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HomeMy WebLinkAboutCCP 08-18-15 part 2 of 3x MAYOR & COUNCIL COMMUNICATION -- page 1 -- DATE: 8/18/15 REGULAR ITEM # 14 RESOLUTION 2015-065 AGENDA ITEM: Auto Owners Insurance Preliminary and Final PUD Development Plans SUBMITTED BY: Ben Gozola, Consulting City Planner THROUGH: Kyle Klatt, Community Development Director REVIEWED BY: Planning Commission Nick Johnson, Former City Planner Jack Griffin, City Engineer SUGGESTED ORDER OF BUSINESS: - Introduction of Item ...................................................... Consulting City Planner - Report/Presentation ....................................................... Consulting City Planner - 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 is recommending conditional approval of preliminary and final development plans for an office building to be located within the Eagle Point Business Park. As a part of the Planning Commission recommendation and findings, the Commission did review the project for conformance with the Lake Elmo Design Guidelines and Standards Manual. FISCAL IMPACT: None – all utilities and improvements have either been installed as part of the Eagle Point Business Park or will be completed by the applicant at the time a building permit is issued for the building. SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a request from Auto Owners Insurance Company, 6101 Anacapri Boulevard, Lancing, MI, 48917, for approval of preliminary and final Planned Unit Development (PUD) plans associated with an approximate 30,000 square foot, one story, office building to be located within the Eagle Point Business Park. Because the site under consideration has previously been platted as a buildable City Council Meeting [Agenda Item 14] August 18, 2015 -- page 2 -- lot, Staff is recommending that the City process its review of the preliminary and final development plans simultaneously. The Planning Commission is recommending approval of the preliminary plat with conditions of approval. The suggested motion to adopt the Planning Commission recommendation is as follows: “Move to adopt Resolution No. 2015-065 approving the preliminary and final PUD plans for the Auto Owners Insurance Building.” LEGISLATIVE HISTORY/PLANNING COMMISSION REPORT: The attached staff report to the Planning Commission, updated for the City Council, provides an overview of the request and a detailed description of the issues associated with the request as identified by Staff. The Planning Commission considered the PUD plans at its August 10th meeting and conducted a public hearing on the applicant’s request. The Commission did not receive any public comments concerning the proposed building. Representatives of the applicant addressed the Commission and provided additional information concerning the design of the building and the future tenants of the facility. The Planning Commission reviewed the project for consistency with the Lake Elmo Design Guidelines and Standards Manual, and found that the project complied with all applicable provisions for development in the City’s BP – Business Park Zoning District. The one area of concern voiced by the Commission was that roof articulation could be improved. The applicant’s appreciated the feedback, and will be adding additional articulation to the final design at the time of building permit. The Planning Commission adopted a motion to recommend approval of the preliminary and final development with the findings and conditions as noted in the attached Resolution 2015-065. The motion passed unanimously. BACKGROUND INFORMATION (SWOT): Strengths •The proposed building is consistent with the Lake Elmo DesignGuidelines and Standards Manual •The project is consistent with the Lake Elmo Comprehensive Plan and BP – Business Park Zoning •The proposed development will occupy an existing, platted, vacant lot within the Eagle Point Business Park Weaknesses •Roof articulation meets minimum requirements, but will beimproved with the final plans. Opportunities • The proposed development will bring a significant employer to the City of Lake Elmo (up to 255 jobs once complete). City Council Meeting [Agenda Item 14] August 18, 2015 -- page 3 -- • The proposed building and landscaping will be a nice addition to the Eagle Point Business Park Threats • None identified. RECOMMENDATION: Based upon the above background information, Staff report and Planning Commission recommendation, it is recommended that the City Council approve the preliminary and final PUD development plan for the Eagle Point Medical Center with the 15 conditions of approval as documented in the resolution of approval by taking the following action / with the following motion: “Move to adopt Resolution No. 2015-065 approving the preliminary and final PUD plans for the Auto Owners Insurance Building.” ATTACHMENTS: 1. Resolution No. 2015-065 2. Area Map 3. Planning Commission Report (updated) (7/10/15) 4. City Engineer’s Memo 5. Applicant Submittals a. Preliminary Plat b. Final Plat c. Grading, Drainage and Erosion Control Plan d. Utility Plan e. Paving and Geometric Plan f. SWPPP g. Landscape Plan h. Lighting Plan i. Color Renderings & Floor Plan 6. Eagle Point Business Park Development Standards 7. Lake Elmo Design Guidelines and Manual – Business Park Development CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2015-065 A RESOLUTION APPROVING PRELIMINARY AND FINAL DEVELOPMENT PLANS FOR THE AUTO OWNERS INSURANCE BUILDING WITHIN THE EAGLE POINT BUSINESS PARK WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Auto Owners Insurance Company, 6101 Anacapri Boulevard, Lancing, MI 48917, has submitted an application to the City of Lake Elmo (City) for preliminary and final plans for the Auto Owners Insurance Building to be located on a property which is legally defined as: Outlot A, HOA 2nd Addition, according to the recorded plat thereof, Washington County, Minnesota; and WHEREAS, the lot is proposed to be platted as Lot 1, Block 1 of HOA 3rd Addition, a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and WHEREAS, the City has agreed to conduct a simultaneous review of the preliminary and final PUD plans for the Auto Owners Insurance Building because the site has previously been platted and improved as a buildable lot within the Eagle Point Business Park and is appropriate because of the limited scale of the proposal; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on August 10th, 2015, to consider the preliminary and final development plans for the Auto Owners Insurance Building; and WHEREAS, on August 10th, 2015, the Lake Elmo Planning Commission adopted a motion to recommend that the City Council approve the preliminary and final plan for the Auto Owners Insurance Building with conditions; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the preliminary and final development plans as part of a memorandum to the City Council from Community Development Director Kyle Klatt for the August 18th, 2015 Council Meeting; and WHEREAS, the City Council reviewed the preliminary and final development plans for the Auto Owners Insurance Building at its meeting held on August 18th, 2015. NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1) That the procedure for obtaining approval of said Preliminary and Final PUD plans is found in the Lake Elmo City Code, Section 154.800. 2) That all the requirements of said City Code Section 154.800 related to the Preliminary and Final PUD pans have been met by the Applicant. 3) That the proposed Preliminary and Final PUD Plans for the Auto Owners Insurance Building consists of an approximate 30,000 square foot structure which can eventually be expanded to 44,000 square feet, the building is one story tall, will be office use, and will provide 156 parking stalls (222 stalls following expansion) in accordance with plans and specifications submitted to the City, and will be located on property legal described as follows: Lot 1, Block 1, HOA 3rd Addition. 4) That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of the land. 5) That the proposed PUD is in conformance with the Comprehensive Guide Plan for the City. 6) That the proposed PUD complies with the Lake Elmo Zoning District regulations for the BP – Business Park Zoning District. 7) That the proposed PUD complies with the development and design standards for the Eagle Point Business Park. 8) That the proposed PUD is consistent with the Lake Elmo Design Guidelines and Standards Manual, and specifically, the guidelines for business park development. 9) That the proposed PUD meets the identified objectives associated with a Planned Unit Development project as listed in Section 154.801 of the Lake Elmo Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Preliminary and Final PUD Plans for the Auto Owners Insurance Building subject to the following conditions: 1) The City Engineer shall approval all final easements prior filing of the final plat at Washington County. 2) The City Engineer shall work with the applicant to finalize all stormwater management plans to bring them into compliance with all applicable state and local regulations. If necessary, sub-surface BMPs shall be installed at the applicant’s expense below the proposed parking areas so as not to change the overall site design. 3) A sidewalk connecting this property to the neighboring hotel/restaurant site shall be provided. 4) As signage has not been reviewed as part of this application, a future application for signage will be required. 5) Two (2) additional fire hydrants shall be added to the final design at the applicant’s expense, and all easements for utilities as deemed necessary by the City Engineer shall be provided on the final plat prior to filing of the plat at Washington County. 6) Fire lanes, the FDC location and lockbox shall be added to the final plans in accordance with direction from the fire chief prior to issuance of a building permit. 7) Height of all lighting standards shall not exceed 30’. 8) Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. 9) All necessary permits shall be provided to the City prior to issuance of a building permit. 10) A park dedication payment in the amount of $13,215.60 shall be paid to the City prior to the issuance of a building permit for the proposed office building. 11) Access charges for municipal services (as may be applicable) shall be paid prior to the issuance of a building permit for the proposed office building. 12) All changes and modifications requested by the City Engineer in a memorandum dated August 7, 2015, shall be incorporated into the construction plans before they are approved for construction. 13) No construction work may commence on the project until Final Construction Plans for grading, drainage, and erosion control, site plans, utility plans, and storm water management plans have been updated and approved by the City Engineer and a preconstruction meeting has been held. 14) Prior to obtaining a building permit, the applicant shall enter into an agreement with the property to the west agreeing to take on that site’s stormwater as identified by the proposed plans. 15) Final building plans shall provide additional roof articulation to bring the building further into compliance with the City’s design standards. Passed and duly adopted this 18th day of August, 2015, by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk Auto-Owners Insurance SITE IDENTIFICATION MAP Location within the City of Lake Elmo Hudson Blvd N.EaglePointCir.I-94 Ramps City of Lake Elmo Planning Department Preliminary & Final PUD Plan/Plat To: City Council From: Ben Gozola, City Planner Meeting Date: August 18, 2015 Applicants: Auto Owners Insurance Company Location: Outlot A, HOA 2nd Addition Introductory Information Request: The Auto Owners Insurance Company is seeking approval of a preliminary and final plan/plat for HOA 3rd Addition within the Eagle Creek Business Park. The original platting and approval of the Eagle Point Business Park entailed the creation of multiple Outlots which were to be developed through platting as businesses came forward. This request would re-plat Outlot A of HOA 2nd Addition into Lot 1, Block 1, HOA 3rd Addition. In addition to the requested platting, this PUD application would approve a site plan authorizing construction of an approximate 30,000 square foot building with potential future expansion of an additional 14,000+ square feet. The building would house a professional office with an anticipated occupancy of 155 (with the future expansion bringing the overall occupancy to 255). The typical hours of operation for Auto Owners Insurance are 7:30 a.m. to 4:30 p.m. daily. Construction is anticipated to begin in late fall of 2015 with completion of the building in the summer of 2016. Process: The Eagle Point Business Park was approved as a Planned Unit Development in the early 2000’s, and the initial installation of roads and utilities has already occurred throughout the park. Development of individual building sites such as this is to be completed through the simultaneous review of preliminary and final plans, with this review ensuring that everything is ready for final approval. Site Data:  Existing Zoning – BP (Business Park)  Land Use Guidance – Business Park  Parcel size – 5.056 acres (220,260 square feet)  Property Identification Numbers (PIDs) – 33.029.21.43.0006  Current Legal Description – Outlot A, HOA 2nd Addition, according to the recorded plat thereof, Washington County, Minnesota Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 2 Review IN GENERAL: Site Character:  The entire site is largely natural grasses with a few scattered trees. The northern portion of the site gently slopes downward from west to east, and the southern portion of the site is nearly flat. The middle of the site is characterized by a small hill and small depression/pond area. Lot Configuration:  This plat would create a single lot utilizing existing Outlot A, 2nd Addition.  The lot configuration was previously reviewed and approved as a future building site by the HOA 2nd Addition PUD plat review. Area Calculations:  Parks and public open space: no parks, trails, public open space, and/or sport fields are proposed as part of this development.  Public street rights-of-way: none proposed  Wetlands: None. The South Washington Watershed District convened a TEP panel in July of 2014 to review the site, and they determined the small pond area was a result of an excavation in 1999 for the purposes of stormwater drainage from the adjacent site. Future parcel development:  The proposed plat and site plan would fully develop this parcel. Adjacent parcel dev.:  Both of the adjacent parcels to the east and west are already fully developed, so this proposal will not impact future development. Proposed Use:  The proposed “office” use is a permitted use within the Eagle Point Business Park.  We are not aware of any proposed conditional or accessory uses proposed for the site. Any such additions in the future will require a separate approval process. Building Location:  The proposed building will be more than 50’ from ROW and more than 10’ away from all other lot lines as required by code.  Building placement is in accordance with encouraged development standards allowing for effective auto and pedestrian circulation, building setbacks, and open space along Hudson Boulevard. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 3 Building Size:  The proposed building foundation will exceed the required minimum of 10,000 square feet. Building Height:  No Business Park structure shall exceed 60’ in height, and parapet walls shall not exceed more than 4 feet above the height permitted of the building.  This one-story structure will be compliant with the allowed height maximum. Building Design:  While not mandated, design standards encourage architectural treatments around the building with windows and doors that reflect the architectural style of the structure. As demonstrated by the plans, large square windows are consistently used on all sides, materials are consistent throughout mixing brick veneer with a limestone accent band and limestone veneer base; and the red painted steel and metal fascia offset well with the overall earth tones to complete an inviting and attractive design for this site.  All “roof” equipment will actually be enclosed within this new building thereby eliminating a main concern to exterior aesthetics.  The entryway is visible and accessible as designed, and includes a canopy to provide cover from weather when entering and exiting the structure. Lot Access:  The lot will have direct access to a public road (Eagle Point Circle).  The main and only entry point to the parking lot proposed on the northern half of the site will be directly off the cul-de-sac bulb on Eagle Point Circle.  The future address of the site should be visible from the driveway entrance. Easements:  All standard drainage and utility easements are shown on the preliminary plan and final plat documents.  The applicant has signed a letter indicating that all on-site stormwater management facilities are to be privately owned, so staff has no concerns about stormwater easements.  As the Fire Chief is now requesting two fire hydrants near the front of the building, additional easements will be needed to accommodate a new public water line and both hydrants. Prior to filing of the final plat, the required easements must be shown on the document and be approved by the City Engineer. Resident Concerns:  Staff has not received any feedback for or against this proposal. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 4 INFRASTRUCTURE: Road System: The road system in this area is fully built out, and no new roads are necessary to service this parcel. Water System(s): The site will be served by an 8” water service line with a presumed 6” stub to the site (to be verified in the field). Six (6) inch private mains will serve the proposed building. Sanitary System(s): The site currently has an 8” sewer service line stubbed to the site that will be accessed to provide sanitary sewer to the facility. Storm water /Grading: The neighboring hotel/restaurant site currently discharges its stormwater runoff to the east across the proposed Auto-Owners site to a catch basin on the east side of the Auto- Owners property. This stormwater is going to be captured at the Auto-Owners west property line and rerouted via storm sewer infrastructure around the west/south/east sides of the Auto-Owners site and connected to the 36” storm sewer pipe in Eagle Point Circle. The Planning Commission is recommending, per condition, that the applicant enter into a private agreement with the neighboring hotel/restaurant site to ensure continued acceptance of stormwater from that site. Such an agreement will need to be in place prior to issuance of a building permit for this site. At the time of writing this report, the applicant has submitted updated information for City Engineer consideration, but no final determination has been made as to whether all standards have been met. Given the progress made, staff is comfortable at this time recommending conditional approval of the final plat and plans subject to the Engineer signing off on all final documents prior to the final plat being authorized for filing. Utilities: Telephone, electric, and/or gas service lines are to be placed underground in accordance with the provisions of all applicable City ordinances. Sidewalks or Trails: At the request of the neighboring hotel/restaurant owners to the west, a sidewalk connecting the two properties will be provided. There are no trails or sidewalks in the area which must be extended as part of this development. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 5 Parking Facilities:  The required parking ratio is one (1) space per 250 square feet of office building area OR one space per two (2) employees, whichever is greater. o The building to be constructed would have 29,601 square feet of floor area which would require 118 parking stalls o Per the applicant’s narrative, the initial building would have a capacity of 155 workers which would require 58 parking stalls o 118 stalls are the required minimum for the initial building  With the initial construction, 156 stalls are being provided which meets the minimum requirement. o The future building expansion would provide an additional 14,271 square feet requiring an additional 57 parking stalls o Per the applicant’s narrative, the fully built-out building would add the capacity to house an additional 100 workers which in turn would require a minimum of 50 additional parking stalls o 57 additional stalls will be required if/when the building is expanded  Future expansion of the facility would also include the addition of 72 more parking spaces which also meets the minimum requirements.  In total, 175 parking stalls must be provided, and 222 will ultimately be constructed.  All parking stalls (except for accessible stalls) are proposed to be 9.5 feet wide and 18 feet long. Minimum standards per Eagle Point Business Park Development Standards are 10’x20’ south of Hudson Boulevard unless “altered upon approval of the Zoning Administrator.” Additionally, 20% of the stalls for an office development can be compact car size (8’x16’).  The hotel/restaurant next door includes 9’x18’ spaces. Staff has no concerns about the proposed 9.5’x18’ stalls.  The proposed parking and future parking expansion areas are conforming to minimum parking setbacks (front, 20’; sides and rear, 10’; side street, 20’).  As encouraged by the City’s development standards, the entrance to the parking area is off of a secondary street, landscape islands are included, and lot lighting is well controlled on site. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 6 Signage:  No new street signs will be required as no new roads are being constructed.  The applicant provided a color rendering of the site just before the Planning Commission meeting that showed potential sign configurations and locations. Because this was the first indication of signs on any plan set, staff made it clear to the applicant and planning commission that NO signage would be authorized should this application be approved. A future application will need to be submitted to authorize all requested signage.  Businesses can have signage on the building and a monument sign at the property’s entrance. Pylon signs must be approved on a case by case basis by the City. Fire Hydrants:  There is an existing hydrant on Eagle Point Drive to the south of the entrance to this site, and a second hydrant to the southeast on the adjacent property.  Additional hydrants, if deemed necessary by the fire marshal, shall be added to the final design at the applicant’s expense. Streetlights:  No streetlights are required as part of this development. Lighting Plan:  The lighting plan for the site shows that illumination at the boundaries of the property will be within required standards.  Height of all lighting standards shall not exceed 30’. Monuments:  Because the plat will not be changing any lot lines, existing monumentation for Outlot A will continue to be accurate following approval of the proposed plat. ENVIRONMENTAL & OTHER NEIGHBORHOOD IMPACTS: Environmental Impacts:  Staff has not identified any need for an in-depth environmental analysis based on the current proposal (i.e. EAW, EIS, AUAR, etc.) Wetlands:  The South Washington Watershed District convened a TEP panel in July of 2014 to review the site, and they determined the small pond area was a result of an excavation in 1999 for the purposes of stormwater drainage from the adjacent site.  No other wetlands or potential wetlands exist on the site. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 7 Shoreland District:  This site is not within a designated shoreland district. Erosion Control:  Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. Traffic:  The proposed project will not significantly increase traffic volumes in a manner not anticipated by the original PUD approval. No traffic study is warranted Flood Plain & Steep Slopes:  According to the February 3, 2010 FEMA Flood Insurance Rate Map (27163C0335E), the site is outside of the floodplain (Zone X).  There are no steep slope restrictions applicable to this property. Landscaping:  According to the Eagle Point Business Park development standards, the primary landscaping materials required for this type of development shall be shade trees with shrubs, hedges and other similar foliage used to complement trees. Berming and landscaping must be approved within one year of City Council approval.  Additional code requirements: minimum of 6 trees per acre (1” caliper minimum), and a minimum of two (2) trees per 100 linear feet of street frontage.  Based on 5.1 acres and 866 linear feet of street frontage, code requires at a minimum 31 trees on the site and 17 trees along the road.  The applicants have submitted a landscape plan that shows 50 trees being planted on site and 19 trees along the road which complies with code and is in line with the development standards encouragement to add additional landscaping and to do so throughout the site. Docks:  Not applicable as the project does not include any lakeshore or deeded access to lakes. Other Permits:  All necessary permits shall be provided to the City prior to issuance of a building permit. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 8 CHARGES, FEES, & RESPONSIBILITIES: In General:  As always, the applicant is responsible for all fees related to the review of this application (including but not limited to planning, legal, engineering, wetland, environmental consultants, or other such experts as required by this application).  It is recommended that a project agreement or DA be prepared for the project to ensure escrows and reimbursement of all City fees. Park Dedication:  Approval of the Eagle Point Business Park included provisions which allocated individual park dedications to each development site on a square footage basis. The overall fee for the business park to be collected totaled $252,437, which led to an allocation of $0.06 per square foot for individual sites within the park. Accordingly, the required dedication would be as follows: 220,260 square feet * $0.06/sq ft = $13,215.60  Park dedication shall be paid prior to the issuance of a building permit for the proposed office building. Sewer Charges:  Sanitary sewer service charges will consist of a $3,000 Sewer Availability Charge (SAC) per REC unit plus $1,000 Sewer Connection Charge per REC unit. A Met Council REC determination must be completed to verify the number of REC units for the project. Water Charges:  Water service charges will consist of a $3,000 Water Availability Charge (WAC) per REC unit plus $1,000 Water Connection Charge per REC unit. The number of REC units will be as determined for SAC charges After reviewing all criteria in code, staff believes the requested preliminary and final PUD plan/plat should be approved with conditions. All outstanding details required by the Planning Commission have been addressed in as much as necessary to support this recommendation. Conclusion The City Council is asked to examine the proposed Preliminary & Final PUD Plan/Plat materials and make decision as to whether they meet all conditions of approval outlined by city code. Keep in mind that an approval at this point finalizes the subdivision—all desired/required changes must be addressed at this time. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 9 Council Options: The City Council has the following options: A) APPROVE the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Council. B) DENY the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Commission. C) TABLE the request for further study.  Based on an application date of 6-29-15, the 60-day review period for this application expires on 8-28-15. This deadline can be extended an additional 60 days if more time is needed. Template APPROVAL Motion: (Recommended)  “I move to approve the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: a) The application is conforming to the standards and requirements for a PUD within the Eagle Point Business Park; b) The building design employs guidance from the City’s design standards including building placement, open space, extra landscaping, controlled parking lot lighting, high quality exterior materials and a cohesive architectural style; c) Engineering design standards are being met or can be met via condition; and d) Review of the plan did not identify any environmental issues that cannot be addressed through the proposed design. Recommended Conditions: 1. The City Engineer shall approval all final easements prior filing of the final plat at Washington County. 2. The City Engineer shall work with the applicant to finalize all stormwater management plans to bring them into compliance with all applicable state and local regulations. If necessary, sub-surface BMPs shall be installed at the applicant’s expense below the proposed parking areas so as not to change the overall site design. 3. A sidewalk connecting this property to the neighboring hotel/restaurant site shall be provided. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 10 (cont.) 4.As signage has not been reviewed as part of this application, a future application for signage will be required. 5.Two (2) additional fire hydrants shall be added to the final design at the applicant’s expense, and all easements for utilities as deemed necessary by the City Engineer shall be provided on the final plat prior to filing of the plat at Washington County. 6.Fire lanes, the FDC location and lockbox shall be added to the final plans in accordance with direction from the fire chief prior to issuance of a building permit. 7.Height of all lighting standards shall not exceed 30’. 8.Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. 9.All necessary permits shall be provided to the City prior to issuance of a building permit. 10.A park dedication payment in the amount of $13,215.60 shall be paid to the City prior to the issuance of a building permit for the proposed office building. 11.Access charges for municipal services (as may be applicable) shall be paid prior to the issuance of a building permit for the proposed office building. 12.All changes and modifications requested by the City Engineer in a memorandum dated August 7, 2015, shall be incorporated into the construction plans before they are approved for construction. 13.No construction work may commence on the project until Final Construction Plans for grading, drainage, and erosion control, site plans, utility plans, and storm water management plans have been updated and approved by the City Engineer and a preconstruction meeting has been held. 14.Prior to obtaining a building permit, the applicant shall enter into an agreement with the property to the west agreeing to take on that site’s stormwater as identified by the proposed plans. 15.Final building plans shall provide additional roof articulation to bring the building further into compliance with the City’s design standards. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 11 Template DENIAL Motion: (Not Recommended)  “I move to recommend denial of the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: (Please list your findings of fact as to why the application is not in compliance with zoning or subdivision regulations) PAGE 1 of 2  MEMORANDUM   Date: August 7, 2015  To: Ben Gozola, Senior Planner, Sambatek Re: Auto Owners Insurance Building  Cc: Kyle Klatt, Planning Director Plan Review   From: Jack Griffin, P.E., City Engineer A Site Plan engineering review has been completed for the Auto Owners Insurance Building. The submittal  consisted of the following documentation prepared by BKBM Engineers dated July 10, 2015:  Preliminary Plat. Final Plat. Grading, Drainage and Erosion Control Plans. Utility and Paving Plans including Civil Details. Stormwater Pollution Prevention Plan. Landscape Plans. Engineering review comments are as follows:  General Comments:  1.Engineering has not reviewed the proposed lighting plan (privately owned), landscape plan (privately owned), or building plans (privately owned).   2.City of Lake Elmo standards and specifications. Plan notes direct the contractor to follow all City of Lake Elmo standards and specifications. It is the applicant’s (or applicant’s engineering representative)  responsibility to provide the contractor all applicable City of Lake Elmo standards and specifications for  the project prior to the start of construction by incorporating them into the construction plans and  specifications.  3.Fire Protection. Site Plans must be updated to include the placement of Fire Lanes, Yellow painted curbing and No Parking areas for fire protection purposes.    4.The project proposes two driveway accesses located off Eagle Point Circle consistent with the overall development plan. The driveways have been also been located and configured consistent with City staff  recommendations.  5.Limits of bituminous patches to be as directed by the City. Curb cuts and utility cuts to the existing pavement of Eagle Point Circle are required in several locations for the project. Street restoration is  required per City of Lake Elmo standards, including all bituminous patching performed to the centerline of  drive lanes. All patches must be large enough to permit compaction using standard street construction  compaction equipment.  Stormwater Management:  1.Private Storm Sewer System onsite. The Storm Water Management Plan proposes to construct a privately owned and maintained storm sewer system on site to collect and control storm water runoff from  approximately 3 acres of new impervious surface and to pass storm water runoff from the hotel/restaurant  to the west, across the Auto Owners property. Storm sewer should be minimum 15‐inch diameter.  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  2. Connection to Public Storm Sewer. The proposed private storm sewer system connects to existing public  storm sewer systems in 3 locations in Eagle Point Circle, all leading to and discharging to a regional pond  facility constructed in year 2000 as part of the Eagle Point Business Park development. The storm sewer  runs within public R/W must be RCP pipe (from ex. CB#1).  3. Regional Pond. The existing regional pond facility is east of the Rasmussen building and has sufficient  capacity to serve the Auto Owners Insurance property.  4. SWWD Permit. The Storm Water Management Plan has been reviewed and approved by the SWWD. The  review determined that the existing regional basin constructed in year 2000 for the business park  development provides the necessary capacity for storm water rate and water quality requirements to  meet SWWD rules.  5. MPCA Stormwater Construction Permit. The applicant is required to apply for and receive a Stormwater  Construction Permit from the MPCA once a contractor has been obtained for the project. MPCA permit  requirements include a provision that requires on‐site infiltration of 1‐inch of rainfall over all new  impervious surfaces (17,279 cubic feet). The applicant believes the discharge to the regional pond facility  will provide the infiltration needed to meet this requirement.  6. MPCA Permit Contingency. The applicant has indicated to the City that if the MPCA review determines that  the regional pond facility does not conform to MPCA rules, the applicant will construct underground  infiltration systems that will not alter the proposed site plan.  7. The plan approvals must be contingent upon the applicant submitting detailed storm sewer calculations for  the proposed private storm sewer system as well as the existing public storm sewer system, demonstrating  sufficient capacity throughout the proposed storm sewer and meeting all current City Engineering Design  Standards.  8. The plan approvals must be contingent upon the applicant submitting detailed plans showing the existing  regional pond facility, existing conditions. A City review of the facility must be completed to determine any  improvements/repairs to the basin needed to accommodate the project.  9. 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.    Grading, Drainage & Erosion Control Plan:  1. City Standard Plan Notes for Grading and Erosion Control must be included on the Grading & Erosion  Control Plans.  2. Minor grading revisions are needed to maintain maximum slopes of 4:1 within public R/W (Hudson  Boulevard).      Utility Plans:  1. Connection to existing sanitary sewer stub. The project proposes to connect to the existing sanitary sewer  stub located in Eagle Point Circle.  2. Connection to existing watermain stub. The project proposes to connect to an existing 8‐inch watermain  located in Eagle Point Circle and extend a 6‐inch watermain service to the building.  3. Fire Hydrant locations. No fire hydrants are proposed in the project, however one fire hydrant exists within  65 feet of the proposed building. The hydrant system plan must be reviewed by the Fire Chief. Comments  will be forwarded if plan changes are deemed necessary.