HomeMy WebLinkAbout#11 Royal Golf Comp Plan AmendSTAFF REPORT
DATE: 1/17/17
REGULAR
ITEM #: 11
MOTION
TO: City Council
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: HC Royal Golf Development Comprehensive Plan Amendment
REVIEWED BY: Ben Gozola, Consulting Senior Planner Emily Becker, City Planner
Kristina Handt, City Administrator
Sarah Sonsalla, City Attorney
BACKGROUND:
HC Golf Course Development, LLC made application for a comprehensive plan amendment to
accommodate the redevelopment of the former 3M Tartan Park property on 9/12/2016. The
Planning Commission held a public hearing on a proposal for a VT – Village Transitional
Overlay which would include the former 3M Tartan Park properties on October 24, 2016. The Planning tabled the item to the November 14, 2016 meeting in order for Staff to draft a “Golf
Course Community” land use designation rather than the VT proposal. At the November 14th
meeting, the Planning Commission discussed the proposed Golf Course Community land use
designation, but ultimately recommended approval of an amended VT for only the former 3M
Tartan Park property and Terry Emerson’s properties. On December 6th, the City Council discussed both Village Transitional Overlay District options and the Golf Course Community
option and provided guidance to follow the Golf Course Community option, but no action was
taken. Because the original public notice was for Village Transitional Overlay District, Staff was
required to re-notice the newspaper for the comprehensive plan amendment and to send out public notices to properties within 350 feet of the affected properties for a new public hearing at
the Planning Commission. The Commission held a public hearing on 1/9/17 which resulted in a
3-3 vote, with no recommendation to the City Council.
ISSUE BEFORE COUNCIL:
The issue before Council is whether to approve the comprehensive land use plan amendment to
guide the former 3M Tartan Park properties to Golf Course Community and to amend the
comprehensive waste water management plan to expand the MUSA over the former 3m Tartan
Park properties.
PROPOSAL DETAILS/ANALYSIS:
The comprehensive plan amendment consists of 5 changes to the comprehensive land use plan
and 4 changes to the comprehensive wastewater management plan as outlined in the Planning
Staff Report –City Council Regular Item #11
Meeting Date: 1/17/2017
Commission report dated 1/9/17. Since the 1/9/17 Planning Commission report was drafted,
Staff has determined that the roughly 28-acre Terry Emerson parcel does not fit with the (GCC)
Golf Course Community Comprehensive Plan amendment proposal. The Royal Golf Course
residential development proposal consists of 292 residential units on 223.62-net acres with a
proposed net density of 1.58 dwelling units per acre. This will result in an average MUSA
density of 3.07 dwelling units per acre. The Metropolitan Council requires the City maintain an
average MUSA density of 3 dwelling units per acre in order maintain a cost-effective efficient
regional wastewater system. After further study of Terry Emerson’s development plans, Staff
has determined that his proposal will have a net density of 0.46 dwelling units per acre which
does not meet the proposed GCC density of 1.5-2.49 dwelling units per acre. Furthermore, if the
Emerson project was included as part of the Royal Golf Plat, the plat would have a net density of
1.43 dwelling units per acre, less than the proposed minimum and Terry Emerson is not willing
or able to work with the Royal Golf developer’s to plat their properties together. The Emerson
project, if added to the MUSA, would lower the average MUSA density to 3.03 dwelling units
per acre, putting more pressure on other future developments in the MUSA to develop at the
higher ends of the density range of the corresponding zoning districts. Therefore, Staff is
recommending the comprehensive plan amendment to GCC and the expansion of the MUSA to
only the former 3M Tartan Park properties and not Terry Emerson’s property.
30 Review Extension. HC Golf Course Development, LLC has granted the City a 30-day
extension to review the comprehensive plan amendment which expires on 02/09/2017
Planning Commission/Public Hearing. The Planning Commission held the public hearing for
the GCC comprehensive plan amendment and at the hearing the following residents spoke in
opposition to the project: Terry Emerson, Philip Simonet, Shelli Wilk, Ann Bucheck, Michael
Zwiefel, Tim Mandel, Sheila Smith and Stacey Stoffregen. Mr. Simonet spoke on behalf of the
Homestead HOA and referenced the attached letter from Dan Rice, President of the Homestead
HOA. Shelly Wilk referenced the 160 signature petition in opposition to the project. The City
received one letter in favor of the project from Mike Tate (attached).
The Planning Commission suggested several edits to the GCC draft mostly consistent with
suggestions from the 12/12/2016 Planning Commission meeting (minutes attached) and
generally concurred with Staff that the Emerson property did not fit with the GCC. The
Commission remains concerned about protection of the golf course from redevelopment in the
long run, The Commission split their vote, 3-3, and did not make a recommendation to the City
Council.
FISCAL IMPACT:
The comprehensive plan amendment would allow the Royal Golf residential development to
proceed which would provide the City with SAC and WAC fees for up to 292 residential lots,
$1,752,000, roughly $500,000 in park dedication or a combination of land and park dedication
fees, building permit fees for 292 residential lots, +/- $15,000 per home based on a $500,000
home valuation ($4,380,000). These revenues do not include the increase in property taxes for
the golf course and residential homes. The future costs to the city include maintenance of streets,
Staff Report –City Council Regular Item #11
Meeting Date: 1/17/2017
trails, sanitary sewer mains, watermains, lift stations and other public infrastructure, maintenance
of storm water ponding areas (after warranty period), monthly lease payments for street lights,
and other public financial responsibilities typically associated with a new development.
OPTIONS:
The City Council has the following options:
1)To adopt Resolution 2017-008 approving the comprehensive land use plan
amendment reguiding the former 3M Tartan Park properties from Public/Park to
Golf Course Community and to amend the comprehensive wastewater management plan to expand the MUSA; or
2)To deny the comprehensive land use plan amendments with findings for denial to be
adopted at the February 7, 2017 City Council meeting.
RECOMMENDATION:
Staff recommends that the City Council adopt Resolution 2017-008 with the following motion:
“Move to adopt Resolution 2017-008 approving the comprehensive plan amendments to
guide the former 3M Tartan Park properties to Golf Course Community and to amend the
comprehensive waste water management plan to expand the MUSA over the former 3m
Tartan Park properties”
ATTACHMENTS:
•Resolution 2017-008 approving the comprehensive plan amendment to GCC.
•Planning Commission Report
•Proposed Comprehensive Plan Amendment (with PC edits)
•Planning Commission Minutes (draft) dated 1/9/17
•Planning Commission Minutes dated 12/12/2016
•Dan Rice letter
•Mike Tate letter
City Council Resolution 2017-008 493203v1 SJS LA515-23
CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-008
A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO CREATE A
“GOLF COURSE COMMUNITY” LAND USE DESIGNATION AND TO CHANGE THE LAND USE DESIGNATION FROM PF- PUBLIC AND QUASI-PUBLIC OPEN SPACE TO GOLF COURSE COMMUNITY FOR THE LAND TO BE DEVELOPED AS THE ROYAL GOLF CLUB
AND TO AUTHORIZE STAFF TO SUBMIT A COMPREHENSIVE PLAN AMENDMENT FOR
SAME TO THE METROPOLITAN COUNCIL ALONG WITH A REQUEST TO THE
METROPOLITAN COUNCIL TO EXPAND THE MUSA
WHEREAS, the City of Lake Elmo (the “City”) has established a Comprehensive Plan that
provides a compilation of background data, policy statements, standards, and maps, which help
to guide the future physical, social, and economic development of the City; and
WHEREAS, HC Golf Course Development, LLC (the “Applicant”) has submitted an
application to the City to amend the Comprehensive Plan, a copy of which is on file in the City
Planning Department; and
WHEREAS, the request to amend the Comprehensive Plan was submitted by the Applicant along with a Planned Unit Development concept plan for a proposed single family residential
golf course development located on the former Tartan Park property to be called “The Royal
Golf Club at Lake Elmo;” and
WHEREAS, the amendment to the Comprehensive Plan will also require the Metropolitan Council to expand the Metropolitan Urban Service Area (the “MUSA”), which is also be
requested; and
WHEREAS, the Planning Commission held a public hearing on January 9, 2017 to
consider the Applicant’s requests; and
WHEREAS, the Planning Commission failed to adopt a motion of recommendation to the
City Council on the Applicant’s requests; and
WHEREAS, the City Council reviewed the Planning Commission and public comments regarding the Applicant’s requests at its meeting on January 17, 2017; and
WHEREAS, the City Council has reviewed the Comprehensive Plan amendment and
believes that it is consistent with the spirit and intent of the Comprehensive Plan and beneficial
by providing a housing option not currently available in the community.
NOW THEREFORE BE IT RESOLVED based upon the testimony elicited and information
received, the City Council makes the following findings of fact:
City Council Resolution 2017-008 493203v1 SJS LA515-23
FINDINGS
1.That the Applicant has submitted a request to amend the Comprehensive Plan and to
expand the MUSA in accordance with the procedures as established by state statuteand the City Code.
2.That the proposed expansion of the MUSA will not negatively impact the City’s
average MUSA density as required by the Metropolitan Council.
3.That the proposed amendment to the Comprehensive Plan is consistent with the
overall goals and objectives of the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, that based on the above findings of fact, the
Lake Elmo City Council hereby approves the Applicant’s request to amend the Comprehensive Plan and expand the MUSA as follows:
1. A new land use category entitled “Golf Course Community” will be added to the
Comprehensive Plan that identifies the golf course on the Applicant’s property as
a local and regional amenity that the City wishes to maintain with anydevelopment proposal for the Applicant’s property. The new category will
require a future new zoning district to be created.
2.Table 3-B on page III-11 of the Comprehensive Plan will be changed to reflect
proposed density of 1.5-2.49 and planned land use acreages for the Applicant’s
property.
3.Map 3-3 of the Comprehensive Plan (the planned land use map) will be updated.
4.A section on page III-14 of the Comprehensive Plan entitled “Preservation of
Community Amenities,” will be added which will further describe the need and
intent of the “Golf Course Community” land use designation.
5.Map 3-4 of the Comprehensive Plan will be changed to reflect the changes to theComprehensive Wastewater Management Plan to accommodate the Royal Golf
development.
6.Page VI – 1 of the Comprehensive Wastewater Management Plan will be changed
to reference the Golf Course Community on the former Tartan Park property
7.Page VI – 2, Table 6A of the Comprehensive Wastewater Management Plan(Community Forecast for Areas Served by Regional Sewer Service (REC Units))
will be updated to reflect the addition of the Applicant’s property.
8. Page VI – 3, Table 6B of the Comprehensive Wastewater Management Plan will
be updated to reflect the increased sewer flows by the addition of the Applicant’s
property.
9.Maps 6-1 and 6-3 of the Comprehensive Wastewater Management Plan will be
updated to reflect changes in the MUSA to accommodate the Applicant’s
property.
City Council Resolution 2017-008 493203v1 SJS LA515-23
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Lake Elmo City Council,
hereby authorizes and directs staff to submit a Comprehensive Plan amendment and MUSA
expansion request consistent herewith to the Metropolitan Council for review and approval, contingent upon the City’s preliminary approval of the plat of The Royal Golf Club.
Passed and duly adopted this ______ day of ______________, 2017, by the City Council of the
City of Lake Elmo, Minnesota.
______________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk
PLANNING COMMISSION DATE: 1/9/2017 AGENDA ITEM: 4C– PUBLIC HEARING
CASE #2016-45
Comprehensive Plan Amendment Review
To: Planning Commission
From: Stephen Wensman, Planning Director
Meeting Date: January 9, 2017
Applicants:
Reviewed By:
HC Golf Course Development, LLC
Ben Gozola, City Planner
Deadline for Action: Application Complete – 09/12/2016
60 Day Deadline – 11/11/2016 Extension Letter Mailed – Yes 120 Day Deadline – 01/10/2017 30 Day extension from Developer – 2/9/17
Introductory Information
Request: HC Golf Course Development, LLC is requesting the City consider a comprehensive plan
amendment to accommodate potential sewer extensions and sewered development within
the area bounded by the Old Village to the north, Lake Elmo Avenue to the west, and 10th
Street to the South.
Planning
Commission
Direction:
At their meeting on October 24, 2016, the Planning Commission held a public hearing
to discuss the comprehensive plan amendment, then tabled the item to the November
14, 2016 meeting in order for Staff to draft a “Golf Course Community” land use
designation to guide the former Tartan Park area for the Commission’s consideration.
At the November 14th meeting, the Planning Commission discussed the proposed Golf
Course Community land use designation, but ultimately recommended approval of an
amended Village Transitional District that extended over the former Tartan Park
property and Terry Emerson’s property. Since the Commission’s recommendation, the
City Council discussed both Village Transitional Overlay District options and the Golf
Course Community option and provided guidance to follow the Golf Course
Community option, but no action was taken. Because the public notice was for Village
Transitional Overlay District, Staff was required to re-notice the newspaper for the
comprehensive plan amendment and to send out public notices to properties within 350
feet of the affected properties. The Golf Course Community option is again under
Comprehensive Plan Amendment: Golf Course Community
Planning Commission Report; 1/9/17
Page 2
consideration for the Planning Commission along with updated comprehensive
wastewater plan.
Review
Proposed
Changes:
Considerations:
The attached comprehensive plan amendment consists of 5 changes to the
comprehensive land use plan and 4 changes to the comprehensive wastewater
management plan:
Comprehensive Land Use Plan Changes:
1) On page III-9, a new land use category is created called “Golf Course
Community” that identifies the former Tartan Park as a local and regional
amenity the City wishes to maintain with any development proposal for the
property. The new category suggests a future new zoning district.
2) On page III-11, Table 3-B has been updated to reflect proposed density of 1.5-
2.49 and planned land use acreages.
3) Map 3-3, the planned land use map has been updated.
4) On page III-14, “Preservation of Community Amenities” was added which
further describes the need and intent of the “Golf Course Community” land use
designation.
5) Map 3-4 was updated to reflect the changes to the comprehensive wastewater
management plan MUSA changes to accommodate the Royal Golf development.
Wastewater Management Plan Changes:
1) On page VI – 1, reference was made to the Golf Course Community on the
former Tartan Park property
2) On page VI – 2, Table 6A Community Forecast for Areas Served by Regional
Sewer Service (REC Units) was updated to reflect the addition of the Royal Golf
development.
3) On page VI – 3, Table 6B was updated to reflect the increased sewer flows by
the addition of the Royal Golf Course development.
4) Maps 6-1 and 6-3 were updated to reflect changes in the MUSA to accommodate
the Royal Golf development
The Planning Commission should review the draft Comprehensive Land Use Plan
amendment and the Comprehensive Wasterwater Management Plan amendment as they
pertain to the proposed Royal Golf development. The Planning Commission should
confirm whether the amendments should include Terry Emerson’s property located
Comprehensive Plan Amendment: Golf Course Community
Planning Commission Report; 1/9/17
Page 3
contiguous and southeast of the Royal Golf Course development properties. Please note
that the proposed Royal Golf Course development southern road connection to 10th
Street passes through the Emerson property, but that the Emerson property will likely
develop independently of the Royal Golf Course development and subsequent to it. The
inclusion of the Emerson property in the comprehensive plan guidance has implications
for the future golf course community zoning.
Conclusion
The Planning Commission is asked to review the proposed updates to the
Comprehensive Plan, and provide guidance on changes or additions for Council to
consider. The recommended motion is:
“Move to recommend approval of the comprehensive plan amendment to
create a new land use designation called “Golf Course Community” with
updated maps and figures”
Attachments
• Comprehensive Land Use Plan and Wastewater Management Plan Amendments.
Comprehensive Plan Amendment
Option #2
Creation of a New Land Use
Category: Golf Course Community
Summary:
Option #2 follows the directive of the Planning Commission following their initial review of Option #1. While
the Commission was not opposed to Option #1, they expressed concern about whether or not the Village
Transition concept would actually control the expansion of municipal services, so they also wished to explore
the creation of a new land use category specifically drafted for this very unique and unexpected circumstance
(the closing and redevelopment of Tartan Park). The new land use district would be accompanied by a new
zoning district (not yet drafted) to govern development of the 400+ acres in and around the former Tartan
Park. The zoning would provide incentives such as increased density and access to municipal sewer in return
for maintaining and improving upon the golf course amenity.
Relation to the Proposed Royal Golf Project:
This option would involve creation of a tailored zoning district to accommodate the proposed redevelopment of
the Tartan Park Golf Course. In creating such a district, staff would establish controls (as Council may deem
necessary) to govern future requests to change the golf course into different land uses. Updating the City’s
future land use map to require a comprehensive plan amendment for any such change would add another level
of protection.
Relation to other lands in the Corridor:
This option would not provide an option to extend sewer beyond the boundaries of the Village Transition Area.
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 8
This section of the Land Use chapter establishes the City’s official land use categories and the official
Future Land Use Map. The map assigns planned land use types to all parcels within the community to
guide current and future planning and development through the year 2030, and is the official land use
designation map for the City. The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles. Any new development,
redevelopment, change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are as follows:
RURAL AREA DEVELOPMENT – This category represents the large areas of rural residential development
within the City. Common uses found in these areas include working farms, alternative agricultural uses
as defined by City Code, and rural single family detached residences. Development in these areas
requires 10+ acres, or a conditional use permit to authorize a cluster development meeting the City’s
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s): A,
RR, OP]
RESIDENTIAL ESTATE – This category defines areas developed specifically for large lot single family
detached housing typically on 2+ acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s): RE]
RURAL SINGLE FAMILY – This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005, but has been and will continue to be serviced by private on-site
well and septic systems. Limited locations within this classification are allowed to have two-family
dwellings based on zoning. [Corresponding Zoning District(s): R-1, R-2]
URBAN LOW DENSITY – The Urban Low Density land use category is intended primarily for single-family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one-half (2.5) to four (4) units per acre. Significant new areas of urban low density are
guided both within the Old Village and along I-94. [Corresponding Zoning District: LDR]
URBAN MEDIUM DENSITY – The Urban Medium Density land use category allows net residential
densities from four and one-half (4.5) to seven (7) units per acre; with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for density bonus
as allowed under the PUD ordinance . This category allows for a variety of housing types including
single-family detached, duplexes, townhomes, and small two- and three-story apartment buildings
and/or senior living centers. Significant new areas of urban medium density are guided both within the
Old Village and along I-94. [Corresponding Zoning District(s): R-3, MDR]
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 9
URBAN HIGH DENSITY – The Urban High Density land use category is intended for higher density,
compact urban residential development. This category allows for a net residential density range of
seven and one-half (7.5) to fifteen (15) units per acre; however zoning may allow a greater net density if
approved through the PUD process. The appropriate building height will vary by development and
depend upon the characteristics of the development and its surroundings. In addition to residential
development, a small proportion of supportive retail and service is also appropriate in this land use
category. Retail, service and office beyond those supporting the residential development would only be
permitted as part of a mixed-use planned unit development. Significant new areas of urban high density
are guided both within the Old Village and along I-94. [Corresponding Zoning District(s): HDR]
GOLF COURSE COMMUNITY – In recognition that a Golf Course on the land known as Tartan Park is a
local and regional amenity the City wishes to maintain, this specialized land use category has been
crafted to maximize the likelihood that a golf course can be maintained on the property should a
development proposal for the land come forward. [Corresponding Zoning District(s): GCC]
LIMITED BUSINESS – This category defines areas within the City that are allowed to host commercial
land uses at a more restricted level than would typically be allowed within a commercially guided area
and in areas that are not planned for public sanitary sewer services. No new areas of limited business
are being established by the official land use plan. [Corresponding Zoning District(s): LB, LC]
COMMERCIAL – This category is intended to accommodate a wide range and scale of commercial uses
(such as retail, service, entertainment, and office) throughout the City’s planned urban centers.
Commercial uses can range from small neighborhood convenience nodes, to community retail areas
along major roadways, to large shopping centers, to auto-related commercial uses along freeways.
Residential uses are also appropriate as part of a mixed-use commercial development where allowed,
with unit densities being determined by either the identified range within the comprehensive plan or to
a level deemed appropriate by a planned unit development process. Significant new areas of
commercial land use are guided both within the Old Village and along I-94. [Corresponding Zoning
District(s): C, CC, GB]
BUSINESS PARK – The Business Park land use category is intended to encourage the creation of
significant employment centers that accommodate a diverse mix of office and light industrial uses and
jobs. Specific desired attributes of this land use include a diversity of jobs, high development densities
and jobs per acre, high quality site and building architectural design, and increased tax revenues for the
community. Office, office showroom/warehousing, research and development services, light and high-
tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate for
this land use category. Some retail and service uses may be allowed as supporting uses for the primary
office and light industrial uses of the employment center. In addition to the Eagle Point Business Park,
much of the land between Manning Ave and Keats Ave adjacent to I-94 is guided for this land use
classification. [Corresponding Zoning District(s): BP]
Commented [BGA1]: The new land use category of “Golf
Course Community” would be added to the listing of land
uses within the City. Here we acknowledge that the intent
of the new category is to facilitate the preservation and
enhancement of the City’s lone golf course.
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 10
PUBLIC/PARK – This category defines lands that include publicly owned facilities, places of worship,
public parks, and privately owned recreational facilities. The scale and types of uses allowable on
public/park lands are controlled by the city’s conditional use permit process. No new areas of
public/park space are currently designated by the new land use plan, but it is recognized that such areas
will be created during the development process, and the land use map will need to be updated
accordingly. [Corresponding Zoning District(s): P, OSP]
ROAD R.O.W.s – This category encompasses all areas dedicated specifically for use as road right-of-way.
It should be noted that not all roads in Lake Elmo are on platted right-of-way, but are rather
accommodated by easements over other land use categories. Accordingly, there is more land dedicated
to use by roads than is depicted on the existing/planned land use table. New development will be
required to dedicate right-of-way to accommodate the proposed road network.
OPEN WATER – This category includes all land area in Lake Elmo covered by open water lakes and ponds
as identified in the DNR Public Waters Inventory. No new areas of open water are by the official land
use plan.
The distribution of planned land uses on the official Future Land Use Map is shown on Map 3-3 and is
summarized in Table 3-B:
Mixed Uses
Within the Old Village and in areas south of 10th Street, specific areas are targeted for potential mixed-
use development; however, this designation means different things in both districts.
Mixed Uses within the Old Village
The mixed use designation on property within the Old Village indicates development must adhere to
the specific zoning requirements established for mixed use development within the City Code. This
type of development will typically see residential, commercial, office, and/or similar uses combined
in complimentary ways within the same building.
Mixed Uses south of 10th Street
The mixed use designation on property south of 10th Street is intended to spur development by
providing maximum flexibility on future land uses, thereby allowing a development proposal to
cater to existing market conditions. In the areas designated as possible mixed-use on the Future
Land Use Map (Map 3-3), the City’s planning process has identified that either the base land use or
the adjacent land use designation would be appropriate for the site. These mixed-use areas may be
zoned in accordance with the base land use category, or the adjacent land use category provided
that:
• Any such zoning will only be allowed if it is contiguous to property in an adjacent land use
category; and
• The Urban Low Density Residential land use category will not allowed as an alternative land
use within mixed-use areas.
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 11
Alternatively, a combination of the uses allowed within the base land use category and future land uses adjacent
to a mixed use area may be allowed through a planned unit development process.
Table 3-B
Existing and Planned Land Use Table
Land Use
Residential
Density
(units/acre)
Existing Land
Use (acres)
Planned
Land
Use
(acres)
Planned Land Use Changes (anticipated acreages in
5 year increments)3
Change (acres)
Min
Max City wide (Village)1
2012 to 2015 2015 to 2020 2020 to 2025 2025 to 2030
R E S I D E N T I A L
Rural Area
Development
n/a 0.1 7094.24 5249.9 6640.66 6157.06 5703.53 5249.9 ‐1844.32
Residential
Estates
0.1 0.4 771.26 793.71 776.87 782.49 788.10 793.71
22.45
Rural Single
Family
0.66 2.0 1665.92 1666.41 1666.04 1666.16 1666.28 1666.41
0.49
Urban Low
Density
2.5 4 0.00 496.39 124.10 248.20 372.29 496.39
496.39
Urban Medium
Density
4.5 7 176.08 390.49 229.68 283.29 336.89 390.49
214.41
Urban High
Density
7.5 15 0.00 157.67 39.42 78.84 118.25 157.67
157.67
Village Urban
Low Density
1.5 2.49
0.00
244.11 61.03 122.06 183.09 244.11
244.11
Village Urban
Medium
Density
2.5
4.99
0.00
119.11 29.78 59.56 89.33 119.11
119.11
Golf Course
Community
1.5 2.49 0.00 424.39 0 424.39 424.39 424.39 424.39
C O M M E R C I A L 2
Business Park 7.5 15 120.65 329.69 172.91 225.17 277.43 329.69 209.04
Commercial 4.5 7 99.86 208.33 126.98 154.10 181.22 208.33 108.47
Limited
Business
– – 111.41 66.16 100.09 88.78 77.47 66.16 ‐45.25
Village Mixed
Use
5.0 10.0 0.00 164.40 41.10 82.20 123.30 164.40 164.40
P U B L I C / S E M I P U B L I C / O P E N S P A C E 3
Public/Park – – 3298.94 2944.93 3309.04 2924.72 2934.78 2944.93 -354.01
Greenbelt
Corridor4
– – 0.00 82.67 20.66 41.34 62.01 82.67
82.67
Road ROWs – – 890.93 890.93 890.93 890.93 890.93 890.93 0.0
U N D E V E L O P E D
Open Water – – 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: – – 15,584.58 15,584.58 15,584.55 15,584.55 15,584.55 15,584.55 0.0 1 Residential uses within the “Business Park” and “Commercial” land use designations can only occur in areas specifically designated for mixed use on the planned land use map
2 It is recognized that both park and road ROW areas will expand as new development occurs, but such acreage is accounted for in the respective development land use types as
such land areas must contribute towards required development densities.
3 The staging plan for future development is fluid and will allow development to occur as market conditions dictate. Because of this, specific timing for development of any specific
land use category is not possible. For the purposes of this table, the anticipated acreage changes are incrementally broken down into four periods of time showing a consistent rate
of change between now and 2030. 4 The acreage of the greenbelt corridor areas, which are portions of the Village Open Space Overlay, that are adjacent to urban zoning districts were calculated to account for the
remaining acreage in the Village. The other portions of the Village Open Space Overlay are accounted for through the base land use guidance (i.e. Rural Area Development or Rural Single Family).
Commented [BGA2]: Because we are adding a land use
category, Table 3-B must be updated accordingly. The
changes shown here reflect existing planned changes along
with a reduction in Public/Park land for the new Golf Course
Community District.
As part of this amendment,
Map 3-3 would be updated to
guide the Tartan Park Golf
Course area and the Emerson
property as “Golf Course
Community”
“Golf Course Community” added to the legend
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 13
Design Standards
Following completion of the Comprehensive Plan, the City will adopt design standards to ensure the
look and feel of future development is compatible with the community vision of a small town within a
rural setting. Standards for building materials, building articulation, design variety and other
requirements should be upheld to ensure the quality of the built environment is distinctly Lake Elmo.
Preservation of Rural Character
One of the main benefits of the official land use plan is that the long range planning objective to retain a
permanent rural identity is achieved. Under the memorandum of understanding with the Metropolitan
Council, a vast majority of the City will be allowed to maintain its rural character and existing land uses.
Furthermore, concentrating urbanization adjacent to I-94 and within the Old Village will result in clear
boundaries between the urban and rural portions of the community. Beyond that, the City’s desire to
protect its sensitive park lands is also achieved. Both Lake Elmo Regional Park and Sunfish Lake Park will
continue to be surrounded by agricultural lands and will not be impacted by encroaching urbanization.
Preservation of Community Amenities
Lake Elmo Regional Park, Sunfish Lake Park, and other public lands covered by conservation easements
will be centerpieces of the City in the decades ahead, and are accordingly guided for public/park land
uses by this comprehensive plan. One community amenity that does not share the same certainty of
continuance is the Tartan Park Golf Course formerly owned by 3M. As a 50-year fixture both for Lake
Elmo and the eastern metro, the Tartan Park Golf Course has become a destination within the
community that is worth saving if at all possible. To that end, the City has guided nearly 430 acres of
land in and around the present golf course as “Golf Course Community.” This special land use guidance
is intended to provide incentives—such as increased residential density and access to municipal sewer—
to future landowners who are willing to maintain and improve upon the golf course amenity rather than
develop the land as a standard OP rural development. A new “Golf Course Community” zoning district
will establish the development standards for this land use classification.
Future Land Use Boundaries
The curved lines separating future land uses on Map 3-3 midway between I-94 and 10th Street indicate
one possible alignment of a future east/west collector roadway envisioned to serve the new
development in this area of the City. Future development proposals and their associated engineering
studies will ultimately determine the exact alignment of this collector roadway. The final boundary
between the proposed different land uses shall ultimately be set by the final location of the east/west
collector roadway, whether or not this roadway deviates from the approximate location shown.
Commented [BGA3]: Here we are suggesting the City
adopt “preservation of community amenities” as a new goal
which will further support the establishment of the Golf
Course Community District. We acknowledge in this section
that the City has multiple legacy destinations (areas the City
wants to maintain and has no reason to plan for changes).
Given the recent ownership change of Tartan Park, the Golf
Course Community designation was created to help
facilitate this goal.
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 1
WASTEWATER FACILITIES
Sanitary Sewer System
Background
The City of Lake Elmo's sewer plan is based on the Memorandum of Understanding approved by the City
of Lake Elmo and the Metropolitan Council dated January 27, 2005 and as subsequently amended. This
plan meets the intent of that agreement and has been drafted to comply with the housing, population,
and employment projections as incorporated into the Land Use Plan.
Existing Sanitary Sewer
The Southeast 1/4 of Section 33 is within the Metropolitan Urban Service Area (MUSA) Boundary at this
time. By agreement with the City of Oakdale this area discharges to a City of Oakdale sanitary sewer
main in Hudson Boulevard. From there it enters the WONE interceptor. Under the agreement with the
City of Oakdale, Lake Elmo is limited to the amount it can discharge.
Sanitary Sewer Plan
The MCES plans to extend a new sewer connection for the City of Lake Elmo to serve the east 1/2 of
Section 33 and all of Section 34. The connection will be near the City's existing lift station, and that lift
station will continue to be active and maintained by the City.
Additionally, the MCES will extend the Cottage Grove Ravine interceptor to serve the remainder of the
City south of 10th Street, the future golf course community surrounding the former Tartan Park, and the
Village Planning Area.
The City will install a lift station-forcemain system to covey wastewater to the MCES interceptor from
the Village Planning Area. This lift station-forcemain system will be designed to serve the planned 900
new housing units and approximately 200 existing housing units. The City plans to build this system in
2013.
Sanitary sewer service will also be initiated to serve portions of the City south of 10th Street beginning in
2013 by extending gravity sewer in two locations. In the southeast side of Lake Elmo, gravity sewer will
be connected to the MCES Cottage Grove Ravine Meter Station in Lake Elmo, and extended north to
support development in the immediate area of the sewer main. In the southwest side of Lake Elmo, a
gravity sewer and lift station-forcemain system will be constructed to support development in the
remaining east ½ of Section 33 and in Section 34.
The existing units in the Cimarron manufactured home park will be served by regional sewer between
2020 and 2030. This flow is included in the forecasts. Cimarron will need to install a lift station in order
to be served by regional sewer. The existing homes and businesses in the Village Planning Area of Lake
Elmo are assumed to be served by regional sewer between 2013 and 2030. That flow has also been
included in the forecasts.
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 2
The City has identified an area along Olson Lake Trail in the Tri-Lakes area that will be served with public
sanitary sewer via an extension from the City of Oakdale. A sanitary sewer services agreement has been
entered to facilitate this extension. The City of Lake Elmo will work with the City of Oakdale to connect
existing homes as public projects occur or as when otherwise feasible to make these connections.
Requirements for Areas Served by the Regional System
Community Forecast for Areas Served by Regional Sewer Service (REC Units)
The following table provides projections of future sewer units (REC units) that will connect to the
regional interceptors, including all new sewer units and any existing units that are projected to connect
into the system.
Table 6-A
Forecast of Lake Elmo REC Units by Sewer Interceptor
Year
NEW REC Units EXISTING REC Units
Total WONE Cottage Grove WONE Cottage Grove
2010 0 0 100 0 100
2011 0 0 100 0 100
2012 0 0 100 0 100
2013 0 0 100 0 100
2014 60 40 100 0 200
2015 375 140 100 0 615
2016 520 326 130 20 996
2017 665 812 512 160 40 1677 1377
2018 810 998 698 190 60 2058 1758
2019 955 1184 884 220 80 2439 2139
2020 1100 1370 1070 250 100 2820 2520
2021 1200 1570 1270 270 150 3190 2890
2022 1300 1770 1470 290 200 3560 3260
2023 1400 1970 1670 300 367 4037 3737
2024 1500 2170 1870 300 533 4503 4203
2025 1600 2370 2070 300 700 4970 4670
2026 1600 2756 2456 300 700 5356 5056
2027 1600 3142 2842 300 700 5742 5442
2028 1600 3528 3228 300 700 6128 5828
2029 1600 3914 3614 300 700 6514 6214
2030 1600 4300 4000 300 700 6900 6600
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 3
Sanitary Sewer Plan Map
The Sewer Staging Plan Map (Map 6-1) shows sewer service staging in three phases in accordance with
the Land Use Plan. The staging plan will be revised to reflect any future updates to the Memorandum of
Understanding between the City and the Metropolitan Council.
The Sewer Service Area – Tri Lakes Map (Map 6-2) shows the sewer service area for existing homes to
be provided with service along Lake Olson. There is no specific time frame identified for this area, but
connections are expected to begin in 2013.
Projected Flows for Each MCES Interceptor Service Area (MGD)
Table 6-B
Projected Flows by Interceptor (MGD)
Year
WONE
Cottage Grove
Totals
2010
0.03
0.00
0.03
2014 0.04 0.01 0.05
2015 0.13 0.04 0.17
2016 0.18 0.09 0.27
2017 0.23 0.15 0.23 0.38 0.46
2018 0.27 0.21 0.29 0.48 0.56
2019 0.32 0.26 0.34 0.59 0.67
2020 0.37 0.32 0.40 0.69 0.77
2025 0.52 0.76 0.84 1.28 1.36
2030 0.52 1.29 1.37 1.81 1.89
Flows are based on 1 residential equivalent unit = 274 gallons per day
1-3-17 FRegional Sewered Staging Plan
Map 6-1
1
1
2
23
Stage One Stage ThreeStage Two
#*
#*
#*
")")
1-3-17 FFuture Sewer Plan
Map 6-3
Stage One
Stage Three
Stage Two
Staging Areas
Forcemain
Gravity#*Lift Station")MCES Interceptor
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 8
This section of the Land Use chapter establishes the City’s official land use categories and the official
Future Land Use Map. The map assigns planned land use types to all parcels within the community to
guide current and future planning and development through the year 2030, and is the official land use
designation map for the City. The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles. Any new development,
redevelopment, change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are as follows:
RURAL AREA DEVELOPMENT – This category represents the large areas of rural residential development
within the City. Common uses found in these areas include working farms, alternative agricultural uses
as defined by City Code, and rural single family detached residences. Development in these areas
requires 10+ acres, or a conditional use permit to authorize a cluster development meeting the City’s
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s): A,
RR, OP]
RESIDENTIAL ESTATE – This category defines areas developed specifically for large lot single family
detached housing typically on 2+ acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s): RE]
RURAL SINGLE FAMILY – This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005, but has been and will continue to be serviced by private on-site
well and septic systems. Limited locations within this classification are allowed to have two-family
dwellings based on zoning. [Corresponding Zoning District(s): R-1, R-2]
URBAN LOW DENSITY – The Urban Low Density land use category is intended primarily for single-family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one-half (2.5) to four (4) units per acre. Significant new areas of urban low density are
guided both within the Old Village and along I-94. [Corresponding Zoning District: LDR]
URBAN MEDIUM DENSITY – The Urban Medium Density land use category allows net residential
densities from four and one-half (4.5) to seven (7) units per acre; with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for density bonus
as allowed under the PUD ordinance . This category allows for a variety of housing types including
single-family detached, duplexes, townhomes, and small two- and three-story apartment buildings
and/or senior living centers. Significant new areas of urban medium density are guided both within the
Old Village and along I-94. [Corresponding Zoning District(s): R-3, MDR]
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 9
URBAN HIGH DENSITY – The Urban High Density land use category is intended for higher density,
compact urban residential development. This category allows for a net residential density range of
seven and one-half (7.5) to fifteen (15) units per acre; however zoning may allow a greater net density if
approved through the PUD process. The appropriate building height will vary by development and
depend upon the characteristics of the development and its surroundings. In addition to residential
development, a small proportion of supportive retail and service is also appropriate in this land use
category. Retail, service and office beyond those supporting the residential development would only be
permitted as part of a mixed-use planned unit development. Significant new areas of urban high density
are guided both within the Old Village and along I-94. [Corresponding Zoning District(s): HDR]
GOLF COURSE COMMUNITY – In recognition that a Golf Course on the land known as Tartan Park is a
local and regional amenity the City wishes to maintain, this specialized land use category has been
crafted to maximize the likelihood that a golf course can be maintained on the property should a
development proposal for the land come forward. Land within the Golf Course Community District set
aside for golf course use shall be re-guided to the Public/Park land use category in conjunction with
any future development. [Corresponding Zoning District(s): GCC]
LIMITED BUSINESS – This category defines areas within the City that are allowed to host commercial
land uses at a more restricted level than would typically be allowed within a commercially guided area
and in areas that are not planned for public sanitary sewer services. No new areas of limited business
are being established by the official land use plan. [Corresponding Zoning District(s): LB, LC]
COMMERCIAL – This category is intended to accommodate a wide range and scale of commercial uses
(such as retail, service, entertainment, and office) throughout the City’s planned urban centers.
Commercial uses can range from small neighborhood convenience nodes, to community retail areas
along major roadways, to large shopping centers, to auto-related commercial uses along freeways.
Residential uses are also appropriate as part of a mixed-use commercial development where allowed,
with unit densities being determined by either the identified range within the comprehensive plan or to
a level deemed appropriate by a planned unit development process. Significant new areas of
commercial land use are guided both within the Old Village and along I-94. [Corresponding Zoning
District(s): C, CC, GB]
BUSINESS PARK – The Business Park land use category is intended to encourage the creation of
significant employment centers that accommodate a diverse mix of office and light industrial uses and
jobs. Specific desired attributes of this land use include a diversity of jobs, high development densities
and jobs per acre, high quality site and building architectural design, and increased tax revenues for the
community. Office, office showroom/warehousing, research and development services, light and high-
tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate for
this land use category. Some retail and service uses may be allowed as supporting uses for the primary
office and light industrial uses of the employment center. In addition to the Eagle Point Business Park,
much of the land between Manning Ave and Keats Ave adjacent to I-94 is guided for this land use
classification. [Corresponding Zoning District(s): BP]
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 10
PUBLIC/PARK – This category defines lands that include publicly owned facilities, places of worship,
public parks, and privately owned recreational facilities. The scale and types of uses allowable on
public/park lands are controlled by the city’s conditional use permit process. No new areas of
public/park space are currently designated by the new land use plan, but it is recognized that such areas
will be created during the development process, and the land use map will need to be updated
accordingly. [Corresponding Zoning District(s): P, OSP]
ROAD R.O.W.s – This category encompasses all areas dedicated specifically for use as road right-of-way.
It should be noted that not all roads in Lake Elmo are on platted right-of-way, but are rather
accommodated by easements over other land use categories. Accordingly, there is more land dedicated
to use by roads than is depicted on the existing/planned land use table. New development will be
required to dedicate right-of-way to accommodate the proposed road network.
OPEN WATER – This category includes all land area in Lake Elmo covered by open water lakes and ponds
as identified in the DNR Public Waters Inventory. No new areas of open water are by the official land
use plan.
The distribution of planned land uses on the official Future Land Use Map is shown on Map 3-3 and is
summarized in Table 3-B:
Mixed Uses
Within the Old Village and in areas south of 10th Street, specific areas are targeted for potential mixed-
use development; however, this designation means different things in both districts.
Mixed Uses within the Old Village
The mixed use designation on property within the Old Village indicates development must adhere to
the specific zoning requirements established for mixed use development within the City Code. This
type of development will typically see residential, commercial, office, and/or similar uses combined
in complimentary ways within the same building.
Mixed Uses south of 10th Street
The mixed use designation on property south of 10th Street is intended to spur development by
providing maximum flexibility on future land uses, thereby allowing a development proposal to
cater to existing market conditions. In the areas designated as possible mixed-use on the Future
Land Use Map (Map 3-3), the City’s planning process has identified that either the base land use or
the adjacent land use designation would be appropriate for the site. These mixed-use areas may be
zoned in accordance with the base land use category, or the adjacent land use category provided
that:
• Any such zoning will only be allowed if it is contiguous to property in an adjacent land use
category; and
• The Urban Low Density Residential land use category will not allowed as an alternative land
use within mixed-use areas.
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 11
Alternatively, a combination of the uses allowed within the base land use category and future land uses adjacent
to a mixed use area may be allowed through a planned unit development process.
Table 3-B Existing and Planned Land Use Table
Land Use
Residential
Density (units/acre)
Existing Land Use (acres)
Planned
Land Use
(acres)
Planned Land Use Changes (anticipated acreages in 5 year increments)3
Change (acres)
Min Max City wide (Village)1
2012 to 2015 2015 to 2020 2020 to 2025 2025 to 2030
R E S I D E N T I A L
Rural Area
Development
n/a 0.1 7094.24 5249.9 6640.66 6157.06 5703.53 5249.9 ‐1844.32
Residential Estates
0.1 0.4 771.26 793.71 776.87 782.49 788.10 793.71
22.45
Rural Single Family
0.66 2.0 1665.92 1666.41 1666.04 1666.16 1666.28 1666.41
0.49
Urban Low Density
2.5 4 0.00 496.39 124.10 248.20 372.29 496.39 496.39
Urban Medium Density
4.5 7 176.08 390.49 229.68 283.29 336.89 390.49 214.41
Urban High Density
7.5 15 0.00 157.67 39.42 78.84 118.25 157.67
157.67
Village Urban Low Density
1.5 2.49 0.00 244.11 61.03 122.06 183.09 244.11
244.11
Village Urban Medium Density
2.5 4.99
0.00
119.11
29.78
59.56
89.33
119.11
119.11
Golf Course Community
1.5 2.49 0.00 424.39 0 424.39 424.39 424.39 424.39
C O M M E R C I A L 2
Business Park 7.5 15 120.65 329.69 172.91 225.17 277.43 329.69 209.04
Commercial 4.5 7 99.86 208.33 126.98 154.10 181.22 208.33 108.47
Limited Business
– – 111.41 66.16 100.09 88.78 77.47 66.16 -45.25
Village Mixed
Use
5.0 10.0 0.00 164.40 41.10 82.20 123.30 164.40 164.40
P U B L I C / S E M I P U B L I C / O P E N S P A C E 3
Public/Park – – 3298.94 2944.93 3309.04 2924.72 2934.78 2944.93 -354.01 Greenbelt
Corridor4
– – 0.00 82.67 20.66 41.34 62.01 82.67 82.67
Road ROWs – – 890.93 890.93 890.93 890.93 890.93 890.93 0.0
U N D E V E L O P E D
Open Water – – 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: – – 15,584.58 15,584.58 15,584.55 15,584.55 15,584.55 15,584.55 0.0 1 Residential uses within the “Business Park” and “Commercial” land use designations can only occur in areas specifically designated for mixed use on the planned land use map 2 It is recognized that both park and road ROW areas will expand as new development occurs, but such acreage is accounted for in the respective development land use types as such land areas must contribute towards required development densities. 3 The staging plan for future development is fluid and will allow development to occur as market conditions dictate. Because of this, specific timing for development of any specific land use category is not possible. For the purposes of this table, the anticipated acreage changes are incrementally broken down into four periods of time showing a consistent rate of change between now and 2030. 4 The acreage of the greenbelt corridor areas, which are portions of the Village Open Space Overlay, that are adjacent to urban zoning districts were calculated to account for the remaining acreage in the Village. The other portions of the Village Open Space Overlay are accounted for through the base land use guidance (i.e. Rural Area Development or Rural Single Family).
Golf Course Community
Lake Elmo Comprehensive Plan Chapter III – Land Use Plan
III – 13
Design Standards
Following completion of the Comprehensive Plan, the City will adopt design standards to ensure the
look and feel of future development is compatible with the community vision of a small town within a
rural setting. Standards for building materials, building articulation, design variety and other
requirements should be upheld to ensure the quality of the built environment is distinctly Lake Elmo.
Preservation of Rural Character
One of the main benefits of the official land use plan is that the long range planning objective to retain a
permanent rural identity is achieved. Under the memorandum of understanding with the Metropolitan
Council, a vast majority of the City will be allowed to maintain its rural character and existing land uses.
Furthermore, concentrating urbanization adjacent to I-94 and within the Old Village will result in clear
boundaries between the urban and rural portions of the community. Beyond that, the City’s desire to
protect its sensitive park lands is also achieved. Both Lake Elmo Regional Park and Sunfish Lake Park will
continue to be surrounded by agricultural lands and will not be impacted by encroaching urbanization.
Preservation of Community Amenities
Lake Elmo Regional Park, Sunfish Lake Park, and other public lands covered by conservation easements
will be centerpieces of the City in the decades ahead, and are accordingly guided for public/park land
uses by this comprehensive plan. One community open space that does not share the same certainty of
continuance is the Tartan Park Golf Course formerly owned by 3M. As a 50-year fixture both for Lake
Elmo and the eastern metro, the Tartan Park Golf Course has become an expanse of open space within
the community that is worth saving if at all possible. To that end, the City has guided nearly 430 acres of
land in and around the present golf course as “Golf Course Community.” This special land use guidance
is intended to provide incentives—such as increased residential density and access to municipal sewer—
to future landowners who are willing to maintain and improve upon the golf course. As a condition of
utilizing these development incentives, the land set aside for golf course use shall be re-guided to
Public/Park to preserve the golf course amenity, or at least its open space, into the future.
Future Land Use Boundaries
The curved lines separating future land uses on Map 3-3 midway between I-94 and 10th Street indicate
one possible alignment of a future east/west collector roadway envisioned to serve the new
development in this area of the City. Future development proposals and their associated engineering
studies will ultimately determine the exact alignment of this collector roadway. The final boundary
between the proposed different land uses shall ultimately be set by the final location of the east/west
collector roadway, whether or not this roadway deviates from the approximate location shown.
1-11-17 F Map 3-4
1
2
2
3
3
1
I-94 Corridor Development Staging Plan
Stage One Stage ThreeStage Two
§¨¦
+$13
+$15
+$17
+$19
+$10
94
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 1
WASTEWATER FACILITIES
Sanitary Sewer System
Background The City of Lake Elmo's sewer plan is based on the Memorandum of Understanding approved by the City
of Lake Elmo and the Metropolitan Council dated January 27, 2005 and as subsequently amended. This
plan meets the intent of that agreement and has been drafted to comply with the housing, population,
and employment projections as incorporated into the Land Use Plan.
Existing Sanitary Sewer
The Southeast 1/4 of Section 33 is within the Metropolitan Urban Service Area (MUSA) Boundary at this
time. By agreement with the City of Oakdale this area discharges to a City of Oakdale sanitary sewer
main in Hudson Boulevard. From there it enters the WONE interceptor. Under the agreement with the
City of Oakdale, Lake Elmo is limited to the amount it can discharge.
Sanitary Sewer Plan The MCES plans to extend a new sewer connection for the City of Lake Elmo to serve the east 1/2 of
Section 33 and all of Section 34. The connection will be near the City's existing lift station, and that lift
station will continue to be active and maintained by the City.
Additionally, the MCES will extend the Cottage Grove Ravine interceptor to serve the remainder of the
City south of 10th Street, the future golf course community surrounding the former Tartan Park, and the
Village Planning Area.
The City will install a lift station-forcemain system to covey wastewater to the MCES interceptor from
the Village Planning Area. This lift station-forcemain system will be designed to serve the planned 900
new housing units and approximately 200 existing housing units. The City plans to build this system in
2013.
Sanitary sewer service will also be initiated to serve portions of the City south of 10th Street beginning in
2013 by extending gravity sewer in two locations. In the southeast side of Lake Elmo, gravity sewer will
be connected to the MCES Cottage Grove Ravine Meter Station in Lake Elmo, and extended north to
support development in the immediate area of the sewer main. In the southwest side of Lake Elmo, a
gravity sewer and lift station-forcemain system will be constructed to support development in the
remaining east ½ of Section 33 and in Section 34.
The existing units in the Cimarron manufactured home park will be served by regional sewer between
2020 and 2030. This flow is included in the forecasts. Cimarron will need to install a lift station in order
to be served by regional sewer. The existing homes and businesses in the Village Planning Area of Lake
Elmo are assumed to be served by regional sewer between 2013 and 2030. That flow has also been
included in the forecasts.
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 2
The City has identified an area along Olson Lake Trail in the Tri-Lakes area that will be served with public
sanitary sewer via an extension from the City of Oakdale. A sanitary sewer services agreement has been
entered to facilitate this extension. The City of Lake Elmo will work with the City of Oakdale to connect
existing homes as public projects occur or as when otherwise feasible to make these connections.
Requirements for Areas Served by the Regional System
Community Forecast for Areas Served by Regional Sewer Service (REC Units) The following table provides projections of future sewer units (REC units) that will connect to the
regional interceptors, including all new sewer units and any existing units that are projected to connect
into the system.
Table 6-A Forecast of Lake Elmo REC Units by Sewer Interceptor
Year
NEW REC Units EXISTING REC Units
Total WONE Cottage Grove WONE Cottage Grove
2010 0 0 100 0 100
2011 0 0 100 0 100
2012 0 0 100 0 100
2013 0 0 100 0 100
2014 60 40 100 0 200
2015 375 140 100 0 615
2016 520 326 130 20 996
2017 665 812 512 160 40 1677 1377
2018 810 998 698 190 60 2058 1758
2019 955 1184 884 220 80 2439 2139
2020 1100 1370 1070 250 100 2820 2520
2021 1200 1570 1270 270 150 3190 2890
2022 1300 1770 1470 290 200 3560 3260
2023 1400 1970 1670 300 367 4037 3737
2024 1500 2170 1870 300 533 4503 4203
2025 1600 2370 2070 300 700 4970 4670
2026 1600 2756 2456 300 700 5356 5056
2027 1600 3142 2842 300 700 5742 5442
2028 1600 3528 3228 300 700 6128 5828
2029 1600 3914 3614 300 700 6514 6214
2030 1600 4300 4000 300 700 6900 6600
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
VI – 3
Sanitary Sewer Plan Map
The Sewer Staging Plan Map (Map 6-1) shows sewer service staging in three phases in accordance with
the Land Use Plan. The staging plan will be revised to reflect any future updates to the Memorandum of
Understanding between the City and the Metropolitan Council.
The Sewer Service Area – Tri Lakes Map (Map 6-2) shows the sewer service area for existing homes to
be provided with service along Lake Olson. There is no specific time frame identified for this area, but
connections are expected to begin in 2013.
Projected Flows for Each MCES Interceptor Service Area (MGD)
Table 6-B
Projected Flows by Interceptor (MGD)
Year WONE Cottage Grove Totals
2010 0.03 0.00 0.03
2014 0.04 0.01 0.05
2015 0.13 0.04 0.17
2016 0.18 0.09 0.27
2017 0.23 0.15 0.23 0.38 0.46
2018 0.27 0.21 0.29 0.48 0.56
2019 0.32 0.26 0.34 0.59 0.67
2020 0.37 0.32 0.40 0.69 0.77
2025 0.52 0.76 0.84 1.28 1.36
2030 0.52 1.29 1.37 1.81 1.89
Flows are based on 1 residential equivalent unit = 274 gallons per day
1-11-17 FRegional Sewered Staging Plan
Map 6-1
1
1
2
23
Stage One Stage ThreeStage Two
#*
#*
#*
")")
1-11-17 FFuture Sewer Plan
Map 6-3
Stage One
Stage Three
Stage Two
Staging Areas
Forcemain
Gravity#*Lift Station")MCES Interceptor
Lake Elmo Planning Commission Minutes; 12-12-16
City of Lake Elmo
Planning Commission Meeting
Minutes of December 12, 2016
Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Kreimer, Dunn, Griffin, Dodson, Williams, Larson, Fields and
Lundquist
COMMISSIONERS ABSENT: Haggard
STAFF PRESENT: Planning Director Wensman
Approve Agenda:
Williams asked to add 5b, a discussion of the Golf Course Community. Wensman asked
to add a discussion of the Village Parkway as 5c.
M/S/P: Williams/Dunn, move to approve the agenda as amended, Vote: 7-0, motion
carried.
Approve Minutes: November 28, 2016
M/S/P: Williams/Fields, move to approve the November 28, 2016 minutes as amended,
Vote: 4-0, motion carried with kreimer, Griffin and Dunn not voting as they were not
present.
Public Hearing – Zoning Map Amendment – rezone the property known as Diedrich
Preliminary Plat
Wensman started his presentation by stating that this is a public hearing for a zoning
map amendment for the Diedrich property. It is guided medium density residential, but
is currently zoned as rural transitional. The preliminary plat was approved under the
MDR land use category, but the rezoning was not done with the preliminary plat.
Dodson asked if there was a proposed development. Wensman stated that there is an
approved preliminary plat and the property owners are looking for a developer to
proceed with the project. There are conditions that would need to be met before the
project can final plat, but it is important that the other half of 5th street be built.
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Lake Elmo Planning Commission Minutes; 12-12-16
Williams asked if in the future the rezoning and preliminary plat would be done at the
same time. Wensman stated that they would either be done at the same time, or the
rezoning might be done first.
Dunn asked if the density for this development is double what it is for Hunter’s Crossing.
Wensman stated that Hunter’s Crossing is LDR, so it would be about 3 units per acre and
this development would be about 4 units per acre.
Public Hearing opened at 7:10 pm
No one spoke and there were no written comments
Public Hearing closed at 7:10 pm
M/S/P: Williams/Dodson, move to recommend approval of the Zoning Map
Amendment to rezone the Diedrich Property Preliminary Plat, PID #36.029.21.32.0002
from Rural Development Transitional to Urban Medium Density Residential and PID
#36.029.21.32.0034 from Urban Low Density Residential to Medium Urban Density
Residential, Vote: 7-0, motion carried unanimously.
Business Item – Hammes II – Final Plat
Wensman started his presentation for Hammes Estates 2nd addition Final Plat. There
are 37 single family homes for this addition accessed off of Keats Ave. This is the piece
that will provide the connection to Savona which was required with the 50th lot of the
development. Wensman went through the specifics of the Final Plat and stated that it is
consistent with the preliminary plat. There are some construction plan details that need
to be updated. These will need to be updated prior to recording the plat. The
Preliminary Plat conditions have been reviewed and they are working to meet all of the
conditions. Staff is recommending 10 conditions of approval for with the Final Plat.
Wensman went through the draft findings and is recommending approval with the 10
conditions in the staff report.
Dodson asked about construction traffic. Wensman stated that it would access off of
Keats.
Dunn asked about the wetland buffers and why they are so lenient. Wensman stated
that this development was allowed to move forward with some of those wetland
buffers in the lot, which should not be. Once it is part of the lot, there is not a lot of
control as to what the owner does and the buffer is not always maintained. Moving
forward, the City will ensure that the wetland buffers are outside of private lots.
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Lake Elmo Planning Commission Minutes; 12-12-16
Griffin asked if there is currently a grading permit. Wensman stated that they are
waiting for an as-built grading plan. They will be grading with their development
agreement.
Williams asked if the phasing should be added to the subdivision ordinance. Wensman
stated that it is being addressed in the development agreement and doesn’t feel that it
needs to be addressed by the Planning Commission.
David Stradtman, Rachel Development, went through some of the things that they had
to deal with when they picked up the development. Stradtman stated that the second
phase will move along a lot more smoothly and the second phase is to get ahead of
things. MI Homes is going to purchase all of the home sites in second addition.
Dunn asked what the threshold would be for a traffic light on Keats Ave. Wensman
stated that this plat had County review and they did not feel it warranted a traffic light
at this time.
Williams would like to see some language of the wetland buffer protection mentioned in
the HOA agreement and possibly monument signs in the lot. This should be added to
condition number 4.
Williams would like language added to condition number 6 to state that the requested
modifications are from the Planning Director in the letter dated November 30, 2016.
Williams would like condition number 7 to state written permission from Xcel Energy.
M/S/P: Kreimer/Williams, move to recommend approval of the Hammes Estates 2nd
Addition Final Plat with the 10 conditions of approval as amended based on the findings
of fact listed in the Staff Report, Vote: 7-0, motion carried unanimously.
Business Item – Golf Course Community Discussion
Williams stated that at the last City Council, they voted to have staff look at an updated
Comprehensive Plan amendment to allow a golf course community. Williams looked at
it and thinks that there should be some changes in the wording. There is language
about the Village Transition area. If the golf course community option moves forward,
there is not Village Transition area so that language should be eliminated. Wensman
suggested referring to the former Tartan Park area. Williams would like to replace the
reference of “destination” with “an expanse of open space”. He would like to replace
“rather than develop the land as a standard OP rural develop” with “for at least 25
Years” because a golf course development could be done as an OP if the golf course was
put into open space. He wants to protect the City and residents that purchase a home
around the golf course for at least 25 years. That would be until 2040 which is when the
next Comprehensive Plan would be. Wensman stated that there would be a public
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Lake Elmo Planning Commission Minutes; 12-12-16
hearing for this item and they will be able to weigh in again in early January. Williams
thinks these recommendations should be passed along to the City Council.
Dunn wants people to come to this development with confidence that what they think
they are getting is what they will get. She thinks there should be some assurance that
the golf course will stay. She doesn’t see why anyone would object to having that
guarantee.
M/S/P: Williams/Dunn, move to forward the suggested changes regarding Golf Course
community to the City Council, Vote: 7-0, motion carried unanimously.
Rick Packer, Royal Golf Club, they first brought an application forward for Village
Transition at the staff’s suggestion. They came to the Planning Commission and the
Commission thought there should be special zoning. The staff went back and prepared
the Golf Course Community recommendation. At the public hearing, it was decided that
it really didn’t get them anywhere with the Golf Course Community, so the
recommendation that moved forward to the City Council was the Village Transition. At
the City Council, it came back around and the City Council went back to the Golf Course
Community. Last week they were told that this would have to be renoticed for Public
Hearing again on January 9th 2017. He feels that it is not appropriate that they talk
about this tonight, but should be talked about at the public hearing on January 9th,
2017.
Dunn does not feel it is inappropriate to talk about things in advance of the public
hearing just to get ideas out there. Williams stated that they are not taking any vote
tonight on the entire proposed amendment. They are only looking at possible changes
to bring forward to the City Council in preparation for the public hearing. Williams feels
they are an informal recommendation for the City Council to look at and accept or
reject. Dodson stated that it is in their discretion to recommend to the City Council as
they see fit. He also stated that the Planning Commission meetings are open to the
public.
Business Item – Village Parkway Discussion
There are a number of pending projects that will be coming forward that will involve the
Village Parkway and there are a few issues with it. Wensman has been reviewing the
design of the Village Parkway and he has some questions and has identified some
potential issues. There are 3 potential projects coming forward, the Village Park
Preserve, Gonyea West and the Zignago Insurance Building. Wensman went through
where the Village Parkway is and that there are 3 different designs. There is a zero
setback assuming that there is an urban sidewalk such as in the Village.
There is a problem with the Village Parkway design such in Easton Village where the
trees are planted between the sidewalk and the boulevard. The trees need to be
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Lake Elmo Planning Commission Minutes; 12-12-16
planted outside of the sidewalk area to prevent tree damage and such from
snowplowing.
A summary of the design is that it is designed to Municipal State Aid Road Standards,
the design profile determines parking, access control (no residential driveways allowed),
and final design has no center medians, irrigation required and theming. The irrigation
for 5th street is quite expensive and the theming was thrown out for 5th street. Another
question is where and when should 14 foot sidewalks be required. Arbor Glen does not
have a zero lot line. Do we want consistency? The setback is between zero and 20 feet.
It would not look good if it fluctuated on a site by site basis.
Dunn asked why on 39th Street the sidewalk on one side is a concrete and the sidewalk
on the other side is asphalt. She is not happy with the result. She is not happy with the
VMX zoning and feels that it really needs to be looked at. She calculates that there
could be 5000 people in a very small area.
Wensman wants to be ahead of the setback issue for when the Zignego project comes
forward. If they are rezoned to VMX, they will probably ask for that zero lot line.
Williams thinks that with the new City Council coming onboard, the Planning
Commission should get their feedback before they do a lot of work on this.
Dodson is struggling because he sees the VMX as not being an office building, but more
of shops. Wensman stated that office building is an allowed use in VMX. Uses change
once a building is up. Dodson stated that the zero lot line to him is more of a retail use.
Wensman stated that it is a question of how far out of the core Village they want VMX
to go and how big they want the Village to be.
Fields stated that there needs to be a critical amount of housing within walking distance
to stimulate pedestrian oriented retail. Wensman stated that there needs to be a
strong vision to reassure businesses that you are working towards that vision.
Williams suggests to bring this back to the first Planning Commission meeting to look at
the Zignago building as the first opportunity to look at the VMX and the vision for the
Village, and maybe limit the discussion to 39th Street.
Fields stated that he believes that the vision for the Village was a strong desire to have
pedestrian oriented retail. He thinks that the pedestrian oriented retail in Lake Elmo
would not be able to compete with the car oriented retail in the metro area, because
Lake Elmo is a fairly low density City. It would be difficult to be competitive.
Dodson thinks the theming needs to be looked at and that there should be consistency
throughout the City.
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Lake Elmo Planning Commission Minutes; 12-12-16
City Council Updates – December 6, 2016 Meeting
i) OP4 Boulder Ponds LLC Zoning Map Amendment/PUD Amendment – passed.
ii) Wildflower 2nd Final Plat and Final PUD Plan – passed.
iii) Review of Preliminary Royal Golf EAW
iv) Royal Golf Comprehensive Plan Amendment – direction given for Golf Course
Community.
1. Upcoming Meetings
a. January 9, 2017
b. January 23, 2017
Commission Concerns
Dunn brought up some safety issues to Washington County regarding the Lake Elmo Inn
and the railroad tracks. People are parking on the bump outs and there is only one lane
to get through. The flow of traffic is not very good. There are trees under the power
lines that were not a good idea either. Wensman stated that the signage and striping
was delayed because of the weather which has been a problem.
Kreimer asked about the advertising for the Planning Commission members. He was
under the impression that they were full right now. There are 2 terms expiring at the
end of the year. Dunn and Fields.
Meeting adjourned at 9:07 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
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1
Stephen Wensman
From:Mike Tate <tatemike48@gmail.com>
Sent:Friday, January 06, 2017 6:21 PM
To:Stephen Wensman
Subject:Golf Course Community
We are writing to offer our support for passage of the Comprehensive Plan Amendment and our support of the Golf Course Community. (GCC)
We have lived at 11588 20th Street North in Lake Elmo for over twenty years.
We support this project for the following reasons:
- Believing that the GCC property will eventually become residential development, this project offers the city a
sustainable and well designed golf and residential development. Quality residential construction coupled a well-
developed golf course insures the success of both - The GCC maintains our open space character and creates additional tax revenue for city, county, and our
schools
- It will provide us with a well-designed development and an enterprise (golf course) familiar with and regulated by environmental compliance
- The GCC will have a healthy influence on our home's market value
- If not GCC, then who/what? With the GCC, we would get a known commodity vs. who-knows-what? Respectfully submitted
Mike and Jo Tate