HomeMy WebLinkAbout#19 Lake Elmo Village Area AUAR Update memo 12.20.16MAYOR AND COUNCIL COMMUNICATION
DATE: 12/20/2016
CONSENT
ITEM #: 19
AGENDA ITEM: Accept Lake Elmo Village AUAR Update
SUBMITTED BY: Stephen Wensman, Planning Director
THROUGH: Kristina Handt, City Administrator
REVIEWED BY: Ben Gozola, Consultant Senior Planner
BACKGROUND
To update the City’s Village Area Alternative Urban Areawide Review (AUAR) adopted by the City on
May 5, 2009. This update is prepared under the provisions of Minnesota Rule 441.3610 Subpart 7, which
requires an update every five years until full development of the AUAR area is complete.
ISSUE BEFORE COUNCIL:
To approve as part of tonight’s consent agenda, the Village AUAR Update. a
PROPOSAL DETAILS/ANALYSIS:
The Village Area AUAR Update identifies the changes that have occurred in the project area since the
original publication and adoption of the AUAR. The following summarizes the substantive changes
reflected in the update:
• 2030 Comprehensive Plan - The AUAR now accurately reflects the vision and guidance within
the most current version of the 2030 Comprehensive Plan including land use classifications and
corresponding zoning regulations.
• Development – The AUAR now accurately reflects all development that has occurred in the
Village since 2009. Specifically, the document now acknowledges the 306 residential units that
have been constructed or platted, and addresses how those developments fit within the context of
the AUAR. The AUAR was also updated to include changes in land use cover types as a result of
approved developments.
• Local Surface Water Management – The AUAR now accurately reflects the Local Surface
Water Management Plan and Surface Water Management Ordinance that were adopted after the
Village AUAR was prepared.
• Traffic – The AUAR now accurately reflects the traffic improvements that have occurred since
the adoption of the original AUAR.
FISCAL IMPACT:
N/A
OPTIONS:
City Council Meeting 12/20/2016 Consent Agenda Item #19
Page 2
The Council may approve the Village AUAR Update as part of tonight’s consent agenda, or remove the
item from the consent agenda and provide further direction to Staff for changes.
RECOMMENDATION:
The City Council is encouraged to approve this update as part of tonight’s consent agenda to fulfill the
requirement of Minnesota Rule 441.3610.
If removed from the Consent Agenda, Staff recommends the following motion:
“Move to approve the AUAR Update to fulfill to fulfill the requirement of Minnesota Rule 441.3610”
ATTACHMENTS:
• AUAR Update
City of Lake Elmo
Lake Elmo Village Area
Final Alternative Urban Areawide Review (AUAR) Update
December 2016
12800 Whitewater Drive, Suite 300
Minnetonka, MN 55343
Lake Elmo Village Area Final AUAR Update December 2016 Page 1
Lake Elmo Village Area
Final Alternative Urban Areawide Review (AUAR) Update
Introduction
The Village Area includes approximately 1,275 acres surrounding existing downtown Lake Elmo
(commonly referenced as the “Old Village”) and centered on the intersection of CSAH 14 (previously
State Highway 5) and County State Aid Highway 17 (Lake Elmo Avenue).
The City of Lake Elmo adopted the Village Area Alternative Urban Areawide Review (AUAR) in May of
2009. The AUAR assesses the potential environmental impacts of four development scenarios, three of
which are based on the Village Master Plan accepted by the Lake Elmo City Council in April of 2007 and
one scenario based on the City’s 2005 Comprehensive Plan. All scenarios assumed 300,000 square feet
of commercial space, 150,000 square feet of office space, and 200,000 square feet of institutional space.
Additional development assessed for each scenario ranged from 600 to 1,600 residential units.
Prior to moving forward with development proposals, the City adopted a series of amendments to the
Lake Elmo Comprehensive Plan, the most significant of which was a complete update to the Land Use
Chapter of the Plan. This includes a section devoted to the Village Planning Area and incorporates an
updated land use map that follows closely with the scenarios A, B, and C studied under the Village Area
AUAR. Of the four development scenarios included as part of the AUAR, the land use map approved by
the City adheres closely to “The Village Master Plan – AUAR Scenario B” in terms of the general
arrangement of land uses and total residential unit counts.
In addition to amending the City’s Comprehensive Plan to support future development, the City
completed a major infrastructure project to extend regional sanitary sewer service to the southern limits
of the Village AUAR area. This system has been designed in accordance with the assumptions used in
the final AUAR.
Purpose
This serves as the update for the Lake Elmo Village Area Final Alternative AUAR adopted by the City of
Lake Elmo on May 5, 2009. This update is prepared under the provisions of Minnesota Rule 441.3610
Subpart 7, which requires an update every five years until full development of the AUAR area is
complete. The updated information and review of mitigation items in the AUAR update follow the
standard Environmental Assessment Worksheet (EAW) form (the applicable form in 2009). Where
applicable, comments for each item have been provided when there is an update from the final AUAR
document. Responses to questions are only provided when there has been a change or update from the
2009 AUAR. Whenever “no change” is indicated, refer to the original documents to review the original
response.
The information in this memorandum for updates or modifications to the AUAR follows the outline in
the original AUAR including any comments or updates to the mitigation strategies. Information and
analysis in the 2009 AUAR is presumed to still apply, unless new information or analysis is included in
this update. Where maps convey the same information as maps in the 2009 AUAR, the same figure
numbers are used. The 2009 Village Area AUAR is available on the City’s website at www.lakeelmo.org.
Lake Elmo Village Area Final AUAR Update December 2016 Page 2
This update was available for review and comment from November 21, 2016 through December 7, 2016.
During this period, one comment letter from the Metropolitan Council was received. These comments
have been incorporated into the final document and the letter is included as an attachment to this
AUAR update.
1)Title. No change.
2)Proposer. No change.
3)RGU. No change.
4)Reason for AUAR Preparation. No change.
5)Project Location. No change.
6)Development Description.
6(a) The description of the development scenarios (Scenario A, B, C and D) have not changed. However
the 2030 Comprehensive Plan has been updated to be consistent with the Village Master Plan. The
Village Area Comprehensive Plan Amendment adopted by the City in 2013 is generally consistent with
Scenario B. Scenario D, referred to as the Comprehensive Plan Scenario in the 2009 AUAR is no longer
consistent with the Comprehensive Plan. An amendment to the Comprehensive Plan would no longer
be required for implementation of the Village Master Plan Scenarios, although Scenario C does propose
a higher density of residential units. Additionally, Scenario A is no longer consistent with regional policy
as it would not provide sufficient housing density.
The land use categories defined as Potential Future Redevelopment, New Mixed Use Development, and
New Civic/Institutional Development on Table 6-1 and referenced elsewhere in the document have been
combined into one general land use category called “Village Mixed Use Development”. All other
assumptions concerning commercial, office, and institutional development remain unchanged. The table
below summarizes the differences between the Master Plan, the 2005 Comprehensive Plan and the
2030 Comprehensive Plan.
Lake Elmo Village Area Final AUAR Update December 2016 Page 3
Master Plan
Land Use
2005
Comp Plan
2030
Comp Plan Acres Scenario A Scenario B Scenario C Scenario D 2030 Comp
Plan
Mixed Use 72.5 200,000ft2
100 units
200,000ft2
200 units
200,000ft2
400 units
Potential
Future
Redevelop
44.5 250,000ft2
50 units
250,000ft2
100 units
250,000ft2
185 units
New
Residential 308.6 450 units 700 units 1,015 units
Civic/
Institutional 16.5 200,000ft2 200,000ft2 200,000ft2
Open Space 686.4 ---
Total Ft2
Total units 1,128.5 650,000
600
650,000
1,000
650,000
1,600
VR
MU/MD 86 450,000ft2
465 units
VR/HD 7 102 units
VR/LD 77 339 units
VR P/S 43 200,000ft2
VR GB 717 -
Total Ft2
Total units 930 650,000
906
VMX 164.4
650,000ft2
200-300
units
V-MDR 119.1
V-LDR 244.1 up to 800
Village
Open
Space
Overlay
592 -
Total Ft2
Total units 1,119.6 650,000
900-1,100
Total Ft2
Total units
650,000
600
650,000
1,000
650,000
1,600
650,000
906
650,000
900-1,100
2005 Comprehensive Plan Land Use Designations:
VR MU/MD; Village Residential Mixed Use/Medium Density
VR/HD; Village Residential High Density
VR/LD; Village Residential Low Density
VR P/S; Village Residential Public/Semi Public
VR GB; Village Residential Green Belt
2030 Comprehensive Plan Land Use Designations:
VMX; Village Mixed Use
V-MDR; Village Medium Density Residential
V-LDR; Village Low Density Residential
Village Open Space Overlay
Lake Elmo Village Area Final AUAR Update December 2016 Page 4
6(c) Development Timeline Update. The following actions have occurred that roughly follow the
tentative timeline for the Village development process identified in Table 6-5 of the AUAR:
Event/Activity Date Completed
Develop and adopt Village Comprehensive Plan
amendment
2013
Develop and adopt Village Zoning code and
subdivision requirements
2013
Order forcemain to the Village to serve new
development
2013
Begin construction of forcemain 2014
Negotiate developers agreement with developers
for new development
Easton Village, 8/6/15; Village Preserve
1st Add., 8/24/15; Wildflower at Lake
Elmo 1st Add., 8/27/15; Village Preserve
2nd Add., 8/16/2016
7)Project Magnitude Data. No change.
8)Permits and Approvals Required.
The permits, review, and approvals required in the Table 8-1 still apply, although in some cases the
regulations applicable to that permit, review, or approval have been amended. Any project proposer in
the AUAR project will need to be aware of current regulations.
9)Land Use.
Comp Plan adoption. The City adopted an amendment to the Comprehensive Plan on December
17, 2013 specific to the Village Planning Area. The plan generally adheres to the land uses
identified in the Village Master Plan, which was used as the basis for three of the scenarios
studied as part of the AUAR. The adopted Comprehensive Plan Amendment for the Village
Planning Area identifies a range of 900-1,100 new housing units within the AUAR area. Of these
800 are planned as unattached residential units, while another 200-300 units will be attached
residential units within the planned mixed-use development area. This allocation of units
includes a slightly higher number of unattached units than identified in Scenario B, while
keeping the overall range of planned residential units consistent with this development
scenario.
Airport zoning. The City of Lake Elmo has engaged in conversations with the Metropolitan
Airports Commission (MAC), MnDOT Aeronautics, Washington County, and other effects parties
over the past year to discuss the adoption of an airport zoning ordinance for Lake Elmo. The
City is interested in adopting an ordinance specific to the City of Lake Elmo that addresses the
issues identified in the AUAR. The City has been working with developers to ensure that the
Runway Protection Zone (RPZ) remains free from development; the Village Land Use Plan
further guides all land within the RPZ for open space. The Lake Elmo Long Term Comprehensive
Plan (LTCP) has been finalized and adopted and a preferred alternative was selected by MAC in
August of 2016.
Lake Elmo Village Area Final AUAR Update December 2016 Page 5
Zoning ordinance update
o The City adopted revisions to its Zoning Ordinance to add urban residential districts and
a Village Mixed Use district to the City’s list of zoning districts. The future zoning of the
Village Area will include V-LDR – Low Density Residential, V-MDR – Medium Density
Residential, and VMX – Village Mixed Use for new development/redevelopment areas.
Areas that are guided for open space will be zoned for rural or agricultural purposes.
o Tree preservation and protection. The City adopted a Tree Preservation and Protection
Ordinance in 2013. The City now requires that developers either protect trees during
development or replace a certain percentage of the trees that are removed.
o Landscaping and screening. The City refined its landscaping and screening ordinances in
2014 to specifically address the minimum levels of landscaping expected for future
projects and to require screening and buffering between incompatible land uses.
o Design review process. The City adopted the Lake Elmo Design Standards and
Guidelines Manual in 2013. The manual specifies standards and guidelines for the
design of multi-family, commercial, and business park developments.
o Specific development standards. The City has been incorporating specific development
standards into the City Code to clarify the requirements for certain types of
developments. Where appropriate, the City has been including standards to address
specific requirements from the AUAR Mitigation Plan.
Reed park expansion. The AUAR identifies a large area immediately to the east of Reid Park as a
primary ecological area. The areas that are designated as such have been guided for open
space/parkland in accordance with the Village Area Land Use Plan adopted by the City in 2013.
The following developments have been completed to date in the AUAR area:
Development Number of Residential Units
Wildflower at Lake Elmo 60 platted (out of 145)
Village Preserve 46
Village Preserve 2nd Addition 45
Easton Village 1st Addition 71 platted (out of 217)
Arbor Glen Senior Living 84
Total Completed as of October 2016 306
Most of the above projects are single family residential subdivisions. In addition, the 2nd Addition of
Wildflower at Lake Elmo (20 units) is anticipated to be submitted for preliminary and final plat
consideration before the end of 2016. The City has not received any other formal applications for other
residential development or commercial, office, or institutional space. Updates have been made to Table
9-1 to reflect development that has occurred within the AUAR area.
Lake Elmo Village Area Final AUAR Update December 2016 Page 6
Table 9-1 Existing Land Use – AUAR Area
Existing Land Use Gross Acres Net Acres
Agricultural 691 683
Farmstead 13 13
Single Family Detached 123 122
Single Family Attached 1 1
Retail and Other Commercial 45 45
Industrial and Utility 5 5
Institutional 17 17
Open Space 21 21
Undeveloped 175 168
Park, Recreational or Preserve 36 33
Right-of-Way 84 84
Open Water 62 62
NWI Wetland -21
Total AUAR Area 1,275 1,275
10)Cover Type. Updates have been made to Table 10-1 to reflect development that has occurred
within the AUAR area.
Table 10-1 Minnesota Land Cover Classification System (MLCCS) Cover Types
MLCCS Cover Types Acres Percent of Total Area
Planted or Cultivated Vegetation 601.8 47.3%
Artificial Surfaces and Associated Areas 366.2 28.7%
Forest 120.3 9%
Herbaceous 100.1 8%
Water 62.4 5
Woodland 23.3 2
Shrubland 0.9 --
Total 1,275 100%
11)Fish, Wildlife, and Ecologically Sensitive Resources. No change.
12)Physical Impacts on Water Resources. No change.
13)Water Use.
In April 2009, the City adopted a new 2030 Comprehensive Water System Plan. The 2030 population
projections used in both the AUAR and updated Water System Plan are the same and the 2030
Comprehensive Water System Plan accounts for Village build out. Well No. 4 has been constructed in
accordance with applicable requirements and is currently in use per the recommendations of the Water
System Plan. Wellhead protection plans for all three wells serving Lake Elmo are in progress.
Lake Elmo Village Area Final AUAR Update December 2016 Page 7
14)Water-Related Land Use Management Districts. No change.
15)Water Surface Use. No change.
16)Erosion and Sedimentation. No change.
17)Water Quality – Surface Water Runoff.
The City previously prepared a supplemental document to amend Item 17. Water Quality: Surface Water
Runoff in the AUAR and its Mitigation Plan in November of 2010. The amendment was designed to
clarify the standards that will be used to address storm water volume control.
When the AUAR and Mitigation Plan were completed in 2009, the City had not adopted its Local Surface
Water Management Plan and Surface Water Management Ordinance. The AUAR Mitigation Plan noted
that the City would address stormwater runoff volume management requirements through its Surface
Water Management Plan update.
The City has completed its Local Surface Water Management Plan update and adopted Ordinance No.
08-016 to regulate stormwater management in the City on June 16, 2009. The City therefore amended
the AUAR and Mitigation Plan to require that land development activities meet the requirements of the
City’s ordinance.
The City completed a second ordinance amendment to the Storm Water and Erosion Control Ordinance
in 2011 to adopt the same standard for volume control as the requirement in the Valley Branch
Watershed District rules. The Valley Branch Watershed District updated their Rules and Regulations in
2013. Development in the AUAR area will comply with all rules and regulations in the revised 2013
document including capturing and retaining 1.1 inches of runoff from impervious surfaces for new
development, an increase from previous requirement of 0.5 inches. Additionally, VBWD is currently
completing subwatershed studies that will provide further guidance for development in the project
area. Development in the AUAR project area will adhere to the guidance provided by the VBWD to
reduce surface water quality and quantity impacts from increases in impervious surfaces.
The City participated in a project with the Washington County to study transportation issues along the
Lake Elmo Avenue corridor. A significant part of this study included an analysis of the storm water
issues in and around the Village area. This study looked at potential regional solutions to existing storm
water issues, and identified specific proposals for regional ponding facilities. Phase I recommendations
from the study have been implemented including construction of an infiltration pond southwest of
downtown Lake Elmo.
The AUAR study area includes several subwatershed boundaries. The Valley Branch Watershed District
(VBWD) updated the priority ranking status of water bodies within these subwatersheds in their 2015
Management Plan. The priority status of three water bodies increased from low and medium ranking to
high and medium ranking and remained the same in two other waterbodies. Table 17-1 has been
updated to reflect new information provided in the 2015 VBWD Management Plan.
Lake Elmo Village Area Final AUAR Update December 2016 Page 8
Table 17-1 Key Information for AUAR Area Waterbodies
Lake Data Downs Lake Lake Elmo Sunfish Lake Goetschel
Pond Legion Pond
DNR ID 82-110W 82-106P 82-107P 82-313W 82-462W
Surface Area (ac)34.2 @ Elev
887.4
283.6 @ Elev
884.8 50 @ Elev 890 22.2 @ Elev
891.5
16.2 @ Elev
883.0
Mean Depth (ft)
5 Not
determined
Not
determined
5.2
4 Not
determined
Max Depth (ft)
7 137
Not
determined
13
14 Not
determined
Volume below
the outlet (af)
Not
determined
Not
determined
Not
determined 92 Not
determined
OHW 889.1 885.6 896.4 900.7 888.7
Tributary Area
(ac)2,339 1,191 526 2,812 224
Watershed:Lake
Ratio 68:1 4:1 10:1 127:1 14:1
VBWD Priority
Ranking
Low
High High Medium
High
Low
Medium Low
Outlet Overland Weir Landlocked Landlocked Landlocked
Since the 2009 AUAR, Downs Lake and Sunfish Lake have been added to the MPCA’s 303(d) impaired
waters list. Downs Lake is impaired for aquatic recreation due to excess nutrients, eutrophication, and
biological indicators. Sunfish Lake is impaired for aquatic recreation due to excess nutrients and
biological indicators.
18)Water Quality – Wastewater
The City has completed major infrastructure projects to extend the sanitary sewer system into the
Village Planning Area including installation of the Village Force Main sewer system form the I-94
Corridor to a new lift station immediately to the west of Reid Park on land owned by the City.
19)Geologic Hazards and Soil Conditions. No change.
20)Solid Wastes; Hazardous Wastes; Storage Tanks. No change.
21)Traffic
The following are transportation projects that have been completed since the 2009 AUAR:
o CSAH 14 (Stillwater Boulevard) has been restriped from a two lane section to a three
lane section with a center turn lane throughout the Village. This project also included
the installation of a pedestrian island with signage at the Lake Elmo Elementary School
crossing.
Lake Elmo Village Area Final AUAR Update December 2016 Page 9
o CSAH 15 Corridor Study. The City of Lake Elmo participated in a project led by
Washington County to study potential improvements to CSAH 15 (Manning Avenue).
Study includes the realignment of CSAH 14 and CSAH 15 intersection in the Old Village
to be constructed in 2018. The city approved the preliminary design for these
improvements.
o CSAH 17 Corridor Management and Safety Improvement Project. The City of Lake Elmo
participated in a project led by Washington County to study potential streetscape
improvements to CSAH 17 (Lake Elmo Avenue). The project included reconstruction of
CSAH 17 in 2015 and in 2016 through the Old Village from CSAH 14 to 30th Street.
The County received funding through MnDOT to install traffic signals at both segments of CSAH
17 that intersection CSAH 14 in the Village. This project was completed in 2014.
The City updated its transportation plan in 2010 as part of its decennial Comprehensive Plan
update. This plan included population projections and transportation improvements anticipated
in the AUAR including the Village Parkway minor collector road.
Lake Elmo Village Parkway will be constructed as development occurs.
22)Vehicle-Related Air Emissions. No change.
23)Stationary Source Emissions. No change.
24)Dust, Air, and Noise Impacts. No change.
25)Sensitive Resources. No change.
26)Visual Impacts. No change.
27)Compatibility with Plans. As noted, elements of the Comprehensive Plan that relate to the project
area have been updated since the publication of the AUAR. No other changes.
28)Impact on Infrastructure and Public Services. No change.
29)Cumulative Potential Effects. No change.
30)Other Potential Environmental Impacts. No change.
31)Summary of Issues. No change.
Mitigation Plan Update
All elements of the Mitigation Plan continue to remain in effect. Some elements of the
Mitigation Plan have been implemented as development has occurred within the AUAR project
area. The City will continue to address the Mitigation Plan as it updates its planning documents
and zoning regulations and as land use development plans are review by the City.
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11328
2871
3263
2860
3800
3686
11316
3 3 6 0
2395
3084
3112
11227
3 3 2 8
11356
4190
11415
2965
2988
1
1
0
7
9
2989
11644
1
1
0
8
2
1 1 7 2 0
11072
10906
1
1
0
9
8
1 1 0 7 5
3699
11
8
00
3020
11820
11223
1185011790
11055
10925
3081
3050 3040
11295
1
1
0
9
0
1 1 7 4 0
11810
1 1 7 3 0
3 4 5 93476
10899
3515
11 7 7 0
1
1
1
0
4
3 5 0 4
3311
4151
4
1
5
9
4
1
6
5
4
1
7
1
4
1
7
7111051109111077
1
1
0
7
0
11078
1 1 0 8 6 4174416041464132
412441164104
4 0 9 6
4 0 8 8
4080
4072
4064
4056
4048
4040
4032
4024
40
1
6
4
0
0
8
4000
4
0
0
5
40
1
7
4029
4
0
4
5
40534069407540914111
4 1 6 7
4
1
8
8
41
8
0
4
1
7
4
4
1
6
8
4
1
6
2
325532513247324 33239323 5
3
2
6
4
3
2
6
0
3
2
5
6
3
2
5
2
3248324432403236
3232
3228
3224
3
2
2
0 3
2
0
8
3
2
1
2
3
2
1
23204
1 1 5 0 7
1 1 5 2 5
11543 11565
11587
32 1111560 11
5
7
8
1
1
5
9
6
1
1
6
1
4
1
1
6
3
2
1
1
6
5
0
1
1
6
6
8
1168611704
11722
11740
11758
11776
11605
11623
1
1
6
4
1
1
1
6
5
9
11681
11703
11725
11743
11761
11779
11801
11812
11834
1
1
8
5
6
1
1
8
7
8
11
9
0
2
11
9
2
4
11
9
4
6
11968
11992
1
1
9
7
5
1
1
9
5
3
11819
11
8
3
7
1
1
8
5
5
1
1
8
7
7
11
8
9
5
11913
11931
1
1
4
1
0
1
1
3
7
8
1
1
3
8
4
1
1
3
9
0
1
1
3
9
6
11404
11416 1142211374
11368
11 3 6 01135211344
1133611328
1137111363113551134711339
113314122
41384154
4170
4
1
7
64179
4 1 6 3
4 1 4 94133
4117
11359
11367
113
85
113
79
114
09
113
97
1
1
3
7
9
1
1
3
8
7
11395
11411
11
4
1
9
11
4
03
11427
1134711339113311131911313
1 1 3 0 1
11314
11
3
3
2
11
3
5
0
11
3
6
6
4 0 1 04022
40 8 2406840504036
43RD
KINDRED
L
I
S
B
O
N
30TH
KLONDIKE
3 3 R D
L
I
L
Y
KINDRED
M
E
N
D
E
L
U P P E R 3 3 R D
LILY
LISBO N
P
R
I
VAT
E
L
I
L
A
C
LINDEN
M
A
N
N
I
N
G
L I S B O N
32ND
LITTLE
BLUESTEM
L
A
V
E
R
N
E
LILY
2 4 T H
3 9 T H
30TH
STREET
K
E
L
V
I
N
44TH
LAY
TON
K
E
A
T
S
K
I
N
D
R
E
D
K I N D R E D
MCDONALD
MCDONALD
DRIVE M C D O N A L D D R I V E
KI
MB
R
O
KELVIN
KINDRED
MCFAIR
27TH
47TH
KEATS
Lake Elmo Zoning Map
Data Source: Washington CountyPrepared by LE Planning Dept 6/1/2016
E
Zoning Districts General Watershed Districts
Browns Creek
Valley Branch
LC
LC-PUD
LDR
LDR-PUD
RE
RR
RS
RTR2-PUDGB
A
BP
C
CC OP
PF
MDR
MDR-PUD
HDR
South Washington
VMX
RSS Shoreland District Boundary
Village_Area
Lakes
Lake Elmo Boundary
AUAR Boundary