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HomeMy WebLinkAbout# 17 Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans1 STAFF REPORT DATE: June 20, 2017 REGULAR ITEM #: 17 MOTION TO: City Council FROM: Emily Becker, City Planner AGENDA ITEM: Lakewood Crossing 2nd Addition Preliminary and Final Plat and Planned Unit Development (PUD) Plans REVIEWED BY: Stephen Wensman, Planning Director BACKGROUND: CM Properties 94, LP has submitted application to the City for a Preliminary and Final Plat and Planned Unit Development (PUD) Plans for Outlot A of Lakewood Crossing 1st Addition. The proposal will subdivide the existing 3.82 acre parcel in to three separate parcels. These parcels will include a full service restaurant with outdoor patio; quick service restaurants with drive-throughs; and other retail activities. Applicant and Property Owner: CM Properties 94, LP c/o MFL Properties Corp., 3460 Washington Dr., Ste 100 Eagan, MN 55122 Location: Southwest of Kwik Trip Gas Station (9955 Hudson Blvd N), PID# 3402921440015 Existing Land Use and Zoning: Vacant land, Commercial (C) Comprehensive Plan: Commercial History: The property has been under the ownership of CM Properties 94, LP for over 45 years, and it is the intent that this company will continue to own the property for years to come. Lakewood Crossing Preliminary Plat, Final Plat and Conditional Use Permit for a gasoline station (Kwik Trip) Approval: 7/22/2014 Lakewood Crossing 2nd Addition PUD Concept Plan Approval: 3/21/2017 Deadline for Action: Application Complete: 5/30/2017 60 Day Deadline: 7/28/2017 Extension Letter Mailed: N/A 120 Day Deadline: N/A Applicable Regulations: Article XVI – Planned Unit Developments Article XII – Commercial Districts Chapter 153: Subdivision Regulations ISSUE BEFORE COUNCIL: The Council is respectfully being requested to review the proposed Preliminary and Final Plat and PUD Plans and either approve or deny the request. PROPOSAL DETAILS/ANALYSIS: 2 PUD and Plat Process. The applicant has submitted application for both Preliminary and Final Plat and PUD Plans concurrently. The applicant received PUD Concept Plan approval by Council on March 21, 2017. Approval of the PUD Concept Plan alone did not afford the developer/applicant any rights but did provide feedback to the applicant regarding the proposed development. Identified PUD Objectives. The PUD process is appropriate for the proposed development to allow flexibility in the location, design, and mix of commercial uses on a single large site. The City should consider whether one or more of the objectives listed in Section 154.751 are met when reviewing requests for approval of planned unit developments. It is of Staff opinion that the following objectives are met with this request: A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Note: The parcel is an irregularly-shaped parcel and so meeting all of the lot dimension requirements of the Commercial zoning district would be a hardship. F. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Note: The development will include additional retail and service businesses which will supplement the gas station. PUD Flexibility. The following outlines PUD flexibility the applicant seeks. In summary, the applicant is requesting flexibility from the following zoning standards: • Medical facilities, drive-throughs, and outdoor dining as a permitted, rather than conditional, use. • Minimum lot width • Impervious surface allowance • Parking lot setback • Certain Lake Elmo Design Guidelines and Standards Manual • Certain landscape requirements • Waive off-street loading requirements • Required 20% protected open space within a PUD • Signage Permitted and Conditional Uses. The proposed development will include a full service restaurant with outdoor patio; quick service restaurants with drive-throughs; chiropractic care, and other retail activities. General retail sales and restaurants are permitted uses within the Commercial zoning district, while medical facilities (chiropractic care), drive-through facilities, and outdoor dining are conditional uses. • Conditional Use to Permitted Use. Because the applicant is proposing a Planned Unit Development, the applicant is requesting that uses that would normally be conditional become permitted uses within this development. This is to prevent new tenants from having to go the Conditional Use Permit process. It should be noted that if plans are significantly amended (i.e. an additional drive through is requested after the PUD is approved), the PUD would also need to be amended. If the Commission wishes to recommend that these uses be allowed as permitted, rather than conditional, uses within this PUD, the Commission should thoroughly review the proposal, requesting more information if needed, in order to properly ensure that standards are being met and that the proposed uses will not be detrimental to the development or surrounding area Medical Facilities. The Code mandates that medical facilities have access to an arterial or collector street of sufficient capacity to accommodate generated traffic and that two access points are granted. Currently, the site plan only indicates one access. Therefore, this standard is not met. However, it should be noted that the proposed medical facility would be a chiropractic office, which is a less intense use than other medical facilities such as urgent care or an emergency room is, and the two access points would likely not be needed. 3 Drive-Throughs. The applicant had previously proposed four drive-throughs in the Concept PUD Plan. The applicant hired Spack Consulting to perform a Drive-Through Analysis to review information of these different drive-through types to determine whether sufficient stacking was provided. Due to feedback from this report and subsequent discussions regarding potential circulation conflicts, the previously-proposed high volume drive-through located on the east end of the Lot 2 building was eliminated, reducing the number of proposed drive-throughs to three. • Recommendations from Report. Summarily, the drive-through report recommends the following to improve drive-through operations. It is a recommended condition of approval that the Applicant adhere to all recommendations made in this report: o Locate drive-through windows in buildings to maximum vehicle stacking. o Offset median islands and parking lot driving lanes from the drive-throughs between Lots 1 and 2 to avoid driver confusion.  Note: The Applicant has offset the landscape medians to address this comment. o Provide one-way eastbound circulation around the west, south, and east sides of Lots 1 and 2 to avoid unnecessary conflicts with drive-through vehicles at the windows.  Note: The updated Site Plan does not indicate one-way traffic along the south of Lots 1 and 2 nor the east side of Lot 1. It should be noted that these aisles are wide enough by City standards for a 2-way aisle driveway in a parking lot. Lines clearly delineating the two aisles should be provided on the site plan if the City is to allow two-way traffic along these aisles. o Provide appropriate signage and pavement markings for all drive-through lanes to inform drivers of expected operations. A convex mirror may be necessary in select areas to improve sight distance and see other approaching vehicles. • Explanation of Low-Volume and High-Volume Drive-Throughs. Spack included reports that looked at drive-through lane usage of five different land uses in Minnesota: banks, car washes, coffee shops, fast food restaurants, dry cleaners and pharmacies. o Proposed Low-Volume Drive Throughs provide enough storage space for approximately four vehicles before they begin to spill out into the drive-through and block drive aisles. Based on the maximum number of cars observed in queue at any one time in Spack’s report, land uses with low-volume drive-throughs include: car wash, pharmacy, dry cleaner, and sit-down takeaway restaurant. o Proposed High-Volume Drive Throughs provide enough storage space for approximately twelve stacked vehicles. Based on the maximum number of cars observed in queue at any one time in Spack’s report, land uses with high-volume drive-throughs include: fast food restaurant, coffee shop, donut/bakery shop, and bank. o It is a recommended condition of approval that uses utilizing these drive-throughs be limited to those which the drive-through can support. • Adherence to Standards. The Applicant has still not provided enough detail for Staff to analyze if adherence to all standards for restaurants with drive-throughs have been met. It is a recommended condition of approval that the Applicant provide this information. Standard Required Proposed Sec. 154.304: Standards for Food Services Restaurant with Drive- Through 1. Drive-through elements shall not be located between the front façade of the principal building and the street. No service shall be rendered, deliveries made or sales conducted within the required front yard, although tables may be provided for customer use. 2. Site design shall accommodate a 1. The drive-through elements are not outlined. One of the elements appears to be in front yard of Lot 3. 2. This is hard to determine without knowing exact locations of speakers and service windows, however the applicant has provided a report prepared by a traffic consultant which analyzes the site design and has made necessary changes. 3. Canopy detail and other structure detail 4 logical and safe vehicle and pedestrian circulation pattern. Adequate queuing lane space shall be provided, without interfering with on-site parking/circulation. 3. Drive-through canopies and other structures, where present, shall be constructed from the same materials as the primary building, and with a similar level of architectural quality and detailing. 4. Sound from any speakers used on the premises shall not be audible above a level of normal conversation at the boundary of any surrounding residential district or on any residential property. 5. Each food or beverage drive- through business shall place refuse receptacles at all exits. not provided. 4. Unable to determine. 5. Information not provided. Outdoor Dining. The standard set forth in Section 154.554 of the Zoning Code for outdoor dining is that tables cannot block a public sidewalk or other walkway needed for pedestrian circulation. Minimum of 5 ft. of sidewalk must remain open. There is only one small sidewalk in front of the building located on Lot 3 which provides access from the parking lot to the building. Because the exact placement of the tables will likely be up to the occupant of the building, which may change from time to time, this standard has been added as a recommended condition of approval. Lot Dimensions and Bulk Requirements. Generally, the proposed development meets lot dimension and bulk requirement standards. Flexibility is being requested on: • Lot width minimum. The parcel that is being developed is a uniquely-shaped parcel, and so the manner in which the parcel is being subdivided is unique. • Impervious surface for Lot 2. The overall impervious surface of the three parcels averages 75%, which meets the Commercial zoning district’s maximum impervious surface requirement. Lot 2 individually, however, exceeds this maximum requirement at 80%. • Parking setback on Lot 1. The parking lot will cover all three lots, so there is a 0 ft. setback between the three newly-created parcels. Also, the parking lot is connected to a through lane on the east side of the property with an 8.7 ft. setback. Setbacks from the south and west of the parcel are met. Driveway Standards. Flexibility is being requested for the following on driveway standards: • Distance from driveway to side lot line (5 feet required). Lot 3 will share a driveway access with Kwik Trip, to the east of the property, and so will not meet this standard with a 0 ft. setback. Commercial District Design Standards. The following details significant design standards set forth by the City of Lake Elmo Design Guidelines and Standards that have not been met in the proposal. The Commission should consider whether or not flexibility should be allowed for the following standards: • Orientation of buildings. The unique shape of the parcel that is being developed resulted in a unique shape of Lot 3. As a result, the building is oriented according to the shape of the parcel and to accommodate better traffic circulation and proximity to the parking lot. 5 • Landscaped open or gathering spaces. Being that this a small commercial development located in close proximity to the highway that will likely serve quick visits, Staff does not feel it necessary to provide this open space. An outdoor dining area is being proposed, and the restaurants will likely provide adequate seating for guests. • Sidewalks. No sidewalk is provided along Hudson Blvd. However, there are no other sidewalks along Hudson Blvd. to which it could connect. There is an on-road bike lane on Hudson Blvd that will accommodate bikers. • Streetscape Lighting. No lighting is provided along Hudson Blvd. Lighting is provided within the interior of the parking lot. • Fencing of Outdoor Dining Areas. The applicant has not indicated on the site plan where the outdoor dining will be located. • Site furnishings. The manual details that furnishings such as decorative fencing, trash receptacles, planters, bicycle racks, and benches are recommended – design elements from Branding & Theming Study encouraged. The Applicant has indicated that the site will include decorative fencing, lighting, trash enclosures, and benches. • Parking. There is minimal exterior parking lot landscaping and screening provided. Also, the parking lot is located in the front of 2 buildings and exceeds 60% of street frontage. Landscape Requirements. The applicant has amended the landscape plans to comply with some of the deviations from City standards that were outlined during the Concept PUD Plan review. However, there are still standards to which the proposed plans do not adhere. The proposed Landscape Plan does not meet the following standards of the Zoning Code. The Commission should consider whether flexibility should be provided via the PUD process or if these standards should be met. • There are only five trees proposed along Hudson Blvd, and six are required. • Thornless Hawthorn (deciduous ornamental) are required to be 2” caliper, not 1.5” as proposed. • There is no screening consisting of masonry wall, fence, berm, or hedge provided along Hudson Blvd that is 3.5-4’ in height and less than 50% opaque as required, but the drive-through lane is screened with a spire hedge. Tree Preservation Requirements. There are no trees currently on the site, and so a tree preservation plan is not required. Off-Street Parking. The applicant meets general parking space size and aisle width standards. The applicant has provided a narrative that explains that adequate parking has been provided. • Specific Minimum Off-Street Parking Requirements. The applicant is unsure exactly what the final tenant mix will be, but has shown that assuming 19,000 square feet of the buildings are retail and 8,700 square feet are restaurants, that a total of 164 parking spaces would be required. The applicant is providing 165 parking stalls, or 5.92 stalls per 1,000 square feet, so the proposed parking is more than adequate. • Shared Parking. The applicant has indicated in a narrative that a Reciprocal Easement and Operating Agreement has been drafted and will be recorded to account for shared parking and access. This is a recommended condition of approval. Off-Street Loading Areas. Section 154.211 of the Zoning Code requires that off-street loading areas be provided in all districts for any nonresidential use which involves the receipt or distribution of materials or merchandise by trucks or similar vehicles and has a gross floor area of 5,000 square feet of more. The proposed site plan does not provide an off-street loading area. The applicant has provided a narrative that indicates that deliveries to Lake Elmo Shoppes will occur behind the buildings and will utilize the service door in the back of each tenant space and that no dock doors or drive-in doors are needed for the types of tenants that occupy Lake Elmo Shoppes. Staff is supportive of waiving the off-street loading requirement. Sign Regulations. 6 • Comprehensive Sign Plan. A Comprehensive Sign Plan is required of any applicant for all planned developments and commercial or industrial multi-tenant developments where different occupancies will compete for permitted square footage on a single lot. The Applicant has submitted a Comprehensive Sign Plan, attached to this report, detailing proposed wall signage and two ground signs. The Applicant states in the narrative that an increased amount of signage is being requested in order to be seen by the vast number of commuters and the local traffic patterns. Their signs will provide consistency in size and construction materials, while allowing each tenant the flexibility and square footage to showcase building storefronts, brand names, and individual site locations as best as possible. • Wall signs. The current standard for wall signs is 1 square footage per 1 lineal foot of storefront. The Applicant has submitted an exhibit which shows what signs of this size would look like on the proposed building, stating that this ratio looks quite small on the façade. The applicant has submitted the request for 2.5 square feet of signage for every one lineal foot of building on the front and rear façades and 1.5 square feet of signage for every one lineal foot of building on the east and west elevations. • Ground Signs. One ground sign per street frontage is allowed per lot, and ground signs on lots that front streets with the number of traffic lanes and speed limit of these lots are allowed to be a maximum height of 12 feet and 80 square feet. The applicant has proposed two ground signs: one 12 feet, 4 inches in height and 80 square feet, and one 30 feet in height and 273 square feet. The proposed signs meet the setback requirement of 15 feet of a crosswalk, or within 15 feet of the intersection of any circulation lane, driveway, or alley. Because the property abuts the Keats Ave N to WB I-94 ramp and Hudson Blvd, the Applicant is looking for visibility from both frontages. Open Space. The City’s PUD ordinance sets forth the requirement that at least 20% of the project area within a PUD be preserved as protected open space. This requirement appears to be more appropriate or applicable to residential development. However, other public and site amenities may be approved as an alternative to this requirement. The proposed PUD does not meet the open space requirement. The applicant has provided a narrative that proposes that this development enhances the site and retail shopping and dining experience with enhanced architectural materials and site furnishings through natural colors, textures, and shapes; flanking that offers a three-dimensional quality and skyline interest; mixture of materials; unique cornices; variety of awnings; ornamental light fixtures; and four-sided architecture. Lighting. The applicant has stated that a photometric plan has been ordered and will be forwarded to the City once received. It is a recommended condition of approval that a lighting plan be submitted meeting Sections 150.035-150.038 of the City Code. Engineering Comments. Attached is a memorandum from the City Engineer dated May 31, 2017, which details a number of comments that will need to be addressed. A condition of approval has been added that requires that the Applicant address all of the comments outlined in this memo. Outlined comments include the following: • No construction for Lakewood Crossing 2nd Addition may begin until the applicant has received Engineer approval for Final Construction Plans; all applicable permit approvals; easements and permissions for the project; and a preconstruction meeting has been held. • Preliminary plans must be updated and the final construction plans must include a right turn lane along eastbound Hudson Boulevard and any additional fire hydrants as required by the Fire Chief/Building Official. • Preliminary and final construction plans and plat must be updated to include all necessary drainage and utility easements as required for the public sanitary sewer and watermain/hydrants. Traffic. The applications have been sent to Minnesota Department of Transportation (MNDOT), as the development abuts the Keats Ave N to WB I-94 ramp, and Washington County, as the County has indicated a study will be done on the Keats Ave N and Hudson Blvd N intersection, to which this project is near. MNDOT had made comments that the grading should stay within the limits of the development; 7 the Hudson Blvd right-of-way should be shown as City of Lake Elmo rather than MNDOT; and MNDOT drainage permit will be required. Access Management. Hudson Blvd is planned as a major collector road. The Comprehensive Plan’s access management guidelines limit full commercial driveway access to 660 ft spacing. The PUD Concept Plan had shown a second access on the site approximately 240 ft away from the access to Kwik Trip. It was a recommended condition of approval of the PUD Concept Plan that the Applicant work to include PID# 34.292.1440004 (Ebertz Property – the small property to the west) as part of the Preliminary Plat and PUD Plans or work with the owner of this property to provide shared access. The Applicant details in the narrative that because CM Properties 94, LP does not own or control this property, access was not able to be shifted. The Applicant eliminated the second access on the Preliminary and Final Plat and PUD Plans application as a result, and Staff recommends the developer continue to work with the Ebertz’s to gain access to a secondary access to Hudson Blvd on the Ebertz property in the future. A future access driveway connection to the adjacent westerly property has been shown on this site plan. There are currently no plans for a raised center median along Hudson Boulevard, and so right-in/right-out access locations cannot be allowed along Hudson Boulevard. A right turn lane should be required on Hudson Boulevard. There is an existing westbound turn lane on Hudson Boulevard at the existing access location to this development. However, an eastbound right turn should be required as part of this project to handle increased traffic volumes. Hudson Boulevard is expected to receive significant growth in traffic volume as the I-94 corridor develops. It is the goal of the City to maintain Hudson Boulevard as a two-lane road. Therefore, left and right turn lanes will need to be implemented throughout the corridor to facilitate the turning movements for the developing areas while maintaining mobility of the through traffic. Fire Chief and Building Official Comments. The Fire Chief and Building Official have reviewed the proposed site plan and have the following comments as they relate to the Utility Plan: • The drive-through aisle and lane to the west of the drive-through are 12 and 16 feet in width. The drive-through aisle on Lot 3 also indicates a width of 12 feet. These should be at least 20 feet in width to allow for required apparatus access around the perimeter of the buildings. • Additional fire hydrants will be needed on the northwest end of the building on Lot 2, the northeast end of the building on Lot 1, and the southwest end of the building on Lot 3. • Additional watermain and fire hydrant easements will be required over the additional fire hydrant locations and watermains. Circulation. In addition to issues raised in the drive-through section of this report, there is a bit of concern about circulation on the site. The shared access with Kwik Trip could prove to be confusing to site visitors, as the existing median is essentially where the right turn lane for the Kwik Trip portion of the access is. Additionally, drivers accessing Kwik Trip from the proposed development may or may not know to stop for oncoming traffic from those exiting back portion of Kwik Trip. Additional striping may improve this situation. A recommended condition of approval is that the Applicant provide additional striping and/or a stop sign in this area to facilitate proper traffic circulation. Municipal Sanitary Sewer and Water Supply. The proposed site is located within the Stage 1 Regional Sewer area. The property is currently served with municipal sewer and water, and no phasing is required for infrastructure improvements. The Applicant has indicated in the submitted narrative that sanitary sewer and water service be extended to the property to the west, provided the owner is willing to pay the cost to extend. The owner at this time appears willing, but no agreement has been reached. The Applicant has suggested as an alternative that the property access utilities under Hudson Blvd from the North. This, however, is a business decision that should ultimately be made by Council. The City should only accept one boring under Hudson Blvd. A boring was made for Kwik Trip, so Staff recommends that no additional borings be allowed. As such, the Applicant should be made to extend sanitary sewer and water 8 service to the westerly parcel regardless of whether or not the owner of the aforementioned parcel agrees to help pay for it. Stormwater. An infiltration basin is provided on the east side of the property. Stormwater runoff will be routed through two underground parking lot storm chamber systems that will provide infiltration and retention in addition to one above ground infiltration basin. The above ground infiltration basin will be obtained by converting an existing storm water pond to an infiltration basin. Pretreatment for the infiltration basins will be provided by oversized sump manholes equipped with scour prevention devices. Due to proximity to the Kwik Trip site, the MPCA should be consulted to verify infiltration practices will be allowed. Written landowner permission may be required for any off-site storm water discharges to adjacent properties to avoid negative impacts to downstream properties. Phasing. The Applicant has requested to plat all three lots at this time, but construction will occur in three phases: Three phases: 1st: 14,700 sf building on Lot 1 2nd: 10,120 sf building on Lot 2 3rd: 3,192 sf building on Lot 3. The Applicant should submit construction plans for approval by the City which will detail phasing of utilities and grading and site improvements. Existing Easements. The Applicant has indicated the need to vacate existing easements over the property. The Applicant will need to submit a separate application for this, and the public hearing may be held at the City Council meeting concurrently with Preliminary and Final Plat and PUD Plan approval. Comprehensive Plan. The property is guided for and zoned Commercial. The proposed development is commercial in nature. Commercial development is guided for 4.5-7 residential equivalency units (REU) per acre. Residential Equivalency Units (REU). Because the development is within the beginning stages, the Met Council has not yet made a determination for WAC/SAC Charges. However, the following outlines REU information for the proposed uses within the development: Restaurant Fixed Seating (actual number of seats) 10 seats 1 Non-Fixed Seating (the greater of the square feet of dining area @ 15 square feet/seat or number of seats shown on the plan) 10 seats 1 Outdoor patios and sidewalk seating are counted same as inside seating. (See Section 5.2.1.7.1 for discount) - - Drive-in (See Section 5.2.1.7 for discount) 9 parking 1 Take-out (no seating) 3,000 square feet 1 Outpatient clinic *17 fixture units 1 Sterilizer (4 hours x gallons per minute x 60 minutes) 274 gallons 1 X-ray film processor (4 hours x gallons per minute x 60 minutes) 274 gallons 1 Retail Store (deduct mechanical rooms, elevator shafts, stairwells, escalators, restrooms and unfinished storage areas) (for remainder use other criteria) (i.e. Gas Pumping) 3,000 square feet 1 Shower (if lockers are included use Locker Room criteria) *17 fixture units 1 Park Dedication/Parks and Trails. The parkland dedication requirement for the proposed commercial development is presently $4,500 per acre in lieu of dedicated land. The proposed development area is 3.82 acres in size, and so the required parkland dedication based on the present fee schedule would total $17,190. The Parks Commission was informed of the proposed development at the March 20, 2017 meeting. 9 PUD Agreement. A PUD agreement that clearly articulates permitted and conditional uses, placement of structures, development intensity, density, setbacks, building requirements, lot requirements, signage, or other elements of the plan that deviate from the Commercial Zoning District standards will be incorporated into the Findings of the Resolution if the PUD is approved. The PUD Agreement will provide the development regulations that prevail for the site. Those items not addressed by the PUD Agreement will default to the underlying Commercial Zoning standards. PLANNING COMMISSION/PUBLIC HEARING: The Planning Commission held a public hearing and considered this request at its June 12, 2017 meeting. No public inquiries or comments were received prior to the public hearing, and no one from the public spoke at the public hearing. Amended Findings of Fact. The Planning Commission recommended adding the following finding of fact to the Staff-recommended findings of fact: 12. The Applicant will be extending municipal sewer and water to the westerly property (PID# 34.029.21.44.0004), providing benefit to the City. Amended Conditions of Approval. The Planning Commission also recommended the following amendments to the Staff-recommended conditions of approval (in red, underlined text): 9. The Applicant shall amend the proposed Landscape Plan to comply with City standards and obtain approval by the City. The Landscape Plan shall include additional landscaping along the Keats Ave N to WB I-94 ramp. • Staff Comment: This motion was made with an affirmative vote of 3-2. The reasoning for this is to keep headlights of cars in the parking lot and drive-throughs from shining towards cars on the ramp. Because the ramp does not constitute as street frontage, landscaping standards that apply to street frontage do not apply. 21. Permitted medical facilities shall be limited to non-urgent facilities, including but not limited to clinics, eye doctors, and dental facilities. 22. The Applicant shall add site amenities such as benches, trash receptacles, decorative lighting, and signage compliant with the Lake Elmo Design Guidelines and Standards Manual to the site plan. 23. Fencing shall be provided enclosing all outdoor dining areas. The Planning Commission also discussed concern about the traffic flow near the shared entrance to Kwik Trip, specifically that which may be caused by the median that blocks the approach to the right-hand turn lane exit. Additionally, the Planning Commission wanted to see the two-lane drive through lanes on the southern portion of the site both be one-way. The Planning Commission recommended approval with the amended findings of fact and conditions of approval with an affirmative vote of 5-0. RECOMMMENDED FINDINGS OF FACT AND CONDITIONS OF APPROVAL: Findings of fact and conditions of approval as recommended by Staff and the Planning Commission are outlined in the attached Resolution 2017-063. FISCAL IMPACT: 10 The development of this currently vacant site will create three taxable parcels. Additionally, it will contribute SAC/WAC fees and park dedication fees of $17,190. RECOMMENDATION: Staff and the Planning Commission recommend the Council adopt Resolution 2017-063 approving the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans with the 23 conditions of approval as recommended by Staff and the Planning Commission. Suggested motion: “Move to adopt Resolution 2017-063 approving Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans with the 23 conditions of approval as drafted by Staff and the Planning Commission based on the findings of fact listed in the Staff Report.” ATTACHMENTS: 1. Preliminary and Final Plat and PUD Plans application. 2. Engineering Review Memo dated May 31, 2017. 3. Comprehensive Sign Plan 4. Fire Chief and Building Official Comments 5. MNDOT Review Comments 6. Resolution 2017-063 granting Preliminary and Final Preliminary Plat and PUD Plans Approval Written Statements: The following are answers to Questions 2a thru 2m on the Preliminary Plat Application form: a. Record Owner Engineer / Surveyor CM Properties 94, L.P. Carlson McCain, Inc. 3460 Washington Drive, Suite 100 3890 Pheasant Ridge Drive NE, Suite 100 Eagan, MN 55122 Blaine, MN 55449 Attn: Bruce Miller Attn: Joe Radach, PE (651) 452-3303 (763) 489-7912 Architect Architectural Consortium, LLC 901 No. Third Street, Suite 220 Minneapolis, MN 55401 Attn: Kathy Anderson (612) 436-4030 b. The property has an unassigned address but is currently legally described as Outlot A, Lakewood Crossing, according to the recorded plat thereof, Washington County, MN. PID #34.029.21.44.0015 Zoning – Commercial Parcel Size – 3.82 Acres / 166,449 Sq.Ft. c. Subdivision Name: Lakewood Crossing Number of Lots: Three (3) d. N/A e. The intent of this 3 lot, 3 building project is to create a successful retail project providing a warm and inviting place for residents in the area to shop and dine. Our goal is to have a quality, sit down, full service restaurant on the east side of the project including a large outdoor patio to accommodate outside seating for restaurant patrons. In addition to a sit down restaurant, we are targeting fast casual restaurants with drive thru, coffee with drive thru, a hair salon, dry cleaner, chiropractor, bank or credit union with drive thru and other similar services and retail businesses. Our intention is to build the project in three (3) phases with the initial plan to construct at 14,700 square foot retail building and follow up with a 10,120 square foot and 3,440 square foot building as the market dictates. Our firm has owned this property for over 45 years and we intend to continue to own it for years to come. Our intention is to build something both we and the City can be proud of and that meets what the market is looking for and stands the test of time architecturally. f. N/A Written Statements Page 2 g. The property is currently served with municipal sewer and water. No phasing is required for infrastructure improvements. h. There are only 3 non-related, non-public property owners within 350’ and they are also excited about the prospect of additional development occurring on this corner. This development will have positive impact on property values in this area by providing much needed retail and service businesses. i. This development should not conflict with nearby land uses. As a matter of fact, it is our intent to get tenants who enhance our neighbors property values and provide goods and services to the residential areas in and around this intersection. j. In the grand scheme of development occurring in Lake Elmo, this project is relatively minor in terms of city services required and will not create a burden on the City. As a matter of fact, commercial tax rates are significantly higher than residential and therefore this project will only help the budgets of the City, County and School District. k. N/A l. As this is a small commercial development, we are intending on providing a park dedication fee in lieu of dedication which the City will be able to utilize to enhance its overall parks / open space plan. m. Our intention is to commence construction in July or August with the first phase 14,300 square foot building to be complete by year end. The Phase II and Phase III building will be constructed as the market dictates. Narrative Answering Questions / Concerns Raised for Concept Approval and Outlined in Resolution 2017-026: 1. Regarding the City Engineer comments from that March 8th Memorandum, the plans have been revised to address most of the comments. To address the second access to the west, as we do not own or control the property to the west, we are not able to shift the access. However, we are willing to provide an access easement to the property owner to the west to provide them access so they won’t need to request a third access. In addition, when the City determines the traffic counts warrant it, we will install a median on Hudson Boulevard to restrict access to right in and right out only. Regarding the turn lanes, our intention is not to build the secondary (westerly) access with Phase I and therefore will only utilize the existing shared access with Kwik Trip. When we build Phase II we will construct the turn lanes as needed. Regarding the extension of water and sanitary sewer to the property to the west, we will accommodate provided that owner is willing to pay the cost to extend. We have had discussions with them and they appear willing however no agreement has been reached. If we are not able to reach an agreement, the property still can be served with utilities by jacking them under Hudson Blvd. from the North. As a reminder, this is what we had to do with the water when we developed Kwik Trip. 2. It is acknowledged and we shall obtain all other necessary permits. Attached find VBWD Permit #2017-08 Permit dated March 27, 2017. 3. As mentioned above, we will extend sanitary sewer and water to the westerly property provided we can come to an agreement with the property owner. In the alternative, they can extend the utilities from the property they own to the north. 4. It is acknowledged a storm water maintenance agreement will be required. Please provide City standard form or if you don’t have one, we can prepare. 5. The Landscape Plan has been revised to provide four (4) more parking islands, landscaping on north side of driveway as well as other modifications to comply with City standards. 6. Acknowledge a Letter of Credit / Financial Guaranty is required for landscape materials. 7. Attached is a Comprehensive Sign Plan along with a narrative detailing the flexibility being requested. 8. The three (3) buildings will be a mix of retail, service and restaurant uses. Section 154.2 of the Code for General Retail is 1 space per 250 square feet or 4 spaces per 1,000 square feet. Lake Elmo Shoppes will have a total of 27,860 square feet. Based on general retail of 4 spaces per 1,000 sq.ft., this results in 111 required stalls. We are providing 165 stalls or 5.92 per 1,000 sq.ft. which is significantly over what is required by code. Some uses, such as restaurants require more parking (1 stall per 100 sq.ft. = 10 stalls per 1,000 sq.ft.) and others require less than general retail such as personal services at 3.33 per 1,000 sq.ft. Although we are not sure what the final tenant mix will be, if 19,000 sq.ft. were retail that would require 77 stalls and 8,700 sq.ft. of restaurants which would require 87 stalls for a total of 164 parking stalls Based on our experience in owning and developing retails centers, we are confident we have more than adequate parking. Narrative – Page 2 Lake Elmo Shoppes 9. To address the site amenity as alternate to 20% open space, we are offering to enhance the site and retail shopping and dining experience with enhanced architectural materials and site furnishings. The Lake Elmo Shoppes architecture is upgraded and features a variety of warm, natural colors, textures and shapes. The corner towers flanking each end features standing seam metal roofs and offer a 3-dimensional quality as well as skyline interest. A mixture of stone, brick and glass combine to help provide individuality to the various tenants. Unique cornices project above the signage band for added interest. A variety of both canvas and metal awnings create pedestrian scale interest. Ornamental light fixtures repeat intermittently for nighttime attraction. The architecture is four-sided being that is visible from both the highway and internal. Signage is limited to designated areas within each tenant lease lines and design controls of individually lit channel letters will ensure quality. The overall development sets an up-scale environment with the attention to details within the streetscape. Coordinated benches, trash receptacles and bike racks, outdoor dining patios with wrought iron fencing, pedestrian scale ornamental light fixtures and landscaping all combine to enhance the shopping experience. 10. The plans detail the location of the drive-thru elements. Based on questions at the Planning Commission and City Council, we commissioned a drive thru analysis which will be addressed in further detail in 19 below. 11. A photometric plan has been ordered and will be forwarded to the City once received. It is acknowledged, an acceptable photometric plan is a condition of final approval. 12. It is understood the final plan showing location of fire hydrants, no parking and fire lanes need approval from the building official and fire chief. 13. The adjacent property owner to the west will not be a party of the Preliminary Plat or PUD however, we will work with them to provide shared access in the location noted on the site plan. 14. Although we are not proposing to construct any new access points with the first phase of the development, it is acknowledged turn lanes will need to be constructed with the new access. 15. It is our position, current traffic doesn’t warrant widening Hudson Blvd., but depending on future development to the north and west, future road improvements may be necessary. 16. Lake Elmo Shoppes deliveries will occur behind the buildings and will utilize the service door in the back of each tenant space. No dock doors or drive-in doors are needed for the types of tenants we will be pursuing. 17. A Reciprocal Easement and Operating Agreement drafted and will be recorded to account for shared parking and access. Narrative – Page 3 Lake Elmo Shoppes 18. All mechanical rooftop equipment will be screened by the high parapet walls provided in the design of Lake Elmo Shoppes. 19. Attached is the drive-thru analysis prepared by Spark Consulting Engineers. As you will see the report, Spark states the two high volume and two low volume drive-thru locations have sufficient stacking and circulation. However, based on some of the comments in the report and subsequent discussions regarding potential circulation conflicts, we did decide to eliminate the “high volume” drive-thru located on the east end of the Lot 2 building. Therefore, the request for drive-thru’s has been revised to three (3). f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ d e t a i l s . d w g Sa v e D a t e : 04 / 2 6 / 1 7 C7 of 11 DE T A I L S REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: JTR JTR 02/03/17 Joseph T. Radach, P.E.Name: Signature: Date:02/03/17 License #:45889 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 Per City comments. 2. 05/24/17 Per City Comments. 3. 4. 5. 6. LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ d e t a i l s . d w g Sa v e D a t e : 04 / 2 6 / 1 7 C8 of 11 DE T A I L S REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: JTR JTR 02/03/17 Joseph T. Radach, P.E.Name: Signature: Date:02/03/17 License #:45889 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 Per City comments. 2. 05/24/17 Per City Comments. 3. 4. 5. 6. LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ d e t a i l s . d w g Sa v e D a t e : 04 / 2 6 / 1 7 C9 of 11 DE T A I L S REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: JTR JTR 02/03/17 Joseph T. Radach, P.E.Name: Signature: Date:02/03/17 License #:45889 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 Per City comments. 2. 05/24/17 Per City Comments. 3. 4. 5. 6. LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ d e t a i l s . d w g Sa v e D a t e : 04 / 2 6 / 1 7 C10 of 11 DE T A I L S (C M P S Y S T E M ) REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: JTR JTR 02/03/17 Joseph T. Radach, P.E.Name: Signature: Date:02/03/17 License #:45889 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a 1. 04/26/17 Per City comments. 2. 05/24/17 Per City Comments. 3. 4. 5. 6. f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ d e t a i l s . d w g Sa v e D a t e : 04 / 2 6 / 1 7 C11 of 11 DE T A I L S (C M P S Y S T E M ) REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: JTR JTR 02/03/17 Joseph T. Radach, P.E.Name: Signature: Date:02/03/17 License #:45889 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 Per City comments. 2. 05/24/17 Per City Comments. 3. 4. 5. 6. LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a ROCK MULCH, TYP. IN ALL ISLANDS SOD SOD SOD SOD SOD SOD see d ROCK MULCH ALL ISLANDS, typ. SOD SOD SEE D SEED DISTURBED AREA BEHIND BACK OF WALL poly edger, typ. shredded hardwood mulch G 17 C 1 D 1 G 8 G 8 F 2 C 1 D 1 D 1 A 1 G 27 G 7 A 1 D 1 G 15 A 1 J 14 K 6 H 3 G 4 mndot 33-261 seed mix see d poly edger poly edger J 10 SEED DISTURBED AREA BEHIND BACK OF WALL SoD AREA in front OF WALL sod (3) rows in back of curb B 6 poly edger rock mulch H 24 E 1 C 3 I 19A 2 G 8 E 2 E 3 E 1 poly edger SOD f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ l s c p . d w g Sa v e D a t e : 05 / 2 4 / 1 7 L1 of 2 LA N D S C A P E P L A N REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: SDB SDB 02/03/17 James A. Kalkes RLAName: Signature: Date:05/24/17 License #:45071 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G Know what's below. before you dig.Call R MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 PER CITY COMMENT 2. 3. 4. 5. 6. landscape notes 1.iRRIGATION SHALL BE PROVIDED FOR ALL SOD AND LANDSCAPE AREAS. 2.sOD AND IRRIGATE ALL DISTURBED AREAS UNLESS OTHERWISE NOTED. 3.landscape beds to receive 3" of shredded hardwood mulch unless otherwise noted. 4.rOCK mULCH = 1-1/2" DRESSER tRAP rOCK @ 3" depth WHERE NOTED. 5.hEAVY COMMERCIAL GRADE POLY EDGER SHALL BE USED AROUND THE PERIMETER OF LANDSCAPE BEDS NOTED ON PLAN. 6.REFER TO DETAIL SHEET L2 FOR GENERAL NOTES, PLANTING SPECIFICATIONS, PLANTING NOTES, IRRIGATION NOTES, AND PLANTING DETAILS. 7.REFER TO GRADING PLAN FOR GRADES AND EROSION CONTROL. 8.REMOVE ANY BURLAP, TWINE, ROPES AND/OR WIRING FROM THE TOP AND SIDES OF ROOTBALL FOR ALL BALLED AND BURLAPPED PLANTS. 9.rEMOVE CONTAINERS AND CUT CIRCLING ROOTS IF PLANTS ARE CONTAINER GROWN. 10.ALL PLANTINGS SHALL RECEIVE FERTILIZER AS FOLLOWS: 11.0-20-20 GRANULAR FERTIZER APPLIED AT THE TIME OF PLANTING AT A RATE OF 12 OZ. PER 2.5 CALIPER INCHES OF TREE AND 6 OZ. PER SHRUB. 12.PLACE LANDSCAPE FILTER FABRIC UNDER ALL MULCHED AREAS. FILTER FABRIC SHALL BE 100% INTERWOVEN 5.1oz NEEDLE PUNCHED POLYPROPYLENE FABRIC MANUFACTURED BY DEWITT. USE PRO 5 "WEED BARRIER" OR APPROVED EQUAL. landscape REQUIREMENTS 1.a Minimum of (1) tree per 50 LF of Street frontage. 2.Additionally, (5) trees shall be planted per (1) acre of developed Land or disturbed by development activity landscape notes mndot 33-261 seed mix TOTAL STREET FRONTAGE = 296 LF. 6 TREES REQUIRED OVERALL SITE ACREAGE = 3.82. 19 TREES REQUIRED. TOTAL TREES REQUIRED = 25 TOTAL TREES PROVIDED = 25 LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a f: \ j o b s \ 4 9 6 1 - 4 9 8 0 \ 4 9 7 6 - l a k e e l m o r e t a i l \ p h a s e 2 \ c a d \ e n g i n e e r i n g \ 4 9 7 6 _ l s c p . d w g Sa v e D a t e : 05 / 2 4 / 1 7 L2 of 2 LA N D S C A P E D E T A I L S REVISIONS DRAWN BY: DESIGNED BY: ISSUE DATE: SDB SDB 02/03/17 James A. KalkesName: Signature: Date:License #:45071 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G MF C P R O P E R T I E S C O R P . 34 6 0 W a s h i n g t o n D r i v e , S u i t e 1 0 0 Ea g a n , M N 5 5 1 2 2 1. 04/26/17 PER CITY COMMENT 2. 3. 4. 5. 6. IRRIGATION NOTES: 1.Landscape Contractor shall be responsible for providing shop drawings illustrating irrigation plans and specifications as part of the scope of work when bidding. These shall be approved by the landscape architect prior to order. 2.Verify existing/proposed system location. 3.unless otherwise noted, all sod/seed and planting areas indicated on the plan shall be 100% irrigated. the irrigation shall include the public right of way between the property line and back of curb where new landscape improvements are proposed. 4.it shall be the landscape contractors responsibility to insure that all sodded/seeded and planted areas are irrigated properly, including those areas directly around and abutting building foundation. 5.the landscape contractor shall provide the owner with a watering/lawn irrigation schedule appropriate to the project site conditions and to plant material growth requirements. GENERAL NOTES: 1.LANDSCAPE CONTRACTOR TO VERIFY ALL UTILITY LOCATIONS ON THE PROPERTY WITH THE GENERAL CONTRACTOR AND BY GOPHER STATE ONE CALL PRIOR TO STAKING PLANT LOCATIONS. 2.COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON THE SITE. 3.WHERE EXISTING TREES AND/OR SIGNIFICANT SHRUB MASSINGS ARE FOUND ON THE SITE WHETHER SHOWN ON THE DRAWINGS OR NOT, THEY SHALL BE PROTECTED AND SAVED UNLESS NOTED TO BE REMOVED AND/OR ARE WITHIN THE GRADING LIMITS. ANY QUESTION REGARDING WHETHER PLANT MATERIAL SHOULD OR SHOULD NOT REMAIN SHOULD BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO REMOVAL. 4.ALL EXISTING TREES TO REMAIN SHALL BE FERTILIZED AND PRUNED TO REMOVE DEAD WOOD AND DAMAGED OR RUBBING BRANCHES. 5.BB TREES AND SHRUBS ARE BALLED AND BURLAPPED. 6.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO SUBMISSION OF BID AND/OR QUOTATION. 7.ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST ADDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. 8.THE CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 9.CONTRACTOR SHALL PROVIDE A WRITTEN REQUEST FOR THE OWNER ACCEPTANCE INSPECTION. 10.WARRANTY FOR THE LANDSCAPE MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. 11.CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE WITH ALL REPLACEMENTS TO BE PROVIDED AT NO ADDITIONAL COST TO THE OWNER. PLANTING SPECIFICATIONS: 1.PLANTING BED PREPARATION: ALL MASS PLANTING BEDS SHALL BE TILLED TO A MINIMUM DEPTH OF 10". AMENDMENTS SHALL BE APPLIED AFTER CULTIVATION. 2.BACKFILL SOIL: USE SOIL EXCAVATED FROM PLANTING HOLES & PROVIDE AMENDMENTS. REMOVE ALL DEBRIS AND ROCKS LARGER THAN 3" IN Dia. 9.FERTILIZATION: iT IS RECOMMENDED THAT Newly planted trees and shrubs should NOT be fertilized the first year. If necessary, begin fertilizing TREES and shrubs the second year after establishment AT A RATIO AND RATE BASED ON A SOIL TEST. 10.MULCH MATERIAL: AS SPECIFIED ON LANDSCAPE PLANS. MASS MULCH ALL PLANTING BEDS TO 3" DEPTH OVER FIBER MAT WEED BARRIER. ALL PERRENIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH WITH NO FIBER WEED MAT BARRIER. ALL DECIDUOUS AND EVERGREEN TREES TO RECEIVE 6" DEEP SHREDDED HARDWOOD MULCH WITH NO MULCH IN DIRECT CONTACT WITH TREE TRUNK. 11.TREE STAKING: IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO STAKE AND/OR GUY THE TREES ACCORDING TO THE DETAILS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO TAKE EVERY STEP NECESSARY TO MAINTAIN THE TREES AND SHRUBS OIN AN UPRIGHT AND PLUMB CONDITION AT ALL TIMES UNTIL THE END OF THE PLANT GUARANTEE PERIOD, ESPECIALLY WHERE VANDALISM, SOIL OR WIND CONDITIONS ARE A PROBLEM. 12.TREE WRAPPING: WRAPPING MATERIAL SHALL BE QUALITY, HEAVY WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS TREES IN THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING BY 5-1. 13.RODENT PROTECTION: PROVIDE ON ALL TREES, EXCEPT SPRUCE UNLESS OTHERWISE NOTED. 14.PLANTING PLAN: ALL PROPOSED PLANTS SHALL BE LOCATED CAREFULLY AS SHOWN ON THE PLANS. THE PLAN TAKES PRECEDENCE OVER THE NOTES. RESPECT STATED DIMENSIONS. DO NOT SCALE DRAWINGS. 15.EDGING: EDGING SHALL BE 4: P.V.C COMMERCIAL GRADE EDGING WITH THREE (3) METAL ANCHOR STAKES PER 20 FOOT SECTION, UNLESS OTHERWISE NOTED ON THE PLAN. ALL MASS PLANTING BEDS SHALL HAVE EDGING PLACED BETWEEN MULCH AND ANY ADJACENT TURF AREAS. LA K E E L M O S H O P P E S La k e E l m o , M i n n e s o t a PLANTING NOTES: 1.No planting to be installed until grading and construction has been completed in the immediate area. 2.All plant material locations must be reviewed and approved by the landscape architect prior to any and all digging. 3.If the landscape contractor perceives and deficiencies in the plant selections, soil conditions, or any other site condition which might negatively affect plant material establishment, survival or guarantee, they shall bring these deficiencies to the attention of the landscape architect prior to installation. 4.Adjustments in the location of proposed plant material may be needed in the field. Should an adjustment be advised, the landscape architect must be notified. 5.All plants to be installed per planting details. 6.One shrub per type and size in each planting bed and every tree should be clearly identified (common or latin nomenclature) with a plastic tag which shall not be removed prior to owner acceptance. 7.Where sod/seed abuts paved surfaces, finished grade of seed/sod shall be held 1” below surface elevation of trail, slab, curb, etc. 8.Sod shall be laid parallel to the contours and shall have staggered joints. On slopes steeper than 3 : 1 or in drainage swales, the sod shall be staked to the ground. 9.Seed all areas disturbed due to grading other than those to receive sod. 10.Repair all damage to property from planting operators at no cost to the owner. 05/24/17     PAGE 1 of 3   MEMORANDUM         Date:  May 31, 2017      To:  Emily Becker, City Planner   Re:  Lakewood Crossing 2nd Addition  Cc:  Stephen Wensman, Planning Director    Preliminary/Final Plat Review   From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for the Lakewood Crossing 2nd Addition Preliminary/Final Plat. The  submittal consisted of the following documentation received on May 30, 2017 and prepared by Carlson McCain:     Lake Elmo Shoppes Site Improvement Plans dated May 24, 2017.   Lake Elmo Shoppes Stormwater Management Plans dated April 26, 2017.   Lakewood Crossing 2nd Addition Plat dated April 26, 2017.   Narrative, not dated.      STATUS/FINDINGS:   Following comments should be incorporated as conditions of Preliminary/Final Plat approval.      FINAL PLAT: LAKEWOOD CROSSING 2ND ADDITION   The Final Plat shall not be recorded until final construction plan approval is granted and all easements as  requested by the City Engineer and Public Works department are documented on the Final Plat.   No construction for Lakewood Crossing 2nd Addition may begin until the applicant has received City  Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all  applicable permits, easements and permissions needed for the project; and a preconstruction meeting has  been held by the City’s engineering department.   Final Construction Plans and Specifications must be prepared for any phased site improvements and  submitted for review and approval by the City Engineer prior to construction. The Final Construction Plans  and Specifications must be prepared in accordance with the City Engineering Design Standards Manual  using City details, plan notes and specifications and meeting City Engineering Design Guidelines.   The preliminary plans must be updated and the final construction plans must include a right turn lane along  eastbound Hudson Boulevard and any additional fire hydrants as required the Fire Chief/Building Official.   The preliminary/final construction plans must be updated to include all necessary drainage and utility  easements as required for the public sanitary sewer and watermain/hydrants.   There are no Outlots as part of this Plat to be dedicated to the City.   Prior  to  the  start  of  construction  a  Stormwater  Maintenance  and  Easement  Agreement  in  the  City’s  standard form must be executed and recorded with the County.    Traffic and Access Management Requirements:   Primary access. The shared access location with Kwik Trip has been approved for this site.   Right turn lane should be required on Hudson Boulevard. There is an existing westbound left turn lane on  Hudson Boulevard at the existing access location to this development. However an eastbound right turn  should be required as part of this project to handle the increa sed traffic volumes. Hudson Boulevard is a local  FOCUS ENGINEERING, inc.  Cara Geheren, P.E.   651.300.4261 Jack Griffin, P.E.                651.300.4264  Ryan Stempski, P.E.  651.300.4267  Chad Isakson, P.E.  651.300.4285      PAGE 2 of 3  collector roadway and Municipal State Aid route. Hudson Boulevard is expected to receive significant growth  in traffic volume as the I94 corridor develops. The road is considered to be a major collector for serving the  area but it is the goal of the City to maintain the road as 2‐lanes. In order to achieve that goal left and right  turn lanes will need to be implemented throughout the corridor to facilitate the turning movements for the  developing areas while maintaining the mobility of the through traffic.    Secondary access. The site does not have sufficient frontage along Hudson Boulevard to accommodate a  secondary access. The secondary access shown on the concept plans approximately 250 feet to the west of  the shared access has therefore been eliminated as required by staff. The Access Management Guidelines  per the City’s Comprehensive Transportation Plan requires access spacing of 1/8 mile (660 feet) for full  access intersections and commercial driveways along Hudson Boulevard. A shared access driveway was  planned as part of the Lakewood Crossing 1st Addition to allow access to the proposed development area  while maintaining the required access spacing guidelines.    Future secondary access potential. A second access location cou ld be planned along the south side of Hudson  Boulevard that would align with the property to the west of Lakewood 2 Addition with this parcel (PID No.  3402921440004) coordinating and sharing access with Lakewood 2nd Addition. A potential future access  connection to the adjacent westerly property has been shown on the site plan.   Right‐in/Right‐out access locations cannot be allowed along Hudson Boulevard since the roadway does not  include raised center medians to prohibit left turning movements from the site. There currently are no plans  for a center raised median along Hudson Boulevard.    Grading, Drainage & Erosion Control Plan:   Governing Specifications and Plan Details for grading and erosion control must be in accordance with the  City of Lake Elmo standard specifications.   Retaining walls that exceed 4 feet in height must have a design submitted and certified by an engineer  licensed in the state of Minnesota.    Utility Plans:   Connection to existing sanitary sewer stub. The project proposes to connect to the existing sanitary sewer  stub located in the northeast corner of the property and is extended throughout the development to connect  3 commercial buildings. Sanitary sewer is extended along the northwest property line and stubbed to the  westerly adjacent plat limits as required by City policy. A drainage and utility easement is shown on the plat  over the portion of sanitary sewer to be owned and maintained by the City.   Connection to existing watermain stub. The project proposes to connect to an existing 8‐inch watermain  located in the northeast corner of the property and is extended along the northwest property line and  stubbed to the westerly adjacent plat limits as required by City policy. A service stub is shown for connection  for Lot 3. A lateral 6‐inch watermain to the south of the development is also proposed for the placement of  a fire hydrant and the connection of two additional buildings. A drainage and utility easement is shown on  the plat over the portion of watermain/hydrant to be owned and maintained by the City.   Fire Hydrant locations. Additional fire hydrants may be required based on review by the Fire Chief/Building  Official. All watermain and fire hydrants required for the project are to be owned and maintained by the City  and will require the necessary easements outlined below.   Drainage and utility easements are required over all public sanitary sewer and watermain not located on  City Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on each side of pipe  (including 15 feet from all sides of a fire hydrant). Drainage and utility easements must be provided on the  plat or in the City’s standard form of easement agreement.    Stormwater Management:   The site plan is subject to a storm water management plan meeting State, VBWD and City rules and  regulations.  A VBWD permit has been obtained for the improvements.   Stormwater runoff will be routed through two underground parking lot storm chamber systems that will  provide infiltration and retention in addition to one above ground infiltration basin. The above ground  infiltration basin will be obtained by converting an existing storm water pond to an infiltration basin.     PAGE 3 of 3  Pretreatment for the infiltration systems will be provided by oversized sump manholes equipped with scour  prevention devices.   Due to the proximity of the site to the Kwik Trip Service Station the applicant should review with MPCA if  infiltration practices will be allowed, in particular the planned conversion of the existing storm water pond  to a storm water infiltration basin directly east and adjacent to the service station.   The proposed storm water facilities will be privately owned and maintained.  Prior to the start of onsite  construction a Stormwater Maintenance and Easement Agreement in the City’s standard form must be  executed and recorded with the County. The agreement shall provide a maintenance plan defining the  maintenance responsibilities for the private owner, the type of maintenance and the maintenance intervals.   Written  landowner  permission  may  be  required  for  any  off‐site  storm water discharges to adjacent  properties to avoid negative impacts to downstream properties.     COMPREHENSIVE SIGN PLAN NARRATIVE Lake Elmo Shoppes is proposed to be an upscale neighborhood shopping and dining experience. Signage for Lake Elmo Shoppes should be allocated and designed to encompass a professional, first class look and feel. When potential tenants deliberate on signing leases and joining the Lake Elmo business community, they must also have the confidence that their brand will be properly showcased and seen by the vast numbers of commuters and the local traffic patterns. Our signage goals are to provide consistency in size and construction materials, while allowing each tenant the flexibility and square footage to showcase their building storefronts, brand names, and individual site locations as best as possible. Lake Elmo Shoppes is proposing wall signage and two (2) ground signs. Wall Signs: As we began to develop the sign criteria for the various buildings at the Lake Elmo Shoppes, we reviewed what the current sign code allows, which is 1 square foot of signage per 1 lineal foot of storefront on the front elevations and .5 square foot of signage per 1 lineal foot of frontage for the rear elevation. Wall signs sized to code are represented on the attached Exhibit 1 “Sign Per Code”. As you can see on Exhibit 1, at these ratio’s the signs look small on the storefront and do not “fit” the façade. The signs look dwarfed on these elevations and certainly do not give the look or exposure that tenants would consider adequate. Regarding the even smaller signs on the back, the Tenants would pass on adding signage on the rear of the property as the cost and readability would make for an unworthy investment. Exhibit 2 “Comprehensive Sign Plan” represents a 2.5 square feet of signage per 1 lineal foot of storefront on the front and rear elevations, and a 1.5 square feet of signage per 1 lineal foot on the west and east elevations. As you will see, these signs look much more proportional and “fit” the elevations much better. These ratios will also create consistency with any size proportion issues that arise with future tenants and their short and long business names. The north elevation will now be visible from Hudson Blvd., and tenant’s will be able to showcase their place of business. The rear signage is really designed to capture the traffic from the westbound on-ramp traffic to I-94. With this increased size, it will now be readable and will help in the promotion and success of the Lake Elmo Shoppes retail and restaurant businesses. The 1.5 square feet of signage per 1 lineal foot on the west and east elevations will allow those tenants the opportunity to capture additional angles of east and west traffic and stop light patterns as commuters enter the freeway as well as from the adjacent Kwik Trip. The intention of the increased ratios is to develop a uniform criteria that creates a fair amount of square footage allowance for all tenants. Since there is uncertainty of what new businesses will occupy each space at this time, utilizing this new ratio implements tenant fairness while ensuring a professional look. This will also address the variety and length of actual store names, their corporate sign regulations, and desired letter sizes that tenants will be required or want to achieve with their space. This provides flexibility and approval to enhance their investment with the specified ratio, provided that their identity and look is approved by the Landlord. Ground Sign #1: Ground Sign #1 is an attractive 10’x12’ multi-tenant, sign to be located in the northeastern access and will face Hudson Boulevard. As the two main retail buildings are set back up to 400’ from Hudson Boulevard, this monument will allow potential customers to know which businesses are in the shopping center. Ground Sign #1 will help in the promotion and success of these Lake Elmo businesses. Ground Sign #2: Ground Sign #2 is an attractive 14’x30’ multi-tenant sign located in the southwest corner of the development and is intended to provide a signage opportunity to the over 100,000 VPD on I-94. Ground Sign #2 will have print that is large enough for the traveling public to be able to notice what businesses are in Lake Elmo Shoppes which will further enhance the promotion and success of these Lake Elmo businesses. Lake Elmo Shoppes has 22’ high, prominent storefronts and proportionate signage on these storefronts is necessary both from the tenants branding perspective as well as the building look. We believe this Comprehensive Sign Plan overall enhances the quality and effectiveness of the shopping and dining experience. EXHIBIT A SIGN CRITERIA Lake Elmo Shoppes, Lake Elmo, MN 55042 Tenant agrees to be bound and comply with the Sign Criteria as follows: 1. EXTERIOR SIGNAGE: A. Tenant shall be required to identify its Leased Premises with an exterior sign. B. Tenant’s signs shall be retail store identity signs only with restricted copy to designate the Tenant’s name, product, or service. C. Each Tenant will be allocated an area on the exterior sign band of the building. D. Sign size and placement will be restricted to the sign band. The beginning and end of the Tenant’s sign shall not be nearer than 18” to outside edges of the Tenant’s allocated sign area, and determined by Lessor as per Exhibit G. All signs shall contain individual letters. All signs shall be lighted, and all transformers will be installed inside the Tenant’s Leased Premises. All exterior signs shall be located within the designated signing area. Any drilling or boring to be done through the exterior wall of the building shall be performed in accordance with all architecturally accepted methods and every precaution shall be taken to assure that these areas be sufficiently waterproofed. All illuminated sign letters shall be channel type construction, plastic faces attached with trim cap. All illuminated sign letters must be LED lit. Colors need to be approved by the Landlord, raceways behind the parapet wall are required on all signage above the roof line and must be installed in a manner as to not void the roof warranty. E. Each Tenant is allowed (1) sign on the Front of the Building (North Elevation) and (1) on the Back of the Building (South Elevation). F. The total sign surface area of all wall signs on a façade shall not exceed 2.5 square feet of sign area per 1 lineal feet of storefront leased on the front elevation. G. Each end cap Tenant is allowed (1) additional signage area that will be utilized to face the west or east elevations for a maximum total of (3) signs for those Tenant’s only. End cap tenants are allowed (1) added sign that is 1.5 sf per lf of leased frontage on that elevation. H. Awnings are acceptable with Landlord approval. Awnings cannot include logos or copy. I. The use of predominantly decorative sculpture, coat of arms, shields or other such logos requires special approval by Landlord J. Landlord expressly reserves the right to deviate from this sign criteria when dealing with other tenants. 2. GROUND SIGN #1: A. (1) freestanding multi-tenant ground sign shall be allowed in the northeast corner of the development providing signage to Hudson Boulevard. B. Ground sign is limited to a maximum height of 12.5’. C. Landlord will allocate which tenants shall be on the ground sign and allocate the amount of space to the individual tenants. D. Landlord expressly reserves the right to deviate from this sign criteria when dealing with other tenants. E. Freestanding sign will incorporate colors and/or decorative design similarities to building façade as determined by Landlord. SIGN CRITERIA PAGE 2 3. GROUND SIGN #2: A. (1) freestanding multi-tenant ground sign shall be allowed in the southwest corner of the development providing signage to I-94. B. Freestanding sign is limited to a maximum height of 30’ C. Landlord will allocate which tenants shall be on the ground sign and allocate the amount of space to the individual tenants. D. Landlord expressly reserves the right to deviate from this sign criteria when dealing with other tenants. E. Freestanding sign will incorporate colors and/or decorative design similarities to building façade as determined by Landlord. 4. PROHIBITED SIGNS: The following types of signs or sign components shall be PROHIBITED. A. Signs employing exposed raceways, ballast boxes or transformers. B. Signs employing moving of flashing lights. C. Signs, letters, symbols, or identification of any nature painted directly on the surface of the exterior to Leased Premises. D. Signs employing unedged or uncapped plastic letters or letters with no returns or expose d fastenings. E. Cloth, wood, paper or cardboard signs, stickers, decals or painted signs around or on exterior surfaces (doors and/or windows of the Leased Premises. F. Rooftop signs. G. Signs employing noise-making devices or components. H. Signs exhibiting the names, stamps, or decals of the sign manufacturer or installer. I. Signs prohibited by city ordinance. 5. SIGN APPROVALS: Procedure for obtaining Landlord’s approval of sign drawings A. Tenant shall submit one (1) set in electronic format (.pdf or .jpg) including a c olor photo rendering and specifications to Landlord for all proposed sign work. B. The drawings shall clearly show location of sign onto fascia of building, graphics, color and construction and attachment details C. The Landlord shall reply to Tenant with “Approved”, “Approved as Noted” or “Disapproved”. In no event shall erection of any sign take place without the written approval of the Landlord. Sign drawings that have been disapproved are to be redesigned and resubmitted to Landlord for approval within (7) days of receipt by Tenant. After the sign has been approved by Landlord, Tenant shall also require the approval of the City of Lake Elmo prior to the erecting said sign if said approval is required or requested by said City. Tenant is responsible for receiving and paying for all fees associated with the installation of this sign, including ALL permits. D. Approval of store design drawings or working drawings and specifications for Tenant’s Leased Premises does not constitute approval of any sign work SIGN CRITERIA PAGE 3 6. GENERAL TENANT REQUIREMENTS A. The furnishing and installation of signage and all expense incurred shall be the sole responsibility of the Tenant. B. Sign construction is to be completed according to the instructions contained w ithin this criteria C. All exterior signage installation must be performed utilizing mechanical platforms on the outside of the building. No ladders may be used in connection with said installation D. A representative of Landlord must be present prior to the installation of any exterior signage in order to supervise same E. Tenant shall, at its own expense, install and maintain a time clock that will cause its exterior signage to be fully illuminated at times provided in the Lease. From:Michael Bent To:Emily Becker Cc:Greg Malmquist Subject:Lake Elmo Shoppes Site Plan Review - Revisions Date:Thursday, May 11, 2017 9:10:20 AM Hey Emily Greg and I have reviewed the utility plan for the Lake Elmo Shoppes project. Below are revisions to the comments I sent to you previously and refer specifically to page C6: 1. The apparatus access roads look pretty good around the entire site with the following exceptions: a. The west end of the proposed building on Lot 2 indicates a Drive Thru lane and then a lane to the west of the drive thu lane, the plan does show a width for this lane, but it indicates a 16’ width (I missed it), please have the developer widen this to 20’ as the apparatus access width is set at a minimum 20’ wide. It doesn’t make any sense to choke the width down to 16’ and then widen it to the required width beyond and behind the buildings. 2. The fire protection water service is shown on the south side of both buildings. The Fire Department Connections for both of the proposed buildings will be installed on the north (front) of the buildings. A fire hydrant will need to be located on the west end island of the building on lot 2 and the east end island of the building on lot 1, in line with the proposed hydrant in the island at the northwest corner of lot 1. (totaling 3 hydrants on the north side of both buildings.) 3. No other hydrants are shown on the plans, another fire hydrant needs to be added in the vicinity of the west end of the building proposed to the north, my previous comment regarding the addition of a hydrant on the east end of the building to the north can be removed, there is an existing hydrant on the Kwik Trip property that will suffice for coverage. Let me know if you have any questions. Michael Bent Building Official City of Lake Elmo 651-747-3910 mbent@lakeelmo.org Resolution No. 2017-063 CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2017-063 A RESOLUTION APPROVING LAKEWOOD CROSSING 2ND ADDITION PRELIMINARY AND FINAL PLAT AND PLANNED UNIT DEVELOPMENT PLANS WHEREAS, CM Properties 94 LP, c/o MFC Properties, 3460 Washington Drive, Suite 100, Eagan, MN 55112 (“Applicant”) has submitted an application to the City of Lake Elmo (“City”) for approval of Preliminary and Final Plat and Planned Unit Development (PUD) Plans for Lakewood Crossing 2nd Addition; and WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on March 13, 2017 to consider the PUD Concept Plan for Lakewood Crossing 2nd Addition; and WHEREAS, the Lake Elmo City Council approved the Lakewood Crossing 2nd Addition Concept Plan on March 21, 2017, and WHEREAS, The Planning Commission held a public hearing and considered the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans on June 12, 2017 and recommended approval subject to a number of conditions; and WHEREAS, the City Council reviewed the recommendation of the Planning Commission and the proposed Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans at a meeting on June 20, 2017; and NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1. That the Applicant has submitted all application requirements outlined in Sections 153.07; 153.08; and 154.759 for Preliminary and Final Plat and PUD Plans. 2. That the Lakewood Crossing 2nd Addition Preliminary Plat and PUD Plans meets at least one or more of the objectives outlined in Section 154.751 of the Zoning Code. 3. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans propose to enhance the site and retail shopping and dining experience with enhanced architectural materials and site furnishings. 2 Resolution No. 2017-063 4. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 5. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans generally comply with the City’s Commercial zoning district. 6. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans complies with the City’s Subdivision Ordinance. 7. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat meets other City zoning ordinances, such as landscaping, tree preservation, erosion and sediment control, and other ordinances, except where noted in the conditions of approval, Staff report to the Planning Commission dated June 12, 2017 or attachments thereto. 8. That the Applicant has requested the following PUD flexibility from the City’s Zoning Code: a. Allowing medical facilities, drive-throughs, and outdoor dining as a permitted, rather than conditional, use. b. Allowing a minimum lot width of 18 feet for Lot 2. c. Allowing a maximum impervious surface of 80% for Lot 2, with a total of 75% impervious surface. d. Allowing flexibility from the minimum parking lot setbacks from property lines, allowing a zero foot setback between three lots and an 8.7 foot setback from the lot to the east. e. Allowing flexibility from certain Lake Elmo Design Guidelines and Standards Manual as detailed in the Staff Report to the Planning Commission dated June 12, 2017. f. To waive off-street loading requirements. g. To waive requirement PUD requirement for 20% protected open space, as other site amenities are provided within the development. h. Approval of a Comprehensive Sign Plan which allows 2.5 square feet of wall signage per one (1) lineal foot of store front on the front and rear elevations; 1.5 square feet of wall signage per one (1) lineal foot on building on the west and east elevations; a 10’ X 12’ multi-tenant ground sign near the northeastern corner of the site; and a 14’ X 30’ multi-tenant monument sign located in the southwest corner of the site. 9. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans is consistent with the City’s engineering standards provided the plans are updated to address the City Engineer’s comments documented in a letter dated May 31, 2017. The Landscape Plan shall include additional landscaping along the Keats Ave N to WB I-94 ramp. 10. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans will require a relatively minor amount of city services and will not create a significant burden on the City. 11. That the Lakewood Crossing 2nd Addition Preliminary and Final Plat and PUD Plans will not conflict with nearby land uses. 3 Resolution No. 2017-063 12. The Applicant will be extending municipal sewer and water to the westerly property (PID# 34.029.21.44.0004), providing benefit to the City. CONCLUSIONS AND DECISION Based on the foregoing, the Applicants’ application for Preliminary and Final Plat and PUD Plans, subject to the following conditions of approval: 1. The Applicant shall address all of the comments outlined in the City Engineer memorandum dated May 31, 2017. 2. The Final Plat shall not be recorded until final construction plan approval is granted and all easements as requested by the City Engineer and Public Works department are recorded on the Final Plat. 3. The Applicant shall obtain all necessary permits including but not limited to all applicable city permits (building, grading, sign, etc.), NPDES/SWPPP permits, and Valley Branch Watershed District approval. 4. The Applicant should review with the MPCA if infiltration practices will be allowed, in particular the planned conversion of the existing storm water pond to a storm water infiltration basin directly east and adjacent to the service station. 5. The Applicant shall address all comments outlined in the Minnesota Department of Transportation memorandum dated June 1, 2017. 6. The Applicant shall be required to extend sanitary sewer and municipal water service to the westerly adjacent property. 7. Stormwater facilities shall be privately owned and maintained. A Stormwater Maintenance and Easement Agreement in the City’s standard form must be executed and recorded. 8. A right turn lane on Hudson Boulevard shall be constructed at the Applicant to handle increased traffic volumes. 9. The Applicant shall amend the proposed Landscape Plan to comply with City standards and obtain approval by the City. 10. The Applicant shall provide financial security for 125% of landscaping materials with a Site Work Agreement. 11. The Applicant shall provide further information on the proposed drive-through locations including but not limited to exact location of speakers, windows, and refuse receptacles as well as drive-through canopy detail. 12. The Applicant shall address all of the recommendations to improve the drive-through operations as outlined in the Technical Memorandum prepared by Spack Consulting dated April 12, 2017. 13. The Applicant shall submit a photometric plan, and all lighting must meet requirements of Sections 150.035-150.038 of the City Code. 14. The Applicant shall pay a park dedication fee of $4500 per acre, totaling $17,190, in lieu of required parkland. 4 Resolution No. 2017-063 15. The Applicant shall address all comments outlined in the Fire Chief and Building Official email memos dated May 10, 2017 and May 11, 2017. Specifically, the building on Lot 3 shall be sprinklered; fire hydrant locations shall be added according to comments; and the drive aisle width to the west of the drive-through lane on Lot 2 shall be widened to 20 feet. The Applicant shall submit a plan and obtain approval from the Building Official and Fire Chief for the location of hydrants and No Parking and Fire Lane signs. 16. A Reciprocal Easement and Operating Agreement provided shared parking access across all lots shall be provided, approved by the City, and recorded. 17. Tables cannot block a public sidewalk or other walkway needed for pedestrian circulation. Minimum of 5 ft. of sidewalk must remain open 18. Mechanical rooftop equipment must be screened. 19. The Site Plan shall be updated to include lines that clearly delineate two aisles on the lanes to the south of Lots 1 and 2 and the east side of Lot 1. 20. The Applicant shall provide additional striping and/or a stop sign to facilitate traffic circulation in the area where access is shared with Kwik Trip. 21. Permitted medical facilities shall be limited to non-urgent facilities, including but not limited to clinics, eye doctors, and dental facilities. 22. The Applicant shall add site amenities such as benches, trash receptacles, decorative lighting, and signage compliant with the Lake Elmo Design Guidelines and Standards Manual to the site plan. 23. Fencing shall be provided enclosing all outdoor dining areas. Passed and duly adopted this 20th day of June, 2017 by the City Council of the City of Lake Elmo, Minnesota. __________________________________ Mike Pearson, Mayor ATTEST: ________________________________ Julie Johnson, City Clerk