HomeMy WebLinkAbout2018-01-22 Joint Board PacketAGENDA
Stillwater City and Town Joint Planning Board
City Council Chambers
216 North Fourth Street
Stillwater, MN 55082
4:30 p.m.
Monday, January 22, 2018
1. CALL TO ORDER
2. ELECTION OF OFFICERS
3. APPROVAL OF AGENDA
4. APPROVAL OF DECEMBER 18, 2017 MINUTES
5. PUBLIC HEARINGS
5.01 Request by Todd Ganz of Integrity Development for a rezoning related to
the preliminary plat of Heifort Hills Estate, a 24 lot detached townhome
subdivision in the South Twin Lake Shoreland District. The property is
located at 8911 Neal Avenue.
6. MISCELLANEOUS
7. ADJOURNMENT
Stillwater City and Town Joint Planning Board
Regular Meeting Minutes
December 18, 2017
Present: Stillwater Town Board Members Dave Johnson and Sheila-Marie Untied,
City of Stillwater Council Members Ted Kozlowski and Tom Weidner.
Staff present: Stillwater Community Development Director Bill Turnblad
Chair Johnson called the meeting to order at 5:10 PM.
APPROVAL OF AGENDA
The agenda was accepted with one change. Election of officers would wait until the next
meeting.
APPROVAL OF MINUTES
Since only two of the four members at the March 18, 2015 meeting were in attendance
tonight, minutes of March 18, 2015 were acknowledged but no vote to approve was taken.
NEW BUSINESS
Rezoning for WEST RIDGE - Case No. 2017-61
Turnblad introduced the case by summarizing his report of December 12, 2017. The
developer, Westridge Development LLC, requested a rezoning of the property at 12991
Boutwell Road from AP – Agricultural Preservation to RA – Single Family Residential for
a 14 lot single family subdivision to be known as West Ridge.
Weidner discussed the possibility of extending Creekside Crossing to the Whitcomb
property immediately south of West Ridge for future development flexibility. He also
talked about the potential benefits of extending Neal Avenue through the neighborhood
to intersect with Co Rd 12 at Northland Avenue. There was also discussion on whether
Trolley Drive’s proposed location were the best for the properties to the east.
Untied moved to approve the rezoning, which was seconded by Kozlowski. The motion
passed on a 4-0 vote.
Joint Board Minutes
December 18, 2017
Page 2 of 3
Rezoning for NOTTINGHAM VILLAGE - Case No. 2017-56
Turnblad introduced the case by summarizing his report of December 12, 2017. The
developer, Hearth Development, requested a rezoning of the property at 12220 McKusick
Road from AP – Agricultural Preservation to TR – Single Family Residential for a 15 lot
single family subdivision to be known as Nottingham Village.
The board discussed future development of surrounding properties and whether the
proposed road alignment would enable that future development or hinder it.
Weidner moved to approve the rezoning, which was seconded by Kozlowski. The
motion passed on a 4-0 vote.
OTHER BUSINESS
Johnson reported on a conversation he had with the new owner of the property south of
Hwy 36 at Manning Avenue. The property is currently within Stillwater Township, but
would need to be annexed either by the City of Oak Park Heights or the City of Stillwater
in order for urban utilities to be provided. But, according to the new owner, Oak Park
Heights is not particularly supportive. So, the owner is interested in working with the
City of Stillwater to determine if Stillwater utilities can be extended to the property.
ADJOURNMENT
Weidner moved for adjournment, which was seconded by Untied. The motion passed
unanimously. Meeting adjourned at 6:10 PM.
Respectfully submitted,
Bill Turnblad
Acting Recording Secretary
TO: Joint Planning Board
FROM: Bill Turnblad, Community Development Director
DATE: January 18, 2018
RE: Heifort Hills Estate rezoning
BACKGROUND
Todd Ganz, Integrity Land Development, is proposing to develop Phase Two of the 26.1
acre Heifort Hills Planned Unit Development (PUD). The 24 home sites located in the 15.2
acre first phase were platted as the Ponds at Heifort Hills. This, the second phase, also has
24 home sites, which are spread across 10.9 acres of land that will be platted as Heifort
Hills Estate.
All of this phase lies within the Natural Environment Shoreland District of South Twin
Lake. Consequently, development must either be on one acre lots or must occur as a
Shoreland Planned Unit Development (PUD). A shoreland PUD allows increased density
if: 1) at least 50% of the site remains in commonly owned permanent open space; 2)
densities are shifted away from the protected lake; 3) emphasis is placed on protecting the
natural resources of the site, such as trees and water basins; and 4) no more than 25% of
the site is improved with impervious surfaces.
The developer in this instance has chosen to develop according to the Shoreland PUD
standards.
SPECIFIC REQUEST
The Joint Planning Board is asked to:
1) Consider approval of the rezoning of the second phase’s 10.92 acres from AP,
Agricultural Preservation to RB, Two-Family Residential; and
2) Make comments on the preliminary plat for Heifort Hills Estate.
EVALUATION OF REQUEST
Mr. Ganz has requested that the property be zoned RB, Two-Family Residential. It is
currently zoned AP, Agricultural Preservation, which is the temporary zoning
classification assigned by the Minnesota Municipal Board when the area was annexed. The
Heifort Hills Estate
January 18, 2018
Page 2
expectation is that when development occurs, the property would be rezoned to a
classification that is consistent with the City’s Comprehensive Plan.
The future land use map of the Stillwater Comprehensive Plan shows that the site is
guided for Low/Medium Density Residential (LMDR). The LMDR classification is
intended for developments at a density of 4.4 to 9.7 units per acre. The Zoning Districts
that are consistent with this density range are CCR, RB and CR. Therefore, the requested
rezoning to RB, Two-Family Residential is consistent with the future land use map of the
Comprehensive Plan.
However, even though the RB Zoning is consistent with the Comp Plan, the actual
development density will be much lower than normally found in the RB District. The
actual density is about 2.78 homes per acre1. This is significantly less dense than would be
customary in the RB District, but higher density is not possible given the stricter standards
of the South Twin Lake Shoreland Management District that apply to the project.
RECOMMENDATION
The proposed Final PUD, rezoning and preliminary plat for Phase Two represent a good
solution to the need for balancing the density envisioned by the Comprehensive Plan and
the protective goals of the South Twin Lake Shoreland Overlay District. Therefore, City
staff recommends approval of the requested rezoning.
cc: Todd Ganz
Attachment: Planning Report
bt
1 8.645 acres of net developable land. This is the remainder after subtracting Neal Avenue right-of-way, wetlands,
Heifort Pond, wetland buffer, and pond buffer from the gross area of the property.
PLANNING REPORT
MEMO DATE: January 5, 2018 CASE NO.: 2017-67
HEARING DATES: Planning Commission January 10, 2018
Park Commission January 22, 2018
Joint Planning Board January 22, 2018
City Council February 6 and 201, 2018
LANDOWNER: Ken Heifort
DEVELOPER: Todd Ganz, Integrity Land Development
REQUEST: 1) Rezoning from AP, Agricultural Preserve to RB, Two-Family Residential
2) Final Planned Unit Development approval for Phase Two
3) Preliminary Plat approval of HEIFORT HILLS ESTATE,
a 24 lot detached townhome development
LOCATION: 8911 Neal Avenue
COMP PLAN: Low/Medium Density Residential
CURRENT ZONING: 1) Base Zoning: AP, Agricultural Preservation
2) Overlay Zoning: Natural Environment Lake, Shoreland Management
District for South Twin Lake
REVIEWERS: Community Development Director, Public Works Director,
Deputy Fire Chief, City Planner, DNR Regional Hydrologist,
Brown’s Creek Watershed District,
Carnelian Marine St Croix Watershed District,
Minnesota Department of Transportation
REPORT BY: Bill Turnblad, Community Development Director
BACKGROUND
Todd Ganz, Integrity Land Development, is proposing to develop Phase Two of the 26.1 acre
Heifort Hills Planned Unit Development (PUD). The 24 home sites located in the 15.2 acre first
phase were platted as the Ponds at Heifort Hills. This, the second phase, also has 24 home sites,
which are spread across 10.9 acres of land that will be platted as Heifort Hills Estate.
1 February 6 will be the public hearing for the Final PUD, Preliminary Plat and 1st reading of the rezoning. February 20
will be the 2nd reading and adoption of the rezoning ordinance.
Heifort Hills Estate
January 5, 2018
Page 2
All of this phase lies within the Natural Environment Shoreland District of South Twin
Lake. Consequently, development must either be on one acre lots or must occur as a
Shoreland Planned Unit Development (PUD). A shoreland PUD allows increased density
if: 1) at least 50% of the site remains in commonly owned permanent open space; 2)
densities are shifted away from the protected lake; 3) emphasis is placed on protecting the
natural resources of the site, such as trees and water basins; and 4) no more than 25% of
the site is improved with impervious surfaces.
The developer in this instance has chosen to develop according to the Shoreland PUD
standards.
SPECIFIC REQUEST
The developer is requesting:
1) Rezoning of the second phase’s 10.92 acres from AP, Agricultural Preservation to
RB, Two-Family Residential; and
2) Final Shoreland PUD approval for the second phase; and
3) Preliminary plat approval for Heifort Hills Estate.
EVALUATION OF REQUEST
I. REZONING
The property is currently zoned AP, Agricultural Preservation. The developer has
requested a rezoning to RB, Two-Family Residential. This is the same zoning that was
approved for Phase One.
Comprehensive Plan The future land use map of the Stillwater Comprehensive Plan
shows that the site is guided for Low/Medium Density Residential (LMDR). The LMDR
classification is intended for developments at a density of 4.4 to 9.7 units per acre. The
Zoning Districts that are consistent with this density range are CCR, RB and CR.
Therefore, the requested rezoning to RB, Two-Family Residential is consistent with the
future land use map of the Comprehensive Plan.
A note should be made here that even though the RB Zoning is consistent with the Comp
Plan, the actual development density is much lower than normally found in the RB
District. The actual density for Phase Two is about 2.78 homes per acre2. This is
significantly less dense than would be customary in the RB District, but higher density is
not possible given the stricter standards of the Shoreland Management District that apply
to the project.
2 8.645 acres of net developable land. This is the remainder after subtracting Neal Avenue right-of-way, wetlands,
Heifort Pond, wetland buffer, and pond buffer from the gross area of the property.
Heifort Hills Estate
January 5, 2018
Page 3
II. FINAL PLANNED UNIT DEVELOPMENT
As already noted, this development is the second of a two phase Planned Unit
Development. The Concept PUD for both phases was approved by the City Council on
May 17, 2016 (Resolution 2016-108A). The Final PUD for this phase will be reviewed
against the conditions of approval found in Resolution 2016-108A.
1. Resolution 2016-108A conditions
A. The final PUD must be substantially similar to the approved northerly concept
plan, dated 2/19/16. (See attachment)
The number of houses is 24 as in the concept.
All houses exceed the 225 foot setback required from the Ordinary High
Water Level of South Twin Lake.
The public street does not exceed a length of 600 feet.
The home types are detached townhomes as in the Concept PUD.
Therefore, staff finds the Final PUD for Phase Two to be substantially
similar to the approved Concept PUD.
B. Since there were insufficient stormwater details provided for Phase Two, an
open space analysis could not be calculated at the time of Concept PUD
approval. So, the 50% open space calculation must be made at the time the
Phase 2 materials are submitted.
56.12% of the project is considered open space for Shoreland PUD purposes.
The table below shows the calculations and the map on the next page shows
where the open space is.
Total project area 475,884 sf
Heifort Pond below 884’ 39,162 sf
Neal Ave platted r-o-w 2,020 sf
New public road r-o-w 37,818 sf
House lots 110,436 sf
Driveways (between lots and r-o-w) 19,364 sf
Total deletions 208,800 sf
Total open space 267,084 sf
Percentage of open space 56.12%
Heifort Hills Estate
January 5, 2018
Page 4
C. The 25% impervious surface3 calculation will need to be met in Phase Two. As
with stormwater details, the building footprints and other impervious could not
be calculated at the time of the Concept PUD approval.
The project site (475,884 sf) minus the extra required right-of-way for
Neal Avenue (2,020 sf) yields a base area of 473,864 square feet.
The total impervious surface on the site will be 104,603 square feet4.
3 Impervious surface - A constructed hard surface that prevents or retards entry of water into the soil and causes water to
run off the surface in greater quantities and at an increased rate of flow than prior to development, including rooftops;
decks; sidewalks; patios; swimming pools; parking lots; concrete, asphalt, or gravel driveways; and other similar
surfaces.
4 New roadway is 21,815 sf; the driveways total 26,628 sf; the footprint of the houses cover 56,160 sf.
Heifort Hills Estate
January 5, 2018
Page 5
So, impervious surface coverage is 22.07%, which is less than the 25%
allowed.
The developers are considering adding a few guest parking spaces and a
sidewalk on one side of the internal street. In addition, decks are being
considered for the homes. As long as these improvements don’t bring the
total impervious coverage for the project above 25%, these may be added
and included in the final plat application materials.
D. The final PUD plan for Phase Two may have to be revised to include access to
the neighboring property to the east. The decision to include the access or not
will be based upon a public discussion including the two impacted properties,
the developer and the City.
Discussion of this condition will be presented below in the section on
future development.
2. Minimum Dimensional Standards
Site size
A standard PUD has to be on a project of at least 3 acres in size. The total
project has 26.1 gross acres. This phase has 10.92 acres.
Density
Two separate density expectations are at play with this project. The first is
that the Comprehensive Plan encourages 4.4 to 9.7 units per acre across the
property. But, working against this density expectation is the fact that the
land lies within the South Twin Lake Shoreland District, which incorporates
regulations that reduce its density considerably.
Specifically, the State’s shoreland PUD rules calculate density by dividing
the square footage of suitable area in a tier (minus all wetlands, bluffs, and
area below the OHW of Heifort Pond) by the minimum lot size of that
district (which is 40,000 square feet for South Twin Lake). As long as 50% of
the site is preserved in permanently dedicated open space, density increase
bonuses are allowed for each tier. The further a tier is from the lake, the
greater the density bonus.
Shoreland PUD density allowed in Phase One:
a. First Tier: There is about 19,400 sf of such land in the first tier. That
would yield 0.49 lots and a bonus density of 50% (an additional 0.25
lots), for a total of 0.74 lots.
b. Second Tier: There is about 190,500 sf of land here which would yield
4.76 lots plus the second tier’s 100% bonus (an additional 4.76 lots), for
a total of 9.52 lots.
c. Third Tier: There is about 177,200 sf of land in this tier which would
yield 4.43 lots plus a 200% bonus (an additional 8.86 homes), for a
total of 13.29 lots.
Heifort Hills Estate
January 5, 2018
Page 6
d. Fourth Tier: 37,800 sf would yield 0.95 lots plus a 200% bonus (an
additional 1.9 lots), for a total of 2.85 lots.
e. Therefore, the total number of homes allowed would be 26.4. 24 are
proposed in this phase. The two extra units are transferred to the next
phase.
Shoreland PUD density allowed in Phase Two:
a. First Tier: There is 117,9825 sf of suitable land in the first tier. (A map
of the land considered suitable in each tier is found on the next page.)
That would yield 2.95 lots and a bonus density of 50% (an additional
1.48 lots) for a total of 4.43 lots.
b. Second Tier: There is 230,2006 sf of suitable land in the second tier.
That would yield 5.76 lots plus the second tier’s 100% bonus (an
additional 5.76 lots), for 11.52 lots.
c. Third Tier: There is 72,0167 sf of suitable land in the third tier. That
would yield 1.80 lots plus the 200% bonus (an additional 3.60 homes),
for 5.40 lots.
d. Therefore, the total of homes allowed would be 21.35, rounded up to
22. With the two units transferred from the first phase, 24 would be
permissible in this phase. 24 are proposed.
Setbacks
With a PUD there are generally no setback standards, except from the
perimeter of the project. When the proposed type of use in the PUD is more
intense than the neighboring property, such as a senior living center next to
surrounding single family homes, then the perimeter setback must be at least
double the height of the structure(s) in the PUD. In this case where both the
existing neighborhood use and the proposed PUD use are detached single-
family homes, the setbacks of the underlying zoning district (RB) and
shoreland overlay district would apply to the property perimeters.
Therefore, the setback lines will be: 225’ from South Twin Lake (but not less
than 25’ from Neal Avenue); 25’ from the isolated wetland; 25’ from southern
property line; 75’ from the wetland abutting Heifort Pond; 25’ from eastern
property line; and 25’ from northern property lines.
In addition, the detached townhomes must maintain a 5’ setback from their
individual lot lines.
5 126,689 sf total minus Neal Ave r-o-w (2,020 sf) and delineated wetland (6,687 sf).
6 255,614 sf total minus delineated wetland (5,550 sf) and Heifort Pond (19,864 sf).
7 93,668 sf total minus delineated wetland (2,354 sf) and Heifort Pond (19,298 sf).
Heifort Hills Estate
January 5, 2018
Page 7
Since this is a PUD, the home setbacks from the internal public street are not
mandated. But, they all have at least a 25’ setback from the road right-of-
way and 35’ from the back of curb.
All of the minimum required setbacks are satisfied.
Suitable Land in Each Tier
3. Future Development
The City’s Subdivision Code requires the developer to consider how
surrounding properties can develop to avoid land locking them from either
road or utility access.
Heifort Hills Estate
January 5, 2018
Page 8
There are two “under-developed” properties that abut this phase of the PUD.
One property lies to the north and has just about an acre of land. Since this
property lies within the South Twin Lake shoreland district, and the
minimum lot size is one acre, the property could not support another
building site. Furthermore, since a PUD would not be possible here, given
the 3 acre minimum PUD size, no further development is possible on this
property.
The other property lies to the northeast and has about 3.8 acres of land.
Sanitary sewer and water will need to be extended to this property line to
accommodate future development there. An easement will be necessary for
these utilities.
Road access for this neighboring property is a concern. It is not possible to
provide access through Heifort Hills Estate. MnDOT will not allow a new
street connection to Hwy 96 for the neighbor’s property, which means access
through Heifort Hills Estate would have to be a cul-de-sac and not a through
street with access points both on Neal and Hwy 96. Unfortunately for the
neighboring property, a single outlet street can only be 600 feet long and, the
proposed cul-de-sac in Heifort Hills Estate is 600 feet long and falls 140 feet
short of the project perimeter.
Therefore, access to this abutting property would have to be either directly
from TH 96 in the form of the single driveway that already exists, or a road
through Oak Glen.
If the future access is through Oak Glen, a lot with an existing home
would have to be purchased and the home moved.
If the access is directly from TH 96, only the existing driveway will be
permitted. And, since a driveway is only allowed to serve two
homes, the neighbor’s property could support a maximum of one
more house.
III. PRELIMINARY PLAT
1. Overview
The preliminary plat for this phase consists of:
24 detached townhomes.
A 600’ public road.
Lots for the detached townhomes will only be large enough for the house
and 5’ setbacks from lot lines. The rest of the property will be platted as
an open space lot that will be owned in common by all 24 lot owners.
Heifort Hills Estate
January 5, 2018
Page 9
The plat for this phase of development encompasses a portion of Heifort
Pond. Around the pond will be a 75 foot wide buffer strip. In addition,
there is a wetland in the southwest corner. Around this wetland is a 25
foot buffer strip. Generally speaking, each of these buffers has to be left
undisturbed during development, and preserved as a buffer after
development8.
A public trail will be constructed along the east side Neal Avenue up to
the new cul-de-sac.
The remaining gravel stretch of Neal Avenue will be upgraded to
bituminous.
2. Civil Engineering
The City Engineer reviewed the plans and makes the following comments:
i. Extend municipal water and a sewer stub to the adjacent parcel on the north
east corner of the property. An easement will be needed for these utilities.
ii. Upgrade Neal Avenue all the way to TH 96. A similar upgrade with a
bituminous surface and curbing occurred with Phase One. The City will
credit this construction cost against the Transportation Adequacy Fees
required of the developer. Note that the property that Neal Avenue is on
adjacent to Phase Two is owned by the Carnelian Marine St Croix Watershed
District. No formal road easement exists, and it is located outside of the
property to be platted. However, the Watershed District is willing to discuss
the transfer of ownership to the City.
iii. The proposed trail on the east side of Neal Avenue encroaches into a
delineated wetland. So, the developer will need to explore with Brown’s
Creek Watershed District whether this low quality wetland will require
mitigation for the encroachment. If wetland replacement is required, this
information will need to be submitted with the final plat application
materials. The City can cover the cost of the replacement with Park and Trail
fees.
iv. Add storm inlets on west side of Neal Avenue.
v. Add utility service stubs for the existing home on the west side of Neal
Avenue.
vi. Development fees will be due on the developable portion of the property.
That is the gross acreage minus delineated wetlands, required wetland
buffers, Heifort Pond below its ordinary high water level and the extra r-o-w
to be platted for Neal Avenue9.
8 Unless the Watershed District Board approves a buffer averaging plan.
9 475,884 gross square feet on the property; minus 99,306 square feet (Heifort Pond, wetlands, wetland buffer and extra
r-o-w for Neal Ave) = 376,578 net developable square feet = 8.645 acres
Heifort Hills Estate
January 5, 2018
Page 10
a. Brown’s Creek Stormwater Protection Project: $5,912/acre =
$51,109.24 (This is the 2017 rate. It will be adjusted for 2018. The
new rate will be set by the City Council in February.)
b. Transportation Impact Fee: $7,687/acre = $66,454.12 (This is the
2017 rate. It will be adjusted for 2018. The new rate will be set by
the City Council in February.)
c. Trunk Sewer and Water: $17,231/acre = $148,962.00 (This is the
2017 rate. It will be adjusted for 2018. The new rate will be set by
the City Council in February.)
vii. A grading permit must be approved by the Brown’s Creek Watershed
District and Carnelian Marine St Croix Watershed District prior to approval
of the Final Plat.
viii. The name “Heifort Court” already exists in Stillwater and is so close to the
proposed name of “Heifort Circle” that it may cause confusion. So, an
alternate name should be selected by the developer and submitted with the
final plat application materials.
ix. One street light will be required for the cul-de-sac. This must be included in
the final plat application materials.
x. No trees will be allowed within the right-of-way of the public street. The
only exception is that the trees shown within the grassy center of the cul-de-
sac will be permitted as long as they are maintained by the Home Owners’
Association.
xi. All electrical and communications utility lines shall be buried. This shall be
specified in the plans submitted for final plat approval.
xii. The boundaries of the wetland/pond buffers must be signed according to
Brown’s Creek Watershed District rules. This signage is shown in the
preliminary plat materials and will need to be included in the development
agreement and conditions of preliminary plat approval.
3. Tree Preservation & Landscaping
Tree Preservation
A tree inventory and survey showing the location of each tree has been
submitted. In addition, a tree removal, protection and replacement plan was
submitted.
As seen below in the map on the next page, tree removal is planned within
portions of the wetland buffers. This is not allowed without a wetland buffer
averaging plan approved by Brown’s Creek Watershed District. This
approval must be submitted with final plat application materials.
42.9% of the tree canopy will be removed. 35% can be removed before tree
replacement is required. So, tree replacement will be required at a rate of
one to one for the 7.9% removed beyond the 35% allowance. There are 312
significant trees on the property. 7.9% of them would be 25 trees. So, 25
Heifort Hills Estate
January 5, 2018
Page 11
trees will need to be replaced. The replacement trees need to be an average
size of 2” DBH10 if they are deciduous and 6’ tall if they are coniferous.
The City Forester is reviewing the plans and will have more comments
available for the Planning Commission meeting.
Landscaping
Landscaping standards require the equivalent of three trees per lot (though
they can be planted anywhere in the development that makes sense). So, the
24 lots generate a requirement of 72 trees.
10 If the trees are bur oaks, ironwood, bi-color oak, or ornamentals, then the average size can be a diameter of 1.25
inches at breast height (DBH).
Heifort Hills Estate
January 5, 2018
Page 12
Including both the 25 trees required for tree replacement and the 72 required
for landscaping, 97 trees must be included in the landscaping plan. 107 are
shown in the plan, and each meets the minimum size requirement.
4. Park and Trail Dedication
The City’s Trail Plan shows a trail along Neal Avenue. As noted above, there
is a wetland that may impact the trail alignment. Consequently, prior to
Final Plat application, the status of the wetland and any necessary wetland
replacement will need to be verified by the developer. The developer’s cost
for constructing this trail, and for any wetland replacement needed, will be
credited against required park and trail dedication fees.
The park dedication fee, if required by the Park Commission in lieu of park
land dedication, will be $2,000 per house. And the trail fee will be $500 per
house.
ALTERNATIVES
A. Approval. If the Planning Commission finds the Final PUD plan satisfactory, as
well as the rezoning request and preliminary plat for Phase Two, it could recommend
approval with the following conditions:
1. The site shall be developed in substantial conformance with the following plans
on file with the Community Development Department, except as may be
modified by the conditions herein:
Preliminary Plat 12/15/17
Tree Survey L1 12/15/17
Tree Tabulation L2 12/15/17
Tree Canopy Area Plan L3 12/15/17
Landscape Pan C6 12/15/17
Grading & Erosion Control Plan C8 12/15/17
Sanitary Sewer and Water Plan/Profile C9 12/15/17
Storm Sewer Plan/Profile C10 12/15/17
Heifort Court Plan/Profile C11 12/15/17
Neal Avenue Plan/Profile C12 12/15/17
2. All civil engineering plans must be found satisfactory to the City Engineer, or
revised to his satisfaction prior to release of the Final Plat for filing with
Washington County.
3. All public utilities that are located on privately owned property will need to be
encumbered by drainage and utility easements.
4. Sanitary sewer and water will need to be extended to the eastern property line
for future development. This must be included in the final plat application
materials.
Heifort Hills Estate
January 5, 2018
Page 13
5. Development impact fees must be paid to the City prior to release of the Final
Plat. This includes fees for parks, trails, transportation adequacy, trout stream
mitigation, trunk sewer and trunk water.
6. A trail must be constructed by the developer on the east side of Neal Avenue as
an extension of the existing trail to the south. The trail is to be extended to the
new public street being constructed as part of this phase of the Planned Unit
Development.
7. A sidewalk on the south/east side of the internal street is desirable. It must be
added to the final plat application materials, unless its impervious surface area
combined with that of the rest of the project increases the total impervious
coverage of the PUD above 25%. This sidewalk would connect to the terminus
of the trail being constructed along Neal Avenue.
8. The developer must determine whether wetland mitigation will be required for
the construction of the new trail segment along Neal Avenue. This information
is to be included amongst the materials submitted for the final plat application.
9. Stormwater inlets are to be added on the west side of Neal Avenue.
10. Utility service stubs are to be added on the west side of Neal Avenue for the one
home on that side of the street that has no utility service stubs.
11. Stormwater and grading plans must be approved by the Brown’s Creek
Watershed District and Carnelian Marine St Croix Watershed District prior
submittal of the final plat application materials. This includes review and
approval of the location of the averaged wetland/pond buffer limits.
12. The developer is to construct Neal Avenue to the urban standard specified by
the City Engineer. The costs of these developer improvements will be credited
against the Transportation Adequacy Fee included in Item 2 above.
13. The name “Heifort Court” already exists in Stillwater, so an alternate name must
be selected by the developer for this cul-de-sac.
14. One street light will be required for the cul-de-sac. This must be included on the
final plat application materials.
15. No trees will be allowed within the right-of-way of the public street. The only
exception is that the trees shown within the grassy center of the cul-de-sac will
be permitted as long as they are maintained by the Home Owners’ Association.
16. All electrical and communications utility lines shall be buried. This shall be
specified in the plans submitted for final plat approval.
17. The boundaries of the wetland/pond buffers must be signed according to
Brown’s Creek Watershed District rules.
18. The rezoning will not become effective until after the Final Plat is approved by
the City and filed with Washington County for recording.
B. Table If the Planning Commission finds the Final PUD plan, rezoning or
preliminary plat materials or elements for Phase Two to be incomplete, it could table the
review for additional information.
Heifort Hills Estate
January 5, 2018
Page 14
C. Denial If the Planning Commission finds the Final PUD plan, rezoning or
preliminary plat to be unsatisfactory, it could recommend denial. With a denial, the basis
of the action should be given.
RECOMMENDATION
The proposed Final PUD, rezoning and preliminary plat for Phase Two represent a good
solution to the need for balancing the density envisioned by the Comprehensive Plan and
the protective goals of the South Twin Lake Shoreland Overlay District. Therefore, staff
recommends approval of the requests with the conditions found under Alternative A.
Attachments: Letter from neighbor
Map A – Shoreland Zoning and Location
Map B – Zoning
Map C – Comp Plan Map
Map D – Phase One Concept Plan
Map E – Phase Two Concept Plan
Preliminary Plat
Grading Plan
Tree Removal Plan
Landscaping Plan
cc: Todd Ganz
Tom Collins
Dan Thurmes
Jennifer Sorensen, DNR Regional Hydrologist
bt
1
Bill Turnblad
From:Gary Jorgensen <garyjor@hotmail.com>
Sent:Thursday, January 04, 2018 12:34 PM
To:Bill Turnblad
Cc:Jenn Sundberg; Gary Jorgensen
Subject:Case No. CPC/2017-67 - Jorgensen Feedback
Hi Bill,
Thank you very much for your time on the phone the other day. I will not be able to attend the meeting on Wed January
10th, so I wanted to provide you my feedback in writing so it may be reviewed and addressed by staff in staff reports and
submitted in the official public record for the Planning Commissions’s consideration of the application.
My name is Gary Jorgensen. I live at 13187 Dellwood Rd N, Stillwater, MN. That is on the east edge of the property
8911 Neal Ave on the northeast corner.
I have reviewed the plans of the proposed second phase of the PUD. Overall, I am supportive of the development that is
being proposed.
While I have no immediate plans to develop on some of the open land on my property, but I am strongly considering
it. So, I would ask the Planning commission to consider the following concerns:
Road Access:
My current driveway is on HWY 96. It is my understanding, from discussions with Bill, that MNDOT and the city will only
allow me to share that driveway with one other property. Anything beyond that would require a new road to access
HWY96, which MNDOT is against. Another option might be to allow me to connect to the road being proposed in the
second phase PUD. The challenge with that option is the cul de sac would have to be greater than 600 feet, which the
city is against. I understand that I might be able to request a variance from the city on the 600 foot limit. But I don’t
want to create unnecessary delays on the proposed Second phase PUD while I try to come up with a development plan
for the Planning Commission to review, particularly if it has very little chance of being granted. That is just a waste of
time and money. I would be interested in receiving the Planning Commissions feedback on this. I believe road access is a
solvable problem if all options are fully explored.
Water and Sewer:
If the road access issue is addressed it is highly likely that I would want to put more than one additional home on my
property. I believe that if I am limited to just a single additional home, I would be able to access city water via a stub
from the second phase PUD and each home would be allow to maintain a private sewer system. But if I am able to put
multiple homes on the property, I would also need access to sewer hookup as well. I would ask the Planning
Commission consider this possibility and make sure that I would be able to access both services either from the second
phase PUD or from the east side if necessary and possible.
I would like to thank the Planning Commission for taking the time to consider these issues. I would like to see this
development approved, but I want to make sure that no decision being made on this project will limit my future
development opportunities.
If anyone would like to speak with me directly please contact me at garyjor@hotmail.com and we can arrange a call.
Thank you,
Gary Jorgensen
Ponds at Heifort Hills
April 6, 2016
Page 14
Map A
Location & Shoreland Zoning
Ponds at Heifort Hills
April 6, 2016
Page 15
Map B
Zoning
Ponds at Heifort Hills
April 6, 2016
Page 16
Map C
Comprehensive Plan Map
Ponds at Heifort Hills
April 6, 2016
Page 17
Map D
Phase One Concept PUD Plan
Ponds at Heifort Hills
April 6, 2016
Page 18
Map E
Phase Two Concept PUD Plan
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EROSION BLANKET
POND SEEDING PER MNDOT SPEC (SEE SWPPP2)
SEEDING PER MNDOT (SEE SWPPP2)
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GARAGE GARAGE
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