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3 <br />FINDINGS: <br />Staff is recommending that the City Council consider the following findings regarding the <br />requests: <br />1.That the Registered Land Survey No. 132 is consistent with the Lake Elmo <br />Comprehensive Plan and the Future Land Use Map for this area. <br />2.That the Registered Land Survey No. 132 is consistent with the standards of the <br />City’s Village Mixed Use zoning district. <br />3.That the Former Creamery Building Registered Land Survey No. 132 meets the <br />requirements of the City’s Registered Land Survey and Minor Subdivision <br />regulations. <br />Review of the minor subdivision criteria: <br />•RLS #132 will result in no more than four parcels. The property will become two parcels. <br />•RLS #132 will not require any new rights-of-way or streets. <br />Existing right-of-way area will be dedicated via easement to maintain consistent distance <br />from trail/sidewalk. <br />•Easements are to be dedicated where applicable. <br />•This request will meet the City’s VMX zoning lot dimension and bulk building requirements. <br />The buildings are already existing. <br />•The request will comply with the City of Lake Elmo’s access spacing and location. No new <br />driveways or access points are proposed with the request. <br />PUBLIC COMMENT: <br />A public hearing notice was sent to surrounding properties on September 30, 2025. A public <br />hearing notice was published in the City’s official newspaper on October 3, 2025. <br />•Staff has not received any public comment at this time. <br />PLANNING COMMISSION: <br />The Planning Commission reviewed this request at their October 15th, 2025 meeting. The <br />Commission voted to recommend approval of the request with conditions outlined by staff (Vote <br />5-0). <br />UPDATE: <br />After the Planning Commission, the applicant reached out to discuss the conditions of the <br />approval of RLS 132. They have since been issued two extensions to work through conditions <br />(one from the City and one extensions requested by the applicant). There have been multiple <br />revisions of the conditions in the time between Planning Commission and City Council meetings. <br />Since the Planning Commission meeting, staff have consulted with the City attorney and have <br />identified new considerations which are described later in this report.