#11 - Drake and DQ Preliminary Plat and PUD

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Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. March 16, 2023 Ms. Kristina Handt City Administrator City of Lake Elmo 3800 Laverne Avenue North Lake Elmo, MN 55042 RE: Response to Comments from March 13, 2023 Planning Commission Meeting Dear Ms. Handt, This letter is a follow-up to address the main concerns raised at the Planning Commission meeting held on March 13, 2023 regarding the Ebertz Property/Drake Motor Partners Preliminary Plat and PUD application. The development team was not given the opportunity to respond to the concerns raised by Commissioners and residents during the meeting. This letter is a written response to concerns raised by residents and Commissioners and further detail the ways in which the applicant will work with City Staff to address these concerns. PRIVATE DRIVEWAY/LIGHTING PUD flexibility is requested to allow for a private driveway to serve the lots on Block 2. This single design feature includes four areas of flexibility: (1) to allow sole access from a private driveway, (2) to allow the creation of Lot 3, Block 2 without public street frontage (frontage is provided on the private driveway), (3) driveway width to allow a 41-foot wide private driveway at the point it intersects the right-of -way line, (4) increased lighting levels internal to the site along the shared property line of Lots 1 and 2, Block 2. City Staff has indicated a desire for the private driveway on Block 2 to function similar to a public street, which includes pedestrian connections, turn lanes and adequate lighting along the length of the driveway for pedestrian and vehicle safety. The private driveway has been proposed because creating a public street and right-of-way dedication does not provide a benefit to the City, applicant or adjacent property owners. Because the private driveway on Block 2 is situated along the internal property lines between Lots 1 and 2, Block 2, lighting levels above the allowed 0.4 footcandles along this shared property line are warranted for adequate pedestrian and vehicle safety measures. The Code provides an exception for the maximum light cast for lighting located within and intended for a right- of-way which aligns with our requested flexibility to design the private driveway to the standards of a public street. Lighting will exceed the maximum 0.4 footcandles only along the private driveway between Lots 1 and 2, Block 2. The lighting along the private driveway is consistent with the lighting that would be provided if it were a public street. Flexibility is also sought for the lighting levels at the shared private driveway between the existing commercial property and Lot 1, Block 1. The shared private driveway that was previously approved by the City warrants lighting levels above the allowed 0.4 footcandles to improve pedestrian and vehicle safety. We are not requesting to increase the allowed footcandles along any property lines adjacent to residential. The lighting levels adjacent to residential are at or below the required 0.4 footcandles. LANDSCAPING Some residents voiced concerns over the preservation of existing trees and the proposed screening adjacent to their properties. The previously submitted landscape plan exceeded the number of trees required for the site and included a 6- foot fence was previously proposed along the north property line. However, in response to the resident’s concerns and to address City comments we have revised the landscape plan to provide additional trees adjacent to the residential property lines. Furthermore, the plans have been updated to include planting the trees on the future Lot 3, Block 2 in the first phase of development, rather than when that lot is developed. We have also updated the plans to add a 6-foot high fence along