HomeMy WebLinkAboutCC Item #1 Kwik Trip; 7-22-14
MAYOR & COUNCIL COMMUNICATION
DATE: July 22, 2014
REGULAR
ITEM #1 RESOLUTION 2014-61
AGENDA ITEM: Lakewood Crossing Preliminary Plat and Final Plat; Kwik Trip
Conditional Use Permit
SUBMITTED BY: Nick M. Johnson, City Planner
THROUGH: Dean Zuleger, City Administrator
REVIEWED BY: Planning Commission
Kyle Klatt, Community Development Director
Jack Griffin, City Engineer
Ann Pung-Terwedo, Washington County Public Works
Tod Sherman, MnDOT
SUGGESTED ORDER OF BUSINESS:
- Introduction of Item .....................................Community Development Director
- Report/Presentation………………………...Community Development Director
- Questions from Council to Staff ............................................. Mayor Facilitates
- Call for Motion ............................................................... Mayor & City Council
- Discussion ....................................................................... Mayor & City Council
- Action on Motion .................................................................... Mayor Facilitates
POLICY RECCOMENDER: The Planning Commission and staff are recommending that the
City Council approve a request by CM Properties 94 LP and Kwik Trip, Inc. for a preliminary
plat, final plat, and conditional use permit to construct a Kwik Trip gasoline station at the
southwest corner of Keats Ave. N. and Hudson Blvd.
FISCAL IMPACT: None – City costs related to the review of the proposed plat and gasoline station are reimbursed by application fees and development escrow. The private parties will be
responsible for constructing the improvements associated with the gasoline station.
SUMMARY AND ACTION REQUESTED: CM Properties 94 LP and Kwik Trip, Inc. have submitted an application for a preliminary plat and final plat to subdivide an approximately 6-acre parcel of land for future commercial development, including a Kwik Trip gasoline station.
The proposed plat and gasoline station are located at the southwest corner of Keats Avenue
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City Council Meeting [Regular Agenda Item #1]
July 22, 2014
North (CSAH 19) and Hudson Boulevard North in Stage 1 of the I-94 Corridor Planning Area. In
addition the request includes a conditional use permit, as gasoline stations (and car washes) are a
conditional use in the City’s Commercial zoning district.
The Planning Commission and Staff and are recommending that the City Council approve the Preliminary Plat, Final Plat and Conditional Use Permit request with 8 conditions of approval
through the following motion:
“Move to adopt Resolution No. 2014-61, approving the Lakewood Crossing Preliminary Plat
and Final Plat, and approving the Conditional Use Permit for the Kwik Trip gasoline station,
subject to 8 conditions of approval.”
BACKGROUND INFORMATION:
Attached is the original detailed Staff Report that was provided to the Planning Commission on
7/14/14 regarding the applicant’s request for Preliminary Plat, Final Plat and Conditional Use Permit approval to allow for the construction of a Kwik Trip gasoline station. The Staff Report includes general information about the application, a summary of the relevant planning and
zoning issues, a thorough review of the site plan, draft findings, and the staff recommendation to
the Planning Commission.
In reviewing the site plan for the proposed gasoline station, the most critical aspect of review related to the proposed accesses to Hudson Boulevard North. Hudson Blvd. is a collector road, requiring required access spacing and additional sensitivity to traffic management and design. In
reviewing the proposed accesses provided, staff identified three items where modifications were
warranted: 1) the design of the right-out only northeastern access needed modification to
improve sightlines, 2) the taper of the proposed westbound left-hand turn lane in Hudson Blvd. needed to be tweaked to include increased tapering due to the 50 mph design speed on Hudson Blvd., and finally 3) the full southwestern access needed to be widened to 40 feet to support a
16-foot inbound lane and two outbound 12-foot lanes (left and right turn lanes). Staff included
these modifications and conditions of approval. The applicant noted no opposition to the design
modifications. In making their recommendation, the Planning Commission included these conditions in the recommendation for approval.
PLANNING COMMISSION REPORT:
The Planning Commission reviewed the Preliminary Plat, Final Plat and Conditional Use Permit request at its July 14, 2014 meeting and conducted a public hearing at this time. Before the
public hearing was opened, Scott Teigen of Kwik Trip, Inc. provided background information
about the company and its operational principles. The applicant also noted no opposition to any
of the proposed conditions of approval as recommended by staff. After the applicant spoke, the
public hearing was opened. During the public hearing, no one from the public spoke. In addition, staff received no written testimony. The Planning Commission then closed the public
hearing.
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City Council Meeting [Regular Agenda Item #1]
July 22, 2014
The Planning Commission recommended approval of the Preliminary Plat, Final Plat and
Conditional Use Permit as submitted with the 8 conditions of approval as recommended in the
Staff Report. The vote to recommend approval was unanimous (Vote: 4-0).
STRENGTHS, WEAKNESSES, OPPORTUNITIES, THREATS:
Strengths: Approval of the Preliminary Plat, Final Plat and Conditional Use Permit will
allow for the construction of a Kwik Trip gasoline station at the southwest corner of
Keats Ave. N. and Hudson Boulevard. Inclusion of the recommended conditions of approval surrounding access to Hudson Blvd. will ensure proper access spacing and
traffic management on the collector road. The proposed Kwik Trip meets all the
guidelines in the Lake Elmo Design Guidelines and Standards Manual.
Weaknesses: None
Opportunities: Approval of the Lakewood Crossing Preliminary Plat and Final Plat allows for additional land guided for Commercial to be prepared for development. The
proposed commercial development will help finance the City’s investments in sewer and
water infrastructure.
Threats: None RECOMMENDATION:
Based on the aforementioned, the Planning Commission and Staff and are recommending that the City Council approve the Preliminary Plat, Final Plat and Conditional Use Permit request
with 8 conditions of approval through the following motion:
“Move to adopt Resolution No. 2014-61, approving the Lakewood Crossing Preliminary Plat
and Final Plat, and approving the Conditional Use Permit for the Kwik Trip gasoline station,
subject to 8 conditions of approval.”
ATTACHMENTS:
1. Resolution 2014-61
2. Staff Report to the Planning Commission, 7/14/14
3. Location Map
4. Application Forms and Project Narrative
5. Kwik Trip Site Plan and Supporting Plans
6. Kwik Trip Architectural Plans
7. Kwik Trip Architectural Renderings
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City Council Meeting [Regular Agenda Item #1]
July 22, 2014
8. Kwik Trip Signage Plan
9. City Engineer Review Memorandum, dated 7/9/14
10. Washington County Review Memorandum, dated 7/9/14
11. MnDOT Review Email and Letter
12. Design Guidelines and Standards - Commercial
13. Site Visit Photos
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CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2014-61 RESOLUTION APPROVING A THE LAKEWOOD CROSSING PRELIMINARY PLAT AND FINAL PLAT, AND APPROVING A CONDITIONAL USE PERMIT FOR A GASOLINE
STATION IN STAGE 1 OF THE I-94 CORRIDOR PLANNING AREA
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, CM Properties 94 LP, 3470 Washington Drive, Suite 102, Eagan,
MN and Kwik Trip, Inc., PO Box 2107, La Crosse, WI, have submitted an application to the City
of Lake Elmo (City) for a Preliminary Plat and Final Plat to be called Lakewood Crossing on an
approximately 6 acre in Stage 1 of the I-94 Corridor Planning Area (PID: 34.029.21.44.0007), a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and
WHEREAS, CM Properties 94 LP, 3470 Washington Drive, Suite 102, Eagan,
MN and Kwik Trip, Inc., PO Box 2107, La Crosse, WI, have submitted an application to the City
of Lake Elmo (City) for a Conditional Use Permit to construct a gasoline station and car wash; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on July 14, 2014
to consider the Preliminary Plat, Final Plat and Conditional Use Permit request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Preliminary Plat, Final Plat and Conditional Use Permit subject to 8 conditions of approval; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Preliminary Plat, Final Plat and Conditional Use Permit as part
of a memorandum to the City Council from City Planner Nick Johnson for the July 22, 2014 Council Meeting; and
WHEREAS, the City Council reviewed the application at its meeting held on July 22,
2014 and made the following findings of fact:
1) That the Lakewood Crossing preliminary and final plat are consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
1 Resolution 2014-61
2) That the Lakewood Crossing preliminary and final plat comply with the City’s C -
Commercial zoning district.
3) That the Lakewood Crossing preliminary and final plat comply with the City’s subdivision
ordinance.
4) That the Lakewood Crossing preliminary and final plat meet other City zoning ordinances, such as landscaping, erosion and sediment control, and other ordinances.
5) That the Lakewood Crossing preliminary and final plat is consistent with the City’s
engineering standards provided the plans are updated to address the City Engineer’s
comments documented in a letter July 9, 2014.
6) That the proposed architectural design of the gasoline station, canopy and car wash is
consistent with the Lake Elmo Design Guidelines and Standards Manual.
7) That the proposed use will not be detrimental to or endanger the public health, safety,
comfort, convenience or general welfare of the neighborhood or City.
8) That the use or development conforms to the City of Lake Elmo Comprehensive Plan.
9) That the use or development is compatible with the existing neighborhood.
10) That the proposed use meets all specific development standards for such use listed in Article
7 of the Zoning Code.
11) That the proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of the area.
12) That the proposed use will not be hazardous or create a nuisance as defined under the Zoning
Code to existing or future neighboring structures.
13) That the proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems.
14) That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community.
15) That the proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
16) That vehicular approaches to the property will not create traffic congestion or interfere with
traffic on surrounding public thoroughfares.
17) That the proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance.
2 Resolution 2014-61
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Lakewood Crossing Preliminary Plat, Final Plat and Conditional Use Permit subject
to the following conditions:
1) All required modifications to the plans as requested by the City Engineer in a review letter
dated July 9, 2014 shall be incorporated into the plans prior to the approval of the building permit for the gasoline station. Required modifications include, but are not limited to, the following:
a. The design of the west-bound left turn lane proposed for the southwest access on
Hudson Boulevard must be revised to incorporate a 50:1 taper to account for the
50mph design speed of the road as suggested by the City Engineer and the supporting consultant.
b. The design of the northeast right-out only access must be revised per the
recommendation of the City Engineer and Washington County. The design of the
northeast access must be approved by the City prior to the approval of the building permit.
c. The width of the western full access road must be modified to 40 feet to allow for one
inbound lane (16 feet wide) and two outbound lanes (left and right turn lanes, 12 feet
wide).
2) The applicant shall provide for an access easement over the entire portion of the shared western driveway located on Lot 1, Block 1 to provide dedicated access for Outlot A.
3) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
4) The applicant shall enter into a maintenance agreement with the City concerning the storm water infiltration areas prior to the issuance of a building permit for the gasoline station.
5) The applicant shall pay a parkland dedication fee in the amount of $9,225.00 prior to the final
plat being released for recording.
6) The Landscape Plan shall be reviewed by the City’s Landscape Consultant. Any modifications requested by the Landscape Consultant shall be incorporated into the Final
Landscape Plan prior to the approval of the building permit for the gasoline station.
7) The applicant shall secure a sign permit for all signage associated with the proposed gasoline station.
8) The applicant shall secure any necessary MnDOT permits for any work impacting the
MnDOT right-of-way.
3 Resolution 2014-61
Passed and duly adopted this 22nd day of July 2014 by the City Council of the City of Lake
Elmo, Minnesota.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Adam Bell, City Clerk
4 Resolution 2014-61
PLANNING COMMISSION
DATE: 7/14/2014
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2014-37
ITEM: Kwik Trip Gasoline Station – Preliminary Plat, Final Plat and Conditional Use
Permit
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Community Development Director
Jack Griffin, City Engineer Ann Pung-Terwedo, Washington County
Greg Malmquist, Fire Chief
Stephen Mastey, Landscape Architecture, Inc.
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a request from CM Properties 94 LP and Kwik Trip, Inc. to plat a portion of a property located immediately west of Keats Avenue (CSAH 19) and
immediately south of Hudson Boulevard North within Stage 1 of the I-94 Corridor Planning Area
with the intent of constructing a Kwik Trip gasoline station. In addition to the platting application,
the request includes application for a Conditional Use Permit, as gasoline stations and car washes require a conditional use permit in the Commercial zoning district. Staff is recommending approval of the request subject to compliance with 8 conditions as noted in this report.
GENERAL INFORMATION
Applicant: CM Properties 94 Limited Partnership (Bruce Miller); 3470 Washington Drive,
Suite 102, Eagan, MN 55112 and Kwik Trip, Inc. (Scott Teigen); PO Box 2107,
La Crosse, WI 54603.
Property Owners: CM Properties 94 LP (Bruce Miller); 3470 Washington Drive, Suite 102, Eagan, MN 55112
Location: Part of Sections 34, Township 29 North, Range 21 West in Lake Elmo,
immediately west of Keats Avenue North (CSAH 19), immediately south of Hudson Boulevard North and immediately north of Interstate Highway 94. PID Number: 34.029.21.44.0007.
Request: Application for preliminary plat, final plat and conditional use permit approval of
a gasoline station in Stage 1 of the I-94 Corridor Planning Area.
Existing Land Use and Zoning: Vacant agricultural land. Current Zoning: RT – Rural Development Transitional Zoning District; Proposed Zoning: C
– Commercial District
Surrounding Land Use and Zoning: North – vacant/agricultural land, guided for C - Commercial;
west – vacant/agricultural land, guided for C- Commercial;
PUBLIC HEARING ITEM 4B – ACTION ITEM
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south – Interstate Highway 94; east – Keats Avenue North
(CSAH 19)
Comprehensive Plan: Commercial
History: Utilities (sewer and water) were extended to the subject property as part of the Section 34 Public Utility Project, which is now complete.
Deadline for Action: Application Complete – 5/28/2014
60 Day Deadline – 7/28/14
Extension Letter Mailed – No
120 Day Deadline – 9/26/14
Applicable Regulations: Chapter 153 – Subdivision Regulations
§154.106 Conditional Use Permits
Article 12 – Commercial Districts (C) Article 7 – Specific Development Standards (§154.305)
§150.270 Storm Water, Erosion, and Sediment Control
§150.035 Lighting, Glare Control and Exterior Lighting Standards
REQUEST DETAILS
The City of Lake Elmo has received a request from CM Properties 94 Limited Partnership and Kwik
Trip, Inc. for a preliminary and final plat to subdivide 5.87 acres of land located within Stage 1 of the I-94 Corridor Planning Area into 2 lots with the intention of constructing a Kwik Trip gasoline
station. The proposed plat would be located on property currently owned by CM Properties 94
Limited Partnership, and would be located immediately west of Keats Avenue (CSAH 19),
immediately south of Hudson Boulevard, and immediately north of Interstate Highway 94. The parcel has historically been used for agricultural purposes.
The proposed plat and conditional use permit application have been developed in response to the
City’s Comprehensive Plan, which identifies the applicant’s property for Commercial development.
The proposed Kwik Trip would be the first commercial development in the eastern portion of Stage 1 of the I-94 Corridor Planning Area since the adoption of the City’s current Land Use Plan.
In terms of access, the proposed site plan shows two connections to Hudson Blvd. along the northern
boundary of the site. To account for the appropriate access spacing necessary for Hudson Blvd., the
applicants are showing the western access to be a full access, supporting all turning movements,
while the eastern access shall serve only as a right-out exit to Hudson. The City Engineer has reviewed the proposed access locations and found them to be acceptable with the proposed access spacing.
PLANNING AND ZONING ISSUES
The proposed Kwik Trip site is guided for Commercial development in the City’s Comprehensive
Plan. The overall subdivision plan has therefore been prepared in order to comply with the district
standards for the Commercial zoning district in terms of lot size, lot widths, building setbacks, and other design criteria. It should be noted that while a neighborhood convenience store is a permitted
use in the Commercial zoning district, gasoline stations are considered a conditional use. In addition,
car washes, while accessory to the gasoline station use, also are a conditional use. For these reasons,
PUBLIC HEARING ITEM 4A – ACTION ITEM
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the applicant must apply for a conditional use permit for approval of the gasoline station and car
wash land uses.
The proposed plat would subdivide the subject property into two parcels; one parcel (Lot 1, Block 1) for the proposed Kwik Trip and an outlot (Outlot A) for a future commercial development adjacent to the proposed Kwik Trip. The proposed size of the site (Lot 1) for the Kwik Trip is 89,355 square
feet, or 2.05 acres. The remaining area for Outlot A would be 3.82 acres, which will likely be used
for future commercial development and additional storm water management. It should be noted that
the applicant is requesting to proceed with Preliminary Plat and Final Plat concurrently. From staff’s perspective, if the applicant is meeting all the submission requirements for both preliminary and final
plat, and the proposed plat is limited in scope and scale, then proceeding through both steps
concurrently is acceptable. To better define what constitutes a project of limited scope or scale in
staff’s judgment, a limited scale plat would involve subdivision of a limited number of parcels without the need for major infrastructure improvements (utility extensions, new public roads, etc.). In
this context, the proposed plat is of limited scale and scope according to staff.
In reviewing the applicable requirements from the City’s zoning and subdivision regulations, staff has found that the proposed project is in conformance with these requirements. More specifically, staff reviewed the proposed gasoline station in light of the following:
• Lot Size. The proposed lot being platted for the commercial use is 89,355 square feet, which
meets the minimum lot size requirement of 20,000 square feet per the Commercial zoning
district.
• Building Setback Requirements. The proposed gasoline station/convenience store meets the required building setbacks (front: 30 feet, corner side yard: 25 feet, interior side yard: 10 feet and rear yard: 10 feet) for the Commercial district. In addition, the car wash meets the 10-
foot setback requirement for accessory buildings.
• Parking Setbacks. The proposed parking stalls all meet the required parking setback
requirements per the Commercial zoning district.
• Impervious Surface. The maximum amount of impervious surface in the Commercial zoning district is 75%. The propose project complies with this requirement, as there is 62,010 square feet of pervious surface proposed, which is 69% of lot area.
• Parking Stalls. Per the City’s off-street parking requirements, gasoline stations are required
to have one parking stall for every 250 square feet of gross floor area used for sales. Using
this calculation, staff determined that 23 parking stalls would be required. The applicants are proposing 28 standard and 2 handicap parking stalls, easily meeting the City’s parking requirement.
• Specific Development Standards – Gasoline Stations and Car Washes. The City adopted
specific development standards (§154.305) for gasoline stations and car washed, both of
which are included in this proposal. In reviewing these standards, staff found that the
application was in compliance with the specific development standards related to these two uses, including the following:
o Access to a Collector. The proposed gas station meets the minimum lot size
requirements and has access to a collector street (Hudson Blvd.).
PUBLIC HEARING ITEM 4A – ACTION ITEM
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o Canopies. The proposed canopy meets the required setback of 20 feet from all
property lines. In addition the canopy columns reflect the design and building
materials of the principal building.
o Outdoor Displays. Proposed outdoor merchandise is either located under the canopy or adjacent to the principal structure, meeting all setback requirements.
o Car Wash Enclosure. The proposed car wash has doors that enclose the car wash
while in operation.
o Sounds from Speakers. The car wash area is not within close proximity to any
residential districts or properties. Any sounds from speakers related to the car wash should not negatively impact any residential properties.
Based on Staff’s review of the Site Plan and Supporting Plans for the proposed gasoline station and
car wash, the applicant has demonstrated compliance with all applicable Zoning Code requirements
related to gasoline stations in Commercial districts.
In terms of parkland dedication, the Subdivision Ordinance requires any property being developed in
Commercial districts to pay a fee as determined by Resolution by the City Council. Currently, the fee
for parkland dedication for commercial properties is $4,500 per acre of land subdivided for
commercial use. In this case, the applicant is proposing to subdivide 2.05 acres of land for commercial use. The remaining land is being left in outlot. Using the $4,500 fee per acre, the applicant will be required to provide $9,225 (2.05 acres x $4,500 per acre = $9,225) to the City to
comply with the City’s parkland dedication requirement. Staff would recommend that this fee be
provided to the City in advance of releasing the final plat for recording (Condition #4).
Finally, as the gasoline station and car wash is considered a conditional use in the Commercial zoning district, the applicant has applied for a conditional use permit (CUP). Per the procedure
described in Article 3 of the Zoning Code (§154.106), the City is required to make findings related to
the proposed conditional use. Generally speaking, these finding are required to ensure that no
negative impacts to the adjacent properties or broader community are associated with the proposed use. Staff reviewed all 12 required findings per the procedure for CUPs and found that the proposed use meets all the criteria to be granted a conditional use permit. As part of the draft findings for
recommending approval of the request, staff has included the required findings that relate to the
conditional use permit.
REVIEW AND ANALYSIS
City Staff has reviewed the proposed plat and conditional use permit, which has gone through multiple versions in advance of the formal application being accepted as complete by the City. As currently submitted, the proposed plat will meet all applicable City requirements for conditional
approval, and any deficiencies or additional work that is needed is identified in the recommended
conditions of approval.
Also, the City has received a detailed list of comments from the City Engineer and Washington County concerning the proposed gasoline station, in addition to informal review by the City’s Fire
Chief and Building Official. The written review comments from the City Engineer and Washington
County are attached for consideration by the Planning Commission.
In addition to the general comments that have been provided in the preceding sections of this report, Staff would like the Planning Commission to consider the following discussion areas as well:
PUBLIC HEARING ITEM 4A – ACTION ITEM
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• Comprehensive Plan. The proposed subdivision and commercial use is consistent with the Lake Elmo Comprehensive Plan for this area. The parcel is within Stage 1 of the I-94
Corridor Planning Area and has access to City sanitary sewer and water.
• Zoning. The proposed zoning for the Lakewood Crossing site will be C – Commercial. The
submitted development plans demonstrate compliance with the City’s Commercial zoning district standards. Neighborhood Convenience Store is a permitted use in the Commercial zoning district, while gasoline station and car wash are conditional uses. The applicants have
applied for a conditional use permit in conjunction with the platting request.
• Subdivision Requirements. The City’s Subdivision Ordinance includes a fairly lengthy list
of standards that must be met by all new subdivisions, and include requirements for blocks,
lots, easements, erosion and sediment control, drainage systems, monuments, sanitary sewer and water facilities, streets, and other aspects of the plans. Staff, as well as the City Engineer, have not identified any existing conflicts with the City’s Subdivision Ordinance.
• Access. Staff has the following review comments related to access:
o Eastern Right-Out Only Access. To provide access to the proposed gasoline station,
the applicant is proposing two access locations (west and east) along Hudson Boulevard. The City Engineer reviewed the proposed access locations and found the spacing to be acceptable. However, staff is recommending that the eastern access be
permitted only as a right-out only. The applicants have updated their plans to reflect
this design. After reviewing the proposed right-out eastern access, staff and
Washington County found that the proposed right turn is too sharp, necessitating a different design or an acceleration lane on Hudson. Staff is comfortable working
with the applicant to arrive and the best suited design for the right-out eastern access
(Condition #1b).
o Left Turn Lane on Hudson Blvd. In addition to the right-out access (eastern access), City staff also requested a left turn lane to serve the full western access of the gas
station. It is important to note that Hudson Boulevard is classified as a collector road
and it anticipated to serve a substantial amount of traffic as the I-94 Corridor
develops. The City does not plan to expand Hudson to a 4-lane roadway. In addition, the western full access will also be designed to serve Outlot A in addition to the gasoline station. For these reasons, staff recommended a left turn lane on westbound
Hudson Blvd for the full shared access between the proposed gasoline station and
Outlot A. The applicants have provided the left turn lane to respond to the staff
request. However, in reviewing the proposed design, the City Engineer found that the taper is too abrupt for a 50mph design speed. Staff is recommending that the taper be enlarged to allow for a more appropriate design for the existing conditions of
Hudson Boulevard (Condition #1a).
o Western Shared Access. Finally, staff is also recommending that the western shared full access be expanded to 40 feet in width (Condition #1c), which would allow for both right and left turn lanes to exi t the site. The current width as proposed is
approximately 36 feet. The requested expansion would include approximately 4 feet
of additional width to allow better circulation in and out of the proposed gasoline
station, as well as whatever future use is located on Outlot A. In addition to the
PUBLIC HEARING ITEM 4A – ACTION ITEM
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requested modification to the design of the western access drive, staff is also
recommending that the applicant provide an access easement along the portion of
shared access driveway that is located on the Kwik Trip site (Condition #2). The goal
is to ensure that the future use on Outlot A has dedicated full access to the western driveway.
• Landscaping. The applicant has submitted a Landscape Plan (Sheet L1) as part of the proposed gasoline station. The City’s landscaping provisions (§154.258) require1 tree per 50
feet of street frontage. In addition to street plantings, the City’s requirements include 5 trees
per developed acre. Given these requirements, staff calculated that 15 street trees are required (based on approximately 780 feet of street frontage on Hudson and Keats) and 10 interior trees are required (5 trees per acre). The total required amount of trees per staff’s
calculation is 25 trees. The applicants are proposing 25 trees of both deciduous and
coniferous varieties, meeting the City’s requirement. It should be noted that the coniferous
trees are being utilized to screen the trash or refuse area. In addition to the trees, the applicants are proposing a variety of shrubs and planted beds. Finally, staff has distributed
the Landscape Plan to the City’s Landscape Consultant, Stephen Mastey. Staff would
recommend as a condition of approval (Condition #5) that the Landscape Plan be reviewed
by the Landscape Consultant. In addition to review, staff would recommend that any modifications related to plant species or location be incorporated in the Final Landscape Plan prior to issuance of the building permit.
• Theming and Branding. As part of the improvements proposed for the gasoline station, the
applicants are proposing to install decorative fencing that is consistent with the design
recommended by the City’s Theming and Branding Study. The decorative fencing is a white three-rail fence that is often used on agricultural properties for horses. The applicants are proposing to install this fencing along the northeastern portions of the property, which should
be visible from Keats Ave. N. (CSAH 19).
• Architectural Design Review. City staff reviewed the architectural plans and architectural
renderings of the proposed Kwik Trip gasoline station and car wash for consistency with the
Lake Elmo Design Guidelines and Standards Manual (Attachment #11). Overall, Staff finds that the proposed building meets the guidelines and standards for Commercial development
contained within the manual and would offer the following review comments:
o Building Materials. The proposed building is chiefly constructed of red modular
brick. Accent materials include limestone and tan brick soldier course. The proposed building materials meet the City standards for building materials in the Commercial district.
o Streetscape. A significant portion of the proposed landscaping are located along the
public right-of-way for Hudson Boulevard and Keats Avenue (CSAH 19). In addition, the applicants are proposing to install a three-rail decorative fence that is consistent with the City’s Branding and Theming Study. In staff’s judgment, the
proposed design will be contributing to a positive streetscape.
o Storage Areas. The Manual requires that trash collection area be located out of the
view of the public right-of-way. The proposed site plan indicated that the trash
PUBLIC HEARING ITEM 4A – ACTION ITEM
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collection area will be enclosed and located in the far eastern portion of the site. The
proposed trash collection area meets the intent of the standard.
o Entry. The proposed convenience store has accent treatments of both limestone and
tan brick soldier course around the entryway. In addition, the peaked roof at the entry provides an additional architectural feature.
• Photometric Plan. To demonstrate compliance with the City’s sign and exterior lighting
ordinances, the applicant has submitted a Photometric Plan. The Photometric Plan includes
information about the lighting fixtures proposed for the site. In addition, it provides
information about the light intensity, measuring the foot candles across the entire site and beyond. Based on the plan, the applicants are proposing pole lights that are 18 feet in height and that include a 90 degree cutoff. In addition, the proposed lighting internal to the canopy
are recessed LEDs. From staff’s review of the photometric plan, the proposed lighting is
consistent with the City’s ordinance, as the plan does an effective job of limiting light from
being directed outside of the property. Generally speaking, the foot-candle reading at or near the property boundaries are all very low and are consistent with the ordinance. In addition,
the 18-foot pole lights do not exceed the maximum height allowed for such lighting (30 feet
maximum height for lights in non-residential districts with cutoff 90 degrees or less). When
City staff reviews the building permit for the proposed gasoline station, a more in-depth review of the proposed lighting will be completed to ensure conformance to the City’s ordinance.
• Signage Plan. As part of the plat and conditional use permit applications, the applicants have
submitted a signage plan. The signage plan includes multiple sign types, including wall signs,
canopy signs and a monument or ground sign. From a high level review perspective, it appear that the proposed signage will meet the City’s Sign Ordinance. However, the applicant will be required to submit sign permits for the proposed signage, at which time staff
will conduct a more in-depth review. Staff is recommending that the applicant submit sign
permits for any proposed signage (Condition #6)
• City Engineer Review. The City Engineer has provided the Planning Department with a
detailed comment letter (Attachment #8) as a summary of his review of the proposed gasoline station. The majority of the Engineer’s comments relate to traffic and access management. In
addition, the Engineer identifies other aspects of the proposed plan that currently do not meet
City Engineering Standard, including utilities, grading and erosion control. As a condition of
approval, staff is recommending that all modification requested by the City Engineer in his memo dated 7/9/14 be incorporated into Final Plans prior to the approval of the building permit (Condition #1).
• Fire Department Review. The Fire Chief has reviewed the Utility Plan for the proposed
gasoline station and found the proposed hydrant location to be acceptable. Additional review
by the Fire Chief will be required upon the submission of the building permit.
• Washington County Review. County Staff has reviewed the Lakewood Crossing plat and proposed gasoline station, providing comments in a written memorandum dated 7/9/14 (Attachment #9). In the memo, they note that no additional right-of-way for Keats Ave. N. is
required as part of the proposed plat. In addition, the County recommends that the City
monitor the traffic situation along the Hudson Boulevard corridor with the possibility that the
PUBLIC HEARING ITEM 4A – ACTION ITEM
8
eastern right-out only access be removed at some point in the future. To account for this
consideration, the City Engineer has recommended that a center median be installed adjacent
to the right-out only access at some point in the future as opposed to eliminating the access.
Finally, the memo from Washington County also includes notification that the Hudson Blvd. corridor in Lake Elmo is currently being considered as one the alternate alignments (D2 Alignment) for the Gateway Corridor transit project to be constructed at some point in the
future. City staff have also notified the applicants of this possibility in previous meetings.
• MnDOT Review. The Minnesota Department of Transportation owns a substantial amount of
right-of-way surrounding the proposed gasoline station site. In a review email dated 7/10/14, MnDOT noted that the applicant may not include any ponding within the MnDOT right-of-way. In addition, any work affecting or impacting the MnDOT right-of-way will require a
permit. Staff is recommending that the applicant obtain necessary permits from MnDOT for
any work impacting the MnDOT right-of-way (Condition #8)
• Watershed Districts. The project area lies within the Valley Branch Watershed District
(VBWD). It should be noted that the developer must meet all the rules of the Wetland Conservation Act and VBWD and will need to secure permits from the VBWD in order to
proceed with the development as planned (Condition #3).
Based on the above Staff report and analysis, Staff is recommending approval of the preliminary plat,
final plat and conditional use permit with 8 conditions of approval. The recommended conditions are as follows:
Recommended Conditions of Approval:
1) All required modifications to the plans as requested by the City Engineer in a review letter
dated July 9, 2014 shall be incorporated into the plans prior to the approval of the building permit for the gasoline station. Required modifications include, but are not limited to, the following:
a. The design of the west-bound left turn lane proposed for the southwest access on
Hudson Boulevard must be revised to incorporate a 50:1 taper to account for the
50mph design speed of the road as suggested by the City Engineer and the supporting consultant.
b. The design of the northeast right-out only access must be revised per the
recommendation of the City Engineer and Washington County. The design of the
northeast access must be approved by the City prior to the approval of the building permit.
c. The width of the western full access road must be modified to 40 feet to allow for one
inbound lane (16 feet wide) and two outbound lanes (left and right turn lanes, 12 feet
wide).
2) The applicant shall provide for an access easement over the entire portion of the shared western driveway located on Lot 1, Block 1 to provide dedicated access for Outlot A.
PUBLIC HEARING ITEM 4A – ACTION ITEM
9
3) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
4) The applicant shall enter into a maintenance agreement with the City concerning the storm water infiltration areas prior to the issuance of a building permit for the gasoline station.
5) The applicant shall pay a parkland dedication fee in the amount of $9,225.00 prior to the final
plat being released for recording.
6) The Landscape Plan shall be reviewed by the City’s Landscape Consultant. Any
modifications requested by the Landscape Consultant shall be incorporated into the Final Landscape Plan prior to the approval of the building permit for the gasoline station.
7) The applicant shall secure a sign permit for all signage associated with the proposed gasoline
station.
8) The applicant shall secure any necessary MnDOT permits for any work impacting the MnDOT right-of-way.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Lakewood Crossing preliminary plat, final plat and conditional use permit:
• That the Lakewood Crossing preliminary and final plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
• That the Lakewood Crossing preliminary and final plat complies with the City’s C – Commercial zoning district.
• That the Lakewood Crossing preliminary and final plat complies with the City’s subdivision
ordinance.
• That the Lakewood Crossing preliminary and final plat meets other City zoning ordinances,
such as landscaping, erosion and sediment control, and other ordinances.
• That the Lakewood Crossing preliminary and final plat is consistent with the City’s
engineering standards provided the plans are updated to address the City Engineer’s comments documented in a letter July 9, 2014.
• That the proposed architectural design of the gasoline station, canopy and car wash is
consistent with the Lake Elmo Design Guidelines and Standards Manual.
• That the proposed use will not be detrimental to or endanger the public health, safety,
comfort, convenience or general welfare of the neighborhood or City.
• That the use or development conforms to the City of Lake Elmo Comprehensive Plan.
• That the use or development is compatible with the existing neighborhood.
• That the proposed use meets all specific development standards for such use listed in Article 7 of the Zoning Code.
PUBLIC HEARING ITEM 4A – ACTION ITEM
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• That the proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of the area.
• That the proposed use will not be hazardous or create a nuisance as defined under the Zoning
Code to existing or future neighboring structures.
• That the proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems.
• That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community.
• That the proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
• That vehicular approaches to the property will not create traffic congestion or interfere wit
traffic on surrounding public thoroughfares.
• That the proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Lakewood Crossing
Preliminary Plat and Final Plat. In addition, staff recommends that the Planning Commission
recommend approval of the Conditional Use Permit for the proposed Kwik Trip gasoline station and
car wash. Staff is recommending approval of the requests subject to 8 conditions of approval as listed in the Staff report. Suggested motion:
“Move to recommend approval of the Lakewood Crossing Preliminary and Final Plat and
Conditional Use Permit with the 8 conditions of approval as drafted by Staff based on the findings of fact listed in the Staff Report.”
ATTACHMENTS:
1. Location Map
2. Application Forms and Narrative
3. Lakewood Crossing Preliminary and Final Plat
4. Kwik Trip Site Plan and Supporting Plans (12 sheets)
5. Kwik Trip Architectural Plans
6. Kwik Trip Architectural Renderings
7. Kwik Trip Signage Plan
8. City Engineer Review Memorandum, dated 7/9/14
PUBLIC HEARING ITEM 4A – ACTION ITEM
11
9. Washington County Review Memorandum, dated 7/9/14
10. MnDOT Review Email, dated 7/10/14
11. Design Guidelines and Standards - Commercial
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 4A – ACTION ITEM
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Data Scource: Washington County, MN7-10-2014
Site Plan: 34.029.21.44.0007
K05001,000250 Feet
1"=500'
34.029.21.44.0007(Proposed Kwik Trip Site)
§¨¦94§¨¦94 Hudson Blvd.Keats Ave. N.Savona
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PAGE 1 of 2
MEMORANDUM
Date: July 9, 2014
To: Nick Johnson, City Planner Re: Lakewood Crossing – Kwik Trip
Cc: Kyle Klatt, Planning Director Preliminary/Final Plat Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Lakewood Crossings – Kwik Trip. Site Plans were received on
June 30, 2014. The submittal consisted of the following documentation prepared by Carlson McCain:
Lakewood Crossing Preliminary Plat dated June 27, 2014.
Kwik Trip Store #248 Site Plans dated June 27, 2014.
Kwik Trip Store #248 Storm Water Management Plan dated June 27, 2014.
Engineering review comments are as follows:
Preliminary Plat / General Comments:
1. The drainage and utility easements must be placed on both the utility plan, Sheet SP4, and the grading plan,
Sheet SP3 to demonstrate sufficient easement is being provided. A minimum 15 feet of utility easement is
required from the centerline of the proposed watermain utility. It appears additional easement is required.
2. Governing Specifications must be in accordance with the City of Lake Elmo Standard Specifications for
General Requirements, including summary of work, project meeting requirements, submittals, regulatory
requirements, testing, traffic control, erosion and sedimentation and pollution control, and close‐out
requirements; and for utility technical specifications. A specification booklet must be created for the
project, approved by the City and provided to the contractor for use on the project.
3. Engineering has not reviewed the proposed lighting and landscape improvements.
Site Plans, Traffic and Access Management Requirements:
1. Hudson Boulevard is a local collector roadway and Municipal State Aid route. Hudson Boulevard is expected
to receive significant growth in traffic volume as the I94 corridor develops. The road is considered to be a
major collector for serving the area but it is the goal of the City to maintain the road as 2‐lanes. In order to
achieve that goal left and right turn lanes will need to be implemented throughout the corridor to facilitate
the turning movements for the developing areas while maintaining the mobility of the through traffic.
2. The Access Management Guidelines per the City’s Comprehensive Transportation Plan requires a minimum
spacing of 1/8 mile (660 feet) for commercial driveway access along Hudson Boulevard. The proposed
westerly access for this site plan appears to sufficiently meet this spacing at ~550 feet. The westerly driveway
can be permitted full access if the access is developed as a shared access driveway with Outlot A.
3. The property to the north will also be required to access Hudson Boulevard at this location.
4. The shared access driveway width should be at least 40 feet to accommodate one inbound lane (16 feet
wide) and two 12 feet wide outbound lanes (left and right turn lanes).
5. The easterly driveway should be permitted as a right‐out‐only exit. Future improvements to Hudson
Boulevard will likely include the placement of a center raised median to prohibit left turning movements
from this site.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 2
6. The right‐out‐only exit should be revised to increase the site lines for traffic existing the facility. This can be
achieved by increasing the intersection angle. The construction of a dedicated acceleration lane could also
be considered to address safe egress from the site.
7. The site plan proposes a temporary left turn lane for the westerly driveway access as requested by staff. The
pavement markings shall be revised using larger tapers more appropriate for the posted speed limit (see
attached TKDA review memorandum and sketch dated June 26, 2014).
8. The plans must be revised to provide greater plan and specification detail for the improvements to Hudson
Boulevard. Detailed dimensions shall be placed on the plan sheets indicating start and stop stationing, lane
widths, shoulder widths, etc.
9. Shoulder widening details must be dimensioned indicating start and stop stationing, road width increases,
pavement section details, and material details. Pavement widening must be completed using minimum
practical widths and avoiding tapering at the end points.
10. Specifications and plan notes must be added to further detail the improvements to Hudson Boulevard.
11. All pavement markings shall be shown as epoxy resin with drop‐on glass beads per the City’s standard
specifications.
Grading, Drainage & Erosion Control Plan:
1. City Standard Plan Notes for Grading and Erosion Control, Details 600A‐D, must be placed on the Grading
and Erosion Control Plan, Sheet SP3. All other conflicting information must be removed. Supplemental notes
may be provided if not already addressed by the City standards.
2. Governing Specifications for grading and erosion control must be in accordance with the City of Lake Elmo
standard specifications.
3. Retaining walls that exceed 4 feet in height must have a design submitted and certified by an engineer
licensed in the state of Minnesota.
Utility Plans:
1. City Standard Plan Notes for Watermain, Detail 200A, for Sanitary Sewer, Detail 300A, and for Storm Sewer,
Detail 400A, must be placed on the Utility Plan, Sheet SP4. All other conflicting information must be removed.
Supplemental notes may be provided if not already addressed by the City standards.
2. Governing Specifications for utilities must be in accordance with the City of Lake Elmo standard
specifications.
3. Add City Standard Detail Plate 210 – Watermain offset to plan sheet SP7. All watermain must be installed at
a depth of 7.5 feet or deeper. Shallow watermain with insulation will not be allowed. Watermain offsets will
be required when conflicts occur. This appears to be needed at the sanitary sewer crossing point.
4. The water and sewer laterals extending into Outlot A should be realigned to remain parallel to Hudson
Boulevard to allow more flexibility to the future extension for this property.
5. The proposed storm sewer system is being constructed entirely on privately owned property and does not
conform to the City engineering design standards for storm sewer systems. The storm sewer system should
therefore remain privately owned and maintained by the applicant, including the three driveway culverts.
6. Additional pipe cover appears to be needed over the proposed driveway culverts.
Stormwater Management:
1. The Storm Water Management Plan must meet VBWD rules and requirements. The applicant must provide
the City written approval from the VBWD.
2. The proposed storm water facilities will receive storm water from a privately owned and maintained storm
sewer system that will not be constructed to City engineering design standards. It is therefore recommended
that the storm water facilities be privately owned and maintained. A maintenance agreement in a form
acceptable to the City should be executed and recorded with the County for all permanent storm water
facilities to be located on private property. The agreement shall provide a maintenance plan defining the
maintenance responsibilities for the private owner, the type of maintenance and the maintenance intervals.
Memorandum
To: Ryan Stempski Reference:Lakewood Crossing
Copies To: Traffic Review
City of Lake Elmo
From: Bryant Ficek Project No.:15545.000
Date: June 26, 2014 Routing:
Per your request, we have reviewed the Turn Lane Exhibit for the Lakewood Crossing, dated June 11, 2014, and sent for our review on June 18, 2014. The exhibit shows two points of
access for the site, both off Hudson Boulevard. A westbound left-turn lane from Hudson
Boulevard into the site is established through restriping and limited pavement widening. The exhibit is attached to this memorandum for reference.
Our review focused on the ingress and egress of the site, particularly the proposed design of the
turn lane on Hudson Boulevard. Based on this review, our comments are:
• Keats Avenue is a County State Aid Highway and an A Minor Arterial. The City’s 2030
Comprehensive Plan lists an existing average daily traffic of 6,100 vehicles per day on this roadway. Hudson Boulevard is a local frontage road, proposed to be a Major
Collector in the future. It has an average daily traffic volume of 1,300 as listed in the
City’s Comprehensive Plan. The exhibit shows that the site, appropriately, will be accessed from Hudson Boulevard, which is both lower on the hierarchy of roads and
carries less traffic than Keats Avenue.
• The west access should be planned for full access into and out of the site. It is proposed
to be located farthest from the Hudson Boulevard/Keats Avenue intersection (~550 feet),
which will limit the interaction and influence of operations between these two intersections. The width of this driveway should be at least 40 feet to accommodate one
inbound lane (16 feet wide) and two outbound lanes (left-turn lane 12 feet wide and
right-turn lane 12 feet wide).
• The proposed east access should be planned as a right-out-only exit. Unlike other
potential movements to and from this access, right turns from the site will have limited impact to traffic operations on Hudson Boulevard and its intersection with Keats Avenue.
Providing a right-out-only exit will also improve site circulation, particularly for truck
movements. Proper signing and striping should be used to adequately notify drivers of the restrictions on the access, such as Do Not Enter signs facing traffic on Hudson
Boulevard.
Memo Page 2 June 26, 2014 Lakewood Crossing Traffic Review
City of Lake Elmo
• To provide the necessary width for the proposed left-turn lane, the through lanes in each
direction on Hudson Boulevard are proposed to be shifted outward using 1:20 tapers. Given that Hudson Boulevard has a posted speed limit of 50 mph, this taper is too
abrupt to shift through traffic. A taper rate of 1:50 is more appropriate and satisfies
MnDOT State Aid Standards. This will increase the taper distance from 120 feet to 325 feet. There appears to be sufficient space available on each side of the proposed
west access to accommodate this larger taper rate. A painted median on Hudson
Boulevard would also help to reinforce the right-turn-only exit from the east access.
• Ideally, the combined turn lane length and taper length from a through lane provides for
deceleration from the through lane’s travel speed and sufficient space for the expected vehicle stacking. If this guideline were followed in this case, the posted speed limit of
50 mph would translate into a distance of 440 feet and a minimum of two cars for stacking would translate into a minimum of 60 feet. The minimum turn lane and taper length would then be 500 feet. However, other circumstances are frequently taken into account, such as
accounting for deceleration in the through lane before the turn lane and consideration of the land use or expected traffic operations associated with the turn lane. Based on the
characteristics of this site and anticipated traffic operations, a minimum total distance of
280 feet is recommended to provide for a comfortable transition from the through lane (1:10 taper rate or 130 feet) and stacking for several cars and a truck (150 feet).
• As an alternative to the tapers on Hudson Boulevard described in the two bullets above, back-to-back left-turn lanes between the west access and the intersection with Keats
Avenue could be considered. The exhibit does not show improvements to the Hudson
Boulevard intersection with Keats Avenue, and no documentation was provided that suggests poor traffic operations are expected. However, if the City anticipates issues,
this would be an opportunity to improve traffic operations.
• The proposed width of the shifted through lanes matches the existing lane widths on
Hudson Boulevard. The proposed left-turn lane on Hudson Boulevard would provide
acceptable width for the traffic operations. If the overall width of the road is a concern, each lane width could be reduced to 11 feet. Although not typically desired, the reduced-
width lanes would provide a measure of traffic calming and still allow for sufficient traffic
operations.
• Hudson Road is posted as a bike route, and bicyclists are generally be expected to use
the existing 6-foot-wide shoulder when traveling on this road. While bicycle travel in a vehicle lane of traffic is legal, maintaining a shoulder for bicyclists is a safer option. A
minimum 4-foot-wide shoulder would maintain the safety of the roadway shoulders for
bicyclists. The roadway shoulders could also be used by pedestrians.
Two sketches are attached to this memorandum that show potential redesign of Hudson
Boulevard. One shows the recommended turn lane length and appropriate tapers. The other
shows the potential back-to-back left-turn lanes on Hudson Road, assuming an improvement at its intersection with Keats Avenue. It should be noted that any widening of Hudson Road should
sawcut and replace some or all of the existing shoulder. Without sufficient width, the newly constructed roadway could fail to properly bond with the existing roadway and lead to future maintenance issues.
If you have any questions or comments regarding the information presented in this
memorandum, please contact me at 651.726.7944 or bryant.ficek@tkda.com.
13CITY OF LAKE ELMO - DESIGN GUIDELINES & STANDARDS ParkingCommercial Development3The future commercial areas within the I-94 Corri-dor and Old Village will include a variety of service, RIÀFHUHWDLODQGRWKHUXVHVWKDWZLOOVHUYHH[LVW-ing and future Lake Elmo residents and beyond. While the differences in character and geography of these two growth areas may attract different types of commercial uses, it is important to es-tablish standards that will ensure quality devel-opment outcomes regardless of location and use FODVVLÀFDWLRQ,QWKHFRPPHUFLDOGLVWULFWVTXDOLW\development outcomes consist of buildings of high architectural quality and sites that function well for all users, both drivers and pedestrians.A. Site DesignBuilding PlacementGoal: To ensure access and circulation for all us-ers in a Panner tKat PiniPi]es trafÀc disruStion and safety concerns, as well as maintains good sightlines from the public street.a. Buildings must be setback at least 30 feet from the public right of way. Buildings are en-couraged to be located as close to the public street as possible while still meeting the set-back requirement.b. The orientation of multiple buildings on one site must be clearly coordinated.c. Buildings should be oriented parallel or per-pendicular to the street they front, promoting continuity of design.d. Buildings should be arranged to provide conve-QLHQWDFFHVVWRHQWUDQFHVDQGHIÀFLHQWRQVLWHcirculation for vehicles and pedestrians.e. Shared access points from the public ROW are encouraged. Vehicular access points should be OLPLWHGWRPLQLPL]HWUDIÀFGLVUXSWLRQf. For master planned development, the provi-sion of landscaped open or gathering spaces is encouraged within commercial developments.Applicable Zoning Districts:• Commercial (C) • Convenience Commercial (CC)Landscaped gathering spaces provide a distinctive and welcoming space for visitors.
14CITY OF LAKE ELMO - DESIGN GUIDELINES & STANDARDSCOMMERCIAL DEVELOPMENTStreetscapeGoal: To create safe, pleasant and functional pe-destrian spaces within commercial development, improving access and district identity. a. Sidewalks are required along primary street frontages, unless a suitable alternative that promotes pedestrian access safety is approved. In addition, pedestrian access to the building from the public street shall be provided. b. Street trees shall be installed at regular inter-vals along the public right of way.c. Ornamental or bollard lighting is encouraged to increase safety, as well as add visual interest.d. Fencing shall be installed around outdoor din-ing areas that are adjacent to pedestrian areas or streets.e. Site furnishings such as decorative fencing, trash receptacles, planters, bicycle racks, and benches are recommended. Applicants are encouraged to utilize design elements and site amenities from the Lake Elmo Branding & Theming Study.LandscapingGoal: To ensure development of a high aesthetic quality, and to reduce the amount of impervious surface at commercial sites. a. Parking, public and streetscape areas should utilize trees, plant beds, and potted plants to add visual interest and break up continuous hardscape.b. Parking, service, storage and utility areas should be buffered by plantings. Near areas of pedestrian circulation, these plantings shall not exceed 4 feet in height for safety purposes.c. Hardy and native plant materials that are re-sistant to the climate, disease and salt are en-couraged. d. Making use of similar plant materials as adja-cent properties and public spaces is encour-aged to create continuity.e. Mature trees located on building sites should be retained whenever possible.f. Bare soils should be planted or mulched with bark, stone or other suitable material to avoid unnecessary runoff.ParkingGoal: To provide parking facilities that adequately serve the needs of com-mercial properties, while ensuring pedestrian safe-ty and maintaining a posi-tive visual aesthetic from the public right of way. Streetscapes should include plant beds with trees to provide shade and add aesthetic value along sidewalks.Sidewalks within larger parking lots improve pedestrian circulation and safety. Fencing around outdoor dining areas helps delineate pedes-trian walkways and patio space.Bollards are an effective tool in delineating the pedstrian space. This style of bollard is drawn from the Lake Elmo Branding and Theming Study.
15CITY OF LAKE ELMO - DESIGN GUIDELINES & STANDARDS COMMERCIAL DEVELOPMENTa. The linear measurement of surface parking areas parallel to the public street are encour-aged not to exceed more than 60% of primary street frontages. Sites or projects that are un-able to meet this guideline are encouraged to install berms and/or additional landscaping along areas of surface parking adjacent to the primary street frontage. b. The entrance to parking facilities should be lo-cated on secondary streets when possible.c. Shared parking facilities between adjacent uses or businesses are encouraged when pos-sible to avoid excessive amounts of parking. d. Structure parking is encouraged, and should be located behind or beneath primary build-ings when possible.e. Structure parking or parking areas located be-neath the primary structure should be screened with architectural elements that match the pri-mary building.f. Parking areas should be screened from view of public streets by means of grading and/or landscaping.g. Parking areas should be screened from adja-cent structures with landscaping strips not ex-ceeding 4 feet in height in order to ensure pe-destrian safety.h. Landscaped islands should be installed within surface parking areas to break up continuous hardscape and reduce concentration of imper-vious surface.i. Lighting must be provided in parking areas at night for safety purposes. However, direct glare, spillover or other forms of light pollution directed at adjacent properties are prohibited.j. Parking facilities must be ADA compliant when deemed necessary.Delivery, Service, Storage and Utility AreasGoal: To provide physical and visual separation between delivery, service and storage areas and areas of pedestrian and automobile circulation.a. Service, storage, maintenance or trash collec-tion areas should be located out of the view IURP WKH SXEOLF ULJKW RI ZD\ RU VLJQLÀFDQWO\screened through landscaping or architectural features.b. Service, storage and trash collection areas are not allowed in the setback areas.c. The location of delivery, storage and service ar-eas should be clearly marked with signage and should not interfere with other automobile or pedestrian circulation.d. Storage and delivery areas should be hard sur-face, minimizing the dispersal of dust.B. Building DesignForm and FacadeGoal: To ensure structures of high architectural quality that promote visual interest, thereby sup-porting district identity. a. Blank facades without windows and doors are discouraged. All sides of structures should have architectural treamtent.Variety and creativity in building facade is encouraged through changes in building materials, fenestration height, and roof lines, especially on primary facades that face the public right of way.E :LQGRZDQGGRRUVW\OHVVKDOOUHÁHFWWKHSUH-vailing architectural style of the structure.c. Ground level retail and commercial uses VKRXOGHPSOR\DVLJQLÀFDQWDPRXQWRIWUDQV-parent glass in the form of windows and doors, particularly near pedestrian entrances.Landscaping strips along public streets add a visual separa-tion between parking areas and the public right-of-way.Facade articulation and windows with architectural detail add visual interest and break up long expanses of continu-ous façade.
16CITY OF LAKE ELMO - DESIGN GUIDELINES & STANDARDSCOMMERCIAL DEVELOPMENTd. Minimizing continuous expanses of wall through facade articulation, recession and pro-jection is encouraged.e. Structures that are oriented towards the public street are encouraged to provide multiple ac-cess points or entrances if the parking area is located to the rear of the structure.f. Architects and builders are encouraged to in-corporate topographical features into the form of the structure when possible, utilizing natural grades to create unique design.Building MaterialsGoal: To promote quality development through du-rability and visual aesthetics, thereby supporting district identity. a. High-quality and durable materials should be used in street facing facades. b. Primary building materials for commercial VWUXFWXUHVVKRXOGLQFOXGHEULFNÀQLVKHGZRRGstone, cast stone, or pre-cast concrete panels with exposed aggregate, banding, texturing, or RWKHUVLPLODUGHFRUDWLYHÀQLVKWUHDWPHQWc. High quality synthetic materials that adequate-ly duplicate natural materials may be accept-able if approved by the City, including, but not limited to, thin brick, hardi plank, decorative concrete masonry, and other materials.d. The following building materials are not allowed to be used as the primary facade for commer-cial development:• Unpainted galvanized metal 8QÀQLVKHG´JUHHQWUHDWHGµOXPEHU 8QÀQLVKHGZRRG• Plain or unpainted concrete • Painted concrete block may be used on the rear of the building or sides not visible from the public right of way.• Vinyl sidingH )DFDGH FRORUV VKRXOG UHÁHFW VXEWOH HDUWKtones. However, other primary facade colors will be considered by the Review Authority. Ac-cent materials should complement the colors of the primary facade. Scale and MassGoal: To establish standards for building with a hu-man scale in mind.a. Buildings should be broken down into smaller parts to avoid monotonous or continuous de-sign and the appearance of mass.b. Exterior design that provides the appearance of multiple structures is encouraged to reduce scale and minimize mass.c. Building mass should be broken up with mul-tiple roof and ridgelines perpendicular with one another.d. Structures of two-stories or higher should have articulated facades to minimize the appear-ance of mass, as well as multiple roof lines with corresponding gables.e. Scale should be reduced by utilizing “step-down” methods towards the public street. En-tries and other bump out features are effective in this regard.Parapets of varying heights add architectural interest and accentuate building entries.High quality and durable building materials add aesthetic value and create a more attractive environment.
17CITY OF LAKE ELMO - DESIGN GUIDELINES & STANDARDS COMMERCIAL DEVELOPMENTRoof DesignGoal: To ensure architectural consideration and consistency in roof design in relation to the struc-ture, and to reduce the visual impact of rooftop equipment.a. The design of the roof must be consistent with the overall architecture or design of the structure.b. Parapets of varying heights are required for ODUJHFRPPHUFLDOEXLOGLQJVZLWKÁDWURRIVF 5RRIWRSHTXLSPHQWSDUWLFXODUO\RQÁDWURRIVmust be screened by the parapet or other ar-chitectural features.EntriesGoal: To provide identiÀable entryways that em-phasize access, pedestrian safety, architectural quality and a human scale. a. Entryways to commercial structures should be accessible for pedestrians from the public right of way. Large retail sites in particular should consider installing a dedicated pedestrian way. b. Architectural features should be incorporated into entryways, such as facade detailing or prominent windows.c. The use of canopies, awnings and other shel-tering features are encouraged.d. Pedestrian amenities such as trash recepta-cles, benches, or lighted bollards are encour-aged near entryways to commercial buildings.LightingGoal: To ensure safety of patrons, employees, pe-destrians and automobiles, as well as providing visual interest and aesthetic value to a site, while limiting light polution of the night sky to the best extent possible. a. Lighting must be provided in entryways, park-ing areas, pedestrian ways, storage and ser-vice areas, and other locations that require ad-ditional safety lighting.b. Lighting height shall be consistent with the City’s exterior lighting standards.c. Lighting styles should be complementary to the architectural style of the building.d. Lighting of architectural features should be used to provide accent and interest, as well as identify the building entryway. Architectural lighting must be downcast and shielded to pre-vent light pollution.e. Bollard lighting is encouraged for pedestrian areas.f. Overhead lighting must be shielded to prevent light trespass and spill-over onto adjacent properties.g. Commercial uses near residential zones must utilize lighting that minimizes light trespass.h. Bare bulb and exposed neon lighting are not allowed.SignageGoal: To provide signage that clearly identiÀes businesses within the Commercial district, while promoting quality and consistency in terms of de-sign and materials. a. Building signage should be complementary to the architecture of the structure, as well as consistent with the style of the surrounding buildings or district.b. Sign elements that will be evaluated for consis-tency include scale, color, lighting and materi-als.c. Signs must be constructed of high-quality, du-rable materials.d. Directional signage to delivery, service and storage areas is required.e. Two and three-dimensional signs are encour-aged to promote creativity and district identity.f. All buildings are encouraged to incorporate el-ements of community theming in appropriate signage, supporting district and city identity.Signage should complement the architectural style of the building.
Looking west down Hudson Blvd. towards Keats Ave. Looking east down Hudson Blvd. towards the subject property
The subject property looking southwest from Hudson Blvd. The subject property looking south towards I-94 and Keats Ave. N.
Proposed Kwik Trip Location: Site Visit, 7/9/14