20th Street
without crossing through the public park on Outlot B.
4. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a
conditional use permit.
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PUBLIC HEARING ITEM 4c & 4d
5. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
6. That the developer prepare an exhibit that clearly identifies the proposed setbacks for specific
lots within the development.
7. That the PUD overlay zoning allow for the following:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 15 ft.
10 ft. 7.5 ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft.
30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 40%. All other lots shall have a maximum impervious coverage of
30%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade
(including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivison identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet
in sign area each, located no closer than 10 feet to any public right-of-way. In
addition neighborhood identification markers (pillars) shall be permitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood.
8. Prior to the execution of a Final Plat for any phase of the development by City officials, the
Developer shall enter into a Developer’s Agreement for that phase 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.
9. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association which shall be submitted in final form to the Planning Director
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PUBLIC HEARING ITEM 4c & 4d
before any building permit may be issued for any structure in any phase of the
development. Said agreement shall comply with Minnesota Statues 515B-103, and
specifically the provisions concerning the transfer of control to the future property owners.
The HOA documents shall include required maintenance of wetland buffers.
10. That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or other
architectural features.
11. 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 for each platted phase of the
development.
12. That the HOA be responsible for the maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
13. The developer shall provide for an HOA owned and maintained children’s play structure or
other similar improvement on Outlot R as discussed by the developer during the PUD
concept review.
14. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an
appraiser to be chosen by the City and paid for by the developer. Also that a 30 ft. wide trail
corridor be dedicated to the City centered on public trails in the development and that the
value of the dedicated land be credited toward any fees in lieu of parkland dedication. The
park land dedication shall not include wetlands, wetland buffer area, and no credit will be
given for land beyond the 30 ft. centered on public trails. And lastly, that the cost of
constructing any public trails within the dedicated park land be credited towards any fees in
lieu of park dedication.
a. Outlots B, and T shall be dedicated to the City as parkland for trails.
15. That the PUD Plans provide an 8 ft. public trail (concrete or bituminous) in the right-of-way
in front of Lots 4-12, Block 16.
16. That a trail phasing plan be submitted by the developer to be approved by City Staff and that
the public trails be constructed within each phase prior to building permits being issued for
that phase of development.
17. That a 10’ wide trail segment be provided from Street D to the east edge of the plat within the
County Right-of-Way.
18. That a sidewalk be provided on one side of every street in the development with the
exception of Street C.
19. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to comply
with the City’s tree preservation requirements and the City’s landscape requirements for
review and approval by the City prior to recording the final plat.
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PUBLIC HEARING ITEM 4c & 4d
20. The developer shall provide woodland management and pollinator friendly native seeding in
lieu of some required tree preservation replacement tree requirements as recommended by the
City’s Landscape Architect.
21. All changes and modifications to the plans requested by the City Engineer in the Engineer’s
report dated, March 8, 2017 shall be incorporated into the preliminary plat and PUD plans.
22. The Preliminary Plat approval is conditioned upon the applicant meeting all City standards
and design requirements unless specifically addressed otherwise in this resolution.
23. The developer shall comply with all comments identified within the Washington County
letter dated March 6, 2017, including providing an additional 17 feet of right-of-way along
10th Street N. and constructing turn lane improvements meeting Washington County
standards at the developer’s sole expense.
24. The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
25. That all openspace within the shorelands be protected with a conservation easement and that
conservation easements be provided for review by the City Attorney and to be executed prior
to final plat approval.
26. That golf carts shall be prohibited on city streets and city trails unless specifically allowed by
City Ordinance.
27. Prior to the issuance of building permits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
28. The applicant must provide the city a letter of approval to perform the proposed work in
the gas pipeline easement within the development area as a condition of preliminary plat
approval.
29. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a sign
permit from the Planning Department.
30. That the preliminary plat be updated to include street names that are consistent wi th the
City’s street naming ordinance and approved by the City Council.
31. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
32. The developer shall enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and PUD 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.
33. The developer shall submit a revised preliminary plat and plans meeting all conditions of
approval. All of the above conditions shall be met prior to the City accepting an application
for final plat and prior to the commencement of any grading activity on the site.
34. That approval of the preliminary plat be contingent on Street D access to 10th Street.
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PUBLIC HEARING ITEM 4c & 4d
RECOMMENDED FINDINGS FOR REZONING:
1) That the rezoning is consistent with the comprehensive plan
RECOMMENDED FINDINGS FOR PRELIMINARY PLAT/PRELIMINARY PUD:
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Royal Golf Club at Lake Elmo preliminary plat and PUD plans:
That the Royal Golf Club at Lake Elmo PUD General Concept Plan was approved by the
City on September 6, 2016 and the submitted Preliminary Plat and Preliminary PUD Plan is
consistent with the approved PUD General Concept Plan.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this
area.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by the
PUD regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with the City’s subdivision ordinance.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with the City’s Planned Unit Development Regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with City’s Engineering Standards, except where noted in the review memorandum from the
City Engineer dated March 8, 2017 and modified by the PUD regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with other City zoning ordinances, such as landscaping, tree preservation, shoreland, and
erosion and sediment control, except as noted in this staff report review memorandum from
the City Engineer dated March 8, 2017.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan achieve
multiple identified objectives for planned developments within Lake Elmo.
RECOMMENDATION:
Staff recommends the Planning Commission recommend approval of the 1) Rezoning of the
former 3M Tartan Park properties from PF – Public Facilities to GCC – Golf Course Community
with the following motion:
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PUBLIC HEARING ITEM 4c & 4d
“Move to recommend approval of the rezoning of the Royal Golf Course Development
properties from PF-Public Facilities to GCC-Golf Course Community based on the findings
identified in the Staff report.”
Staff recommends the Planning Commission recommend approval of the Preliminary Plat and
Preliminary PUD Plans for the Royal Golf Club at Lake Elmo with the following motion (this item
cannot be approved by the Council until the Metropolitan Council approves the comprehensive
plan amendment):
“Move to recommend approval of the Preliminary Plat and Preliminary Planned Unit
Development Plans for the Royal Golf Club at Lake Elmo with 33 conditions based on the
findings identified in the Staff report.”
ATTACHMENTS:
1. Application Narrative
2. Preliminary Plat
3. Tree Preservation Plans
4. Preliminary Landscape Plan
5. Phasing Plan
6. Shoreland Evaluation
7. City Engineer’s Report, dated March 8, 2017
8. Washington County’s Report, dated March 6,2017
9. Street Names Exhibit
10. Concept Plan Staff Report
11455 20th Street North
Lake Elmo, Minnesota 55042
www.royalgolfclubmn.com
THE ROYAL GOLF CLUB
Preliminary PUD/Plat
February 10, 2017
Background
Tartan Park, 3M’s private 27-hole golf course and recreational facility was purchased by H.C.
Golf Course Development, LLC in March of 2016. Since that time, the golf course
reconstruction and proposed clubh ouse renovation have begun with an expected opening
Summer of 2017. H.C. Golf applied for a Comprehensive Plan Amendment on September 12,
2016. This application was approved, conditioned on Metropolitan Council approval , January 9,
2017. The EAW for the Royal Golf Club was approved by the City Council on January 17, 2017
and the Zoning Text Amendment for the new Golf Course Community designation was
approved on February 7th, 2017. The applicant has prepared a Shoreland PUD/Cluster
evaluation that is in the final stages of review by the City of Lake Elmo. On September 8, 2016,
H.C. Golf requested that the City undertake a Water Supply study based on the City Engineer’s
recommendation during the Concept Plan review. The study is complete, the recommended
changes to RGC’s water looping system have been made. RGC has obtained its required
Wetland Alteration Permits and received approval of the Wetland Replacement Plan. This
narrative accompanies the Development Stage Planned Unit Development and Preliminary Plat.
RGC and City Staff have been working on the details of the preliminary plat over the last 3
months. During this effort, the concerns raised during the concept review, the EAW, the GCC
Zoning Text Amendment, and public comments have been addressed and incorporated into this
submission.
Substantive Changes Since Sketch Plan Review
There have been many changes since the Planning Commission saw the original sketch plan.
The substantive changes area:
1. Provision of an access to the south connecting the neighborhood to 10 th Street.
2. Provision of a public trail connecting 10th Street to 20th Street.
3. Elimination of any cul-de-sacs longer than City Ordinance.
4. Addition of an access from 20th Street to the east part of the site
5. Elimination of 11 lots in the area east of Homestead and north of Tartan Meadows.
6. Connection of the NW neighborhood to the west-central neighborhood.
7. Removal of the 19 lots that had been planned on a wooded ridge along Lake Elmo Ave.
PUD Flexibility
RGC is requesting various types of flexibility based on its PUD designation. These requests are
listed below and detailed in each category throughout the narrative. These requests are:
1. The golf course is required by ordinance to have two entrances. When submitting the
grading permit for the course, this was unknown to RGC. As a result, the area where the
2nd access once existed was used as the remediation area where the mercury
contaminated soils in the golf course greens was placed. To address the access concern,
RCG is proposing to modify the main entrance drive to include a drive with a median at
the intersection of 20th Street.
2. Minimum Lot Size. The minimum lot size in the GCC is 9,000 square feet. Many of the
proposed Villa lots are below this requirement. Typically, an Association maintained
unit would be more a LDR or MDR housing style; the smaller lot size would be
compensated by common open space. We believe we have done this with our proposal
and should be approved. If not allowed, the only way to meet the minimum density
would be to make all the lots closer to the minimum. We believe this would be
detrimental to the neighborhood and it exclusivity.
3. Impervious Surface Area (Per lot). While we aren’t exactly sure at this point because we
haven’t picked our builders, we suspect that on some of the 55’ villa lots we might exceed the
30% impervious coverage requirement. Like #2 above, the villa would typically be a LDR/MDR
product with a 40% coverage requirement. We believe it is reasonable to ask this of our villa
product as well. We will adhere to the Shoreland Ordnance in the areas covered by the
Shoreland District. We are not requesting this flexibility for the Traditional Single Family.
4. Villa Setbacks. RGC is requesting a 20’ front yard setback when a side-loaded garage is
used. In this case, there should be no issue with parking cars in t he driveway that will
overhang the sidewalk or ROW. This is not an uncommon allowance when utilizing a
side-load garage. Additionally, we are requesting 7.5’/7.5’ sideyard setback (garage or
living area) for the villas. With the ordinance requirement of 10’/5’ there will be
instances where we will have garages with 10’ of each other. We believe this creates an
ugly street view.
5. We would like “trails” in front yards to be 6’ wide. This argument is made in the Trails
section.
6. ROW width. In the 55’ wide villa area on the east side we are proposing a 50’ ROW
without sidewalks. This is described in the streets section.
7. Number of “Entrance Monuments”. City ordinance allows for only 2 entrance
monuments per development. We are requesting 4 entrance features – one at the
intersection of Street A and 20th Street, one at the clubhouse entrance, one at the
entrance on Lake Elmo Ave. and another approximately 600’ north of our entrance on
10th Street. In addition, we would like to have up to 6 additional “neighborhood
identifiers” used to identify the villa enclaves. There would likely be nothing more than
a 2’X2’ pillar with the RGC Logo and the name of the neighborhood.
8. Sidewalks. We are proposing two small areas where we think sidewalk is not
warranted. This is explained in the Sidewalk section.
9. Garages. The ordinance states that there is a 1000 square foot maximum for an
attached garage without a conditional use permit. It will not be at all uncommon for
many of these homes to have 4-car garages, especially if they have golf carts. We would
like the flexibility to have a larger garage with a much more expedient review than a
CUP, or have a PUD condition that states that there can only be the equivalent of 3
single stall garage doors facing the street. We are still bound by the percentage of
garage face to house face requirement.
Proposed Land Uses and Densities
Land Uses. The development contemplates detached, single family homes
encompassing a broad range of lifestyles choices and price points. Anticipated homes
will range from Association maintained villa products to high-end custom homes. The
“villa” product has 5 different “neighborhoods” -- 3 on the west side of the golf course
and 2 on the east. It is likely that the neighborhood in the Southwest corner of the site
may contain a product for “new families on the go” that will be a two-story product but
still Association maintained. This is an emerging buyer segment as Millennials start to
form families and switch to owning their own home.
Lot Sizes.
Traditional single family lots – These lots will range from 80’ – 100’ in width with
minimum depths between 130’ to 150’. The varied lots are intermixed throughout the
development depending on proximity to the golf course and orientation to existing
natural features. Front setbacks for traditional single family homes will be 30’ as well as
the street-side setback for a corner lot. The rear setback is 30’.
Golf course lots will be a minimum of 100’ wide. The rear setback will be 30’ and side
setbacks at proposed to be 15’ each side (30’ between homes). Internally, RGC may
grant variances to the sideyard setback to allow for bump -outs, egress windows, wide
eaves and the like. These would be granted only on a case by case basis to allow for
unusual architectural elements. In no case, will the setback be less than 10’. No
encroachments into utility easements will be allowed. There are 79 Golf Course lots; the
average lot area 17,800 square feet.
Off-course lots with 80-90’ widths will have the same front and rear setbacks but have
10’ sideyard setbacks. Typical City-allowed encroachments into setbacks will be allowed
but in no instance will encroachments into utility easements be allowed. There are 88
off-course lots. The 90’+ lots have an average size of 15,600 square feet; the averag e
area for a 80’+ lots is 13,713 square feet.
Association Maintained Villa Lots -- There are essentially two different villa lots – 55’
wide and 65’ wide. These will be located on public streets in 5 different enclaves or
pods. As negotiations are completed with the two or three custom builders for these
homes, plans will be brought forward for City review. Generally, the homes will be
1800 – 2000 square feet on the main level. All units will have full basements. The front
setback is proposed to be 20’ for side-load garage units and 25’ for front loaded garages.
The proposed side setbacks are 7.5’ from each side (15’ between homes).
The lot areas for the 55’ lot range from 6900 square feet to 14,700 square feet,
averaging approximately 8,700 square feet. The lots areas for the 65’ lots range from
7,800 to 13,100 square feet. The average square footage is 9,800 square feet.
The various setback/ROW/Sidewalk relationships that are formed as part of the request
are shown on Exhibits A, B, C, and D.
Density. The current plan indicates a total of 292 units on 231.25 gross residential
acres. Using the City’s methods of netting out rights-of-way, bluffs, wetlands and the
like a net residential area of 186.92 acres is arrived at. This creates a net density of 1.56
units per acre. This is within the density range prescribed by the Golf Course
Community Zoning District.
Streets/Sidewalks. Streets are generally designed to be 28’ feet (back of curb to back
of curb) within a 60’ right-of-way. All streets have sidewalks on one side except for the
55’ villa product on the east side of the neighborhood and the 60-65’ villa product in the
SW corner. Both “pods” or enclaves contain fewer than 20 lots, and are situated in
locations that won’t experience through traffic. Both enclaves have a very short walk to
a street with a sidewalk or trail. Some lots have access to a trail in their back yard. In
only one east neighborhood (55’ lots), due to the east/west dimension from the golf
course to the east property line , the ROW had to be reduced to 50’ to help increase the
buffer and preserve trees on the property edge.
Parks, Trails and Open Spaces.
Trails. In response to the Comprehensive Park Plan for a trail along 20th Street from
the clubhouse access to Lake Emo Ave., we have proposed an off-street trail from
the easterly most proposed street (Street A) to Street J, where the trail moves away
from the street and proceeds through the golf course, neighborhood and other
planned open spaces eventually connecting to 10th Street. This is proposed to be
credited against the project’s park dedication fee. No other public park land
dedication is proposed.
Due to severe topography and trees, it was not possible to construct an off -street
trail from the proposed trail intersection with Street E to where it leaves Street D at
the NW corner of the Homestead neighborhood. Because it is not preferable to
construct asphalt trails along the fronts of lots, an 8’ sidewalk was discussed. RGC
would prefer to see any sidewalk in a front yard no greater than 6’. While a tree
should still be able to grow in a 7’ green space (boulevard) between the curb and the
edge of an 8’ sidewalk, an 8’ wide piece of concrete looks out of scale with the other
elements in the front yard. RGC is requesting that the “trail” in the area described
be limited to 6’.
Private Amenities. A private park is proposed in the SW corner of the site as a small
neighborhood amenity. There is also a private HOA maintained fitness center and
swimming pool proposed in the golf clubhouse area on the west side of parking lot.
The exact location and design have yet to be determined but will be proposed during
the CUP process. Use of the fitness center and pool will be paid for through HOA
dues. There are also nearly 2 miles of HOA owned nature/exercise trails that exist in
the northwest corner of the site (Outlot DD). These are not designed for bicycles or
other like as there are numerous bridges, stairways and steep slopes. They are
intended to provide a means to experience the hilly woodland and get a more
energetic experience than a normal sidewalk or trail.
Private Open Spaces. All HOA owned/maintained open spaces will be encumbered
by some form of conservation easement to satisfy both DNR and City Ordinance
requirements. The specifics of these easements are being worked on with Staff.
There are 35 different outlots within the proposed plat; the ownership and
maintenance responsibilities of the outlots are shown on Page 8 of the plan set.
Golf Cart Friendly Neighborhood. It is very important to RGC that the neighborhood
be golf cart friendly. By this, we mean that golf carts would be permitted on the
internal public streets and the off-street trails that connect the neighborhood to the
clubhouse. Golf carts would not be allowed on sidewalks, streets surrounding the
property, or trails that did not link directly to the clubhouse. Ordinances to this
affect are common (slow moving vehicle) and essentially center around the driver
(must be of legal driving age with insurance, etc.) and the cart itself. If the ordinance
is a dawn to dusk ordinance certain accessories must be on the cart; if it includes
dusk to dawn operation additional accessories are required. RGC would like to
explore this concept with Lake Elmo Public Safety officials to arrive at an ordinance
that satisfies all.
Restrictive Covenants. The development will be encumbered by a variety of Restrictive
Covenants put in place for the benefit of the residents (Architectural Guidelines, use
restrictions, exterior storage requirements, vehicle parking, RVs, etc.) as well as
Restrictive Covenants placed on open spaces at the direction of the City as part of the
Ordinance and Shoreland requirements. As part of the review process, we expect that
the agency required covenants will be developed and that concerns of the Planning
Commission will be voiced and incorporated into the HOA Documents. Finalization of
these documents will be done prior to Final Plat submittal
Transportation. All the access points to surrounding streets and County Roads have
been approved by the appropriate agencies subject to the final design being presented.
During the EAW approval process, a traffic study was performed. All the
recommendations of the study have been implemented in the plans, the most
significant of which are turn lanes at all the project intersections with 20th Street.
The access to 10th Street has been obtained through negotiation the property owner to
the east of the access point, Terry Emerson. The negotiation involves land swaps and
other considerations we wish to remain outside the public domain. The discussions are
proceeding nicely and we are in the process of reviewing final documents. The land
swaps will be accomplished prior to final plat approval so that everything will be
memorialized in the plat. The specifics or the land swaps will be presented at the
Planning Commission meeting.
Tree Preservation
Trees were inventoried using two methods. Many trees were individually identified and
located. Some trees were inventoried using a foresters sampling method. The
individual tree locations as well as the forester’s areas are shown on the submitted tree
preservation plan. Individual trees were identified by Kjolhaug Environmental Services
and Tree Biz. The foresters sample areas were done by Kjolhaug Environmental
Services. Carlson McCain surveyed the individual tree locations. The detailed
calculations can be found on the submitted tree preservation plan. There is a mitigation
requirement of 4,298 caliper inches. This mitigation requirement is fulfilled on the
submitted landscape plans.
It should be noted that our calculations are made utilizing the "mixed use" provisions in
the City Ordinance. In our opinion, the public nature of the golf course, restaurant,
banquet and event facilities, driving range, and teaching center all indicate a use that is
commercial in nature and that any financial link between the residential uses and the
golf course does not invalidate this provision.
We are confident that the combination of saving over 60% of trees on site as well as all
the proposed landscaping and amenity features, The Royal Golf Club at Lake Elmo will
become a beautiful new addition to the City that everyone can be proud of.
Phasing
The first phase of development will be the development of the east side of the project
along with a small portion in the SW corner. This is shown on Exhibit E of this narrative.
All the first phase utilities will be contained in Phase 1 Development except for a sewer
force main along 10th Street and its intersection with Lake Elmo Ave. and a watermain
along the south side of 20th Street to its intersection with Lake Elmo Blvd (Exhibit F).
The Grading Phasing is shown on Exhibit G. The primary driver of this phasing is the
need to provide public sewer and water to the clubhouse within 2 years of it’s opening,
which is expected to be the summer of 2017. The ultimate pace of the phasing will be
determined by market demand but future phases are generally expected to proceed
from the SW corner north to 20th Street. Phasing of critical public infrastructure and
trail improvements will be discussed and approved with Staff as we proceed with
approvals.
The approximate dates of the 4 development phases are:
Phase 1 – 2017
Phase 2 – 2019
Phase 3 – 2021
Phase 4 -- 2013
Builders. While we have spoken with many custom builders in the area, out of respect
for the City approval process we have not selected any. With preliminary plat approval,
we will announce these builders and, if needed, make a presentation of their work to
the City. We are confident that the City will be pleased with the custom builders we will
chose. Presently we are considering a pool of 7 custom builders for the traditional
homes and 2-3 custom home builders for the villas.
There will be an architectural review committee (ARC) that will approve all house plans
in accordance with a prescribed set of architectural guidelines that will cover minimum
roof pitches and materials, 4-sided architecture, wrapped windows and doors, Hardie
siding and Andersen Windows. As we continue to put toget her the builder pool, we will
be happy to review the architectural guidelines and speak with the builders themselves.
Summary
The Royal Golf Club is a unique solution to the natural and regulatory challenges that this site
presents. Its proximity to transportation and the rest of the metro area, the surrounding open
space and recreational areas, quality schools and a broad buyer profile offer a unique locational
advantage. Combined with the golf course, there has not been a project of this caliber in the
Twin Cities in two decades; there likely will not be another one in the foreseeable future.
We believe that this plan is a solid framework with which to proceed to final plat and the other
regulatory steps to bring the neighborhood to reality . We continue to discuss the project with
policy makers, refine the plan as we gain more information on the potential market, evolving
planning/environmental considerations, and community expectations. We look forward to
advancing the proposal and addressing more details of the design as we prepare for final PUD
and plat approvals.
Respectfully submitted,
H.C. Golf Course Development, LLC
Rick Packer
President
5-10’
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC
5-10’
5’ From Curb
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
5-10’
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