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Home My WebLink AboutPZ Packet 2; 12-09-19 THE CITY OF LAKE ELMO STAFF REPORT DATE: 12/09/19 REGULAR ITEM#: TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Final Planned Unit Development (PUD) approval- Lake Elmo Senior Living (39t' Street North) REVIEWED BY: Ben Prchal, City Planner BACKGROUND: The City has received a request from Frisbee Properties LLC (c/o Mathew Frisbee)for the approval of the final Planned Unit Development(PUD)Plan for a 60 unit rental senior(for those ages 55 plus)housing development to be known has Lake Elmo Senior Living. This development is proposed for a 5 acre parcel on the north side of 39t'Street North,just to the east of Arbor Glen Senior Living facility. On October 16,2019,the Planning Commission held a public hearing and reviewed the preliminary PUD plans for the proposed Lake Elmo Senior Housing. After taking testimony from three neighbors and discussing the proposal,the Planning Commission recommended approval of the preliminary PUD plans, subject to conditions. On November 5,2019,the City Council considered the preliminary PUD plans for this proposed senior housing. After some discussion and questions by the City Council,they approved the preliminary PUD plans with 20 amenity points for increased density, subject to the conditions listed in the staff report. ISSUE BEFORE THE PLANNING COMMISSION: The Planning Commission is being asked to review the final PUD plans, hold a public hearing and then make a recommendation to the City Council about the proposed final PUD plans. PROPOSAL DETAILS/ANALYSIS: General Information. • Property Owner: Lake Elmo Business Park Co., Stillwater Minnesota • Applicant: Frisbee Properties(c/o Mathew Frisbee) • Location:North side of 39t'Street N, east of Arbor Glen Senior Housing and Lake Elmo Avenue • Site Area: 5 acres • Land Use Guidance: 2040 Comprehensive Plan—Village Mixed Use • Zoning:VMX—Village Center Mixed Use • Surrounding Land Use Guidance: Vacant Commercial(VMX)to the East,Urban Low Density Residential to the North(Village Preserve),Arbor Glen Senior Housing to the West and vacant commercial and institutionally planned land across 39t' Street to the South. • History: The property has been used as vacant land. • Deadline for Action: Application Complete: November 7, 2019 1 60-day timeline: January 5,2020 • Applicable Code: Article VII—Specific Development Standards Article XI—Village Mixed Use District City of Lake Elmo Design Guidelines and Standards Manual PROPOSAL DETAILS/ANALYSIS: Ownership and Management: The applicant noted that Ebenezer will assist with the marketing and sales(rentals)of the units with the expectation of filling the facility within 2 years. Ebenezer also will be providing the on-site management(with 3 employees)and consulting services for the facility. Site Plan.The proposed site plan includes 10 buildings—42 units in a 3-story building that would parallel the north property line and 9 patio home buildings with 2 units in each for a total of 60 units on the 5 acre site. The apartment building would include amenities such as community room, multi-purpose rooms, fitness room, management office and a food serving kitchen for serving community room. This building also would have indoor parking for 42 motor vehicles. The detached patio homes would surround the center garden/green area that is shown with gardens, gazebos,bocce ball and pickle ball courts. The patio homes would each have an attached, direct-access garage. Site and Design Changes. Since the preliminary PUD approval by the City,the applicant has revised the project plans to address several of the concerns raised by the City during the preliminary review process. The changes include: 1. Adding relevant Code information. 2. Updated the civil/site drawings to include the pretreatment areas and details about the infiltration areas and the Stormtech underground chamber. 3. Revised landscaping drawings to address utility line coordination with plantings and details about the resource efficient irrigation system. 4. More information about the building design with the architectural plans. Site Character. The site is vacant and relatively flat. There is a row of large spruce trees and Amur Maples along the northern property line. Vehicular Access. The project plans show one driveway into the site that meets the spacing requirement of at least 300 feet from the existing Arbor Glen driveway. The driveway then splits and is shown as 24- foot-wide a loop throughout the site(with parking bays)to provide access to all the buildings. The City Engineer's review memo(attached)provides more details about streets and access for this site. Trails and Pedestrian Access. There is an existing trail along 391}i Street North. The proposed project plans show sidewalks on both sides of the two entrance driveways going into the site that would connect to the trail along 39t'Street. These sidewalks would provide pedestrian access to the one-level patio homes,to the gardens and recreation area in the center of the site. The plans also show a sidewalk going from their site between two of the patio home buildings proceeding west onto the Arbor Glen site. This proposed location is consistent with the preliminary plans approved by the City. Setbacks.The proposed site plan shows a variety of building and parking lot setbacks on the site. These include a front setback for the buildings of 20 feet(from 391h Street), a setback of 35 feet for the patio buildings from the west and east property lines and a 35 foot setback from the west property line for the apartment building and a 55 foot rear yard building setback(from the north property line) for the footprint 2 of apartment building. All these setbacks meet or exceed the minimum required by code and as proposed (unless additional public street right-of-way is needed for 391}i Street). Impervious Surfaces. According to the applicant,the proposed site plan has 54. 6 percent of the site as impervious surface(buildings and hardscape)and 45.4 percent of the site with pervious surfaces(green space and landscape areas). The City Code for residential development in the VMX Zoning district requires that at least 25 percent of the site have pervious surfaces(a maximum of 75 percent impervious) so, as proposed,the PUD meets this requirement. Proposed Design.The proposed design of the development is a mix of buildings with a total of 60 units. These include a 42-unit senior living, 3-story building(with a mix of one,two and three bedroom units) with internal parking and the 9 buildings with 2 units in each to create the 18 patio homes. These units will have a mix of 2 and 3 bedrooms and each will have an attached garage space. According the applicant,the exterior of the buildings will complement the adjacent Arbor Glen facility and will have exteriors with brick, stone, steel shake and horizontal siding with a sloping asphalt shingle roof. All building designs will need to meet the Lake Elmo Design Guidelines and Standards for materials and colors. Proposed Unit Breakdown. The proposed number of units totals 60. The following provides a breakdown of the proposed unit types and the number of units of each: Unit Type Number of Units Number of Units Total Number of Units Apartment Building Detached Buildings Studios 0 0 0 1-Bedroom 5 0 5 2-Bedroom 32 (16 2-bedroom units 15 47 and 16 1 bedroom plus den units) 3-Bedroom 5 3 8 Total 42 18 60 Adherence to Lake Elmo Design Guidelines and Standards. The proposed development will need to meet the standards of the Lake Elmo design guidelines. It appears that the project will meet the Lake Elmo Design Guidelines and Standards in that: • The proposed structures are located and oriented in a manner that allows for pedestrian accessibility and provides visual interest from the public right-of-way. • The buildings are located as close to the public street as possible, easily accessible from the street; setbacks are varied slightly;recreational and common spaces are located at the interior or rear of the site. • The parking areas do not account for more than 50% of street frontage. • Examples of past developments adhere to building design requirements. It is a recommended condition of final PUD approval that the applicant include a detailed architectural plan proposal (with a listing of colors,materials, etc) for the all the buildings in the development for City approval. 3 All of the building exterior designs and materials will need to conform to the design standards in the Lake Elmo Design Guidelines and Standards Manual including those regarding building facades,rooflines, colors entries, lighting and exterior building materials. At first review,it appears that all the building styles and materials will meet or exceed the City's design standards for multiple-family structures. City staff will need to verify the proposed exterior designs and materials will meet the City's design standards before the City issues building permits for the residential buildings. Parking.The City's Zoning Code requires one off-street parking space per senior housing unit (regardless of size or number of bedrooms)and at least one visitor parking space per every four units. With 60 proposed senior housing units,the Code requires at 75 parking spaces for this development. In this case,the developer is proposing a total of 119 parking spaces—including 42 parking spaces in the proposed apartment building,25 surface parking spaces near the front entrance of the apartment building and 10 parking stalls along the entrance driveways(next to the center garden/court area). The proposed plans show that each of the 18 patio homes would have at least one attached garage parking space and a parking space on their driveway(for a total of 42 parking spaces) for these units. The proposed width and length of parking stalls appear compliant with code, and the proposed width (shown to be 24')is adequate for a 2-way vehicle movement on the two main driveways on the site, according to the Zoning Code. The plans also show two parking spaces proposed to be Americans with Disabilities Act(ADA)-accessible. Engineering Comments.The City Engineer has provided a detailed review memo (dated December 2, 2019)regarding the proposed final PUD Plans. This memo is attached for reference. Staff would like to highlight the following comments in summary: • Streets and Transportation and Site Plans o The site plan shows only one driveway for access to this property. The location of this proposed driveway meets the acceptable spacing guidelines. o No parking and construction staging, including the loading and unloading of materials and equipment will be allowed at any time on 39`'Street during the construction of the site improvements and buildings. All street, curb and boulevard damage caused by the construction activities must be repaired or replaced at no cost to the city and meeting city standards and specifications. o The final plans must be revised to maintain all tree planting outside of the front, side and rear drainage and utility easements. Trees should not be planted in the drainage flow paths,near emergency overflows,within 10 feet of storm sewer inlets and outlets or within 10 feet of infiltration and biorentention basins to allow for maintenance access to these facilities. o A traffic impact study was completed and submitted as part of the preliminary PUD and site plan application. The Study findings indicate no additional travel lanes,turn lanes or other improvements are required. o Private roads internal to the site have been provided at a minimum width of 24 feet. The design of the private roadway network and emergency vehicle access must meet the approval of the Lake Elmo Building Official and the Lake Elmo Fire Department. Right-of-Way and Easements o No additional right-of-way dedication is required for 391}i Street North. o The applicant shall dedicate to the City a 10-foot-wide drainage and utility easement along the entire north boulevard of 391}i Street North for small utilities. • Municipal Sanitary Sewer o Sanitary sewer is readily available to the site. The applicant or developer will be responsible for connecting to the City sanitary sewer system and extending an 8-inch sanitary sewer in to the property at the applicant's sole cost with private sewer service stubs installed for connection to each individual building. o All sanitary sewer mains internal to the site shall remain privately owned and maintained. 4 o Sanitary sewer availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the SAC connection charges for each building. • Municipal Water Supply o The existing City water system is readily available to this site. The applicant will be required to connect, at its sole cost,to the existing 8-inch DIP stub that was installed to serve this property. A minimum 8-inch diameter watermain is shown to be extended internal to the site with private water services stubbed for connection to each individual building. o All fire hydrants shall be owned and maintained by the City. o Drainage and utility easements are proposed to be dedicated to the city for the public watermain and hydrants,with minimum 30-foot-wide utility easements centered over the hydrant or pipe. These easements must be dedicated to the City and provided in the City's standard form of easement agreement. o Water availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the WAC connection charge for each building. • Stormwater Management o The proposed development is subject the construction of a storm water management plan and system that meets State,Valley Branch Watershed District(VBWD)and City rules. All stormwater facilities need to be designed and installed in accordance with City and Valley Branch Watershed District(VBWD)requirements. o A Valley Branch Watershed District(VBWD)permit has been obtained,dated November 6, 2019. The applicant must provide the City a full combined PDF Stormwater Management Plan that is signed by a Professional Engineer registered in the State of Minnesota. o The stormwater facilities constructed for this development are to remain privately owned and maintained. The City will require the applicant or developer to execute and record of a Stormwater Maintenance and Easement Agreement with the City in the City's standard form of agreement. o Even as privately owned and maintained facilities,the City requires the developer to provide maintenance access roads or drives that meet City engineering design standards for all storm water facilities. Valley Branch Watershed District Comments: As noted above,the Valley Branch Watershed District approved a permit for this development on November 6, 2019. Traffic Study Summary. The applicant completed a traffic impact review for the proposed development. In summary, the traffic study concluded that"it appears that exclusive turn lanes are not needed. Likewise,the very low number of generated site trips in the peak hours (5-10 estimated trips) appear not to add enough traffic volume to the adjacent streets to necessitate any additional travel lanes or other roadway improvements." Tree Removal and Preservation. The applicant submitted a proposed tree and landscaping plan for this site. The latest plans show the developer preserving all the existing trees along the northern property line of the site. The City's tree preservation ordinance allows for 30%removal of significant trees on a site and the City requires a tree mitigation plan showing how the developer will replace any removed trees. In this case,the applicant will preserve all the significant trees on the property. Landscaping/Screening: As noted above,there is a row of significant large trees along the north property line of the site. These trees provide screening between the existing single-family homes to the north and this development site. The developer/architect has designed the project to preserve as many of 5 the existing trees as possible. The City Code requires a screening/landscape barrier between a less intense land use and a more intense land use that is at least 90 percent opaque. This standard will apply for the northern property line of this site. To help with the screening,the applicant is proposing to add Black Hills Spruce trees to the areas in the existing tree line where there are gaps or openings between the existing trees. The applicant provided the City with a detailed landscaping plan for the site that shows the installation of a mix of trees, ornamental trees and shrubs and flowering plants throughout the site. The City's Landscape Architect has reviewed the proposed landscape plans for this PUD and in general he found them in compliance with City Code requirements. He noted that the proposed plans show the planting of more than enough trees (56 proposed, 38 required)but that the proposed mix of trees does not meet code requirements. As proposed,there would be too many ornamental trees planted as a percentage(21 percent proposed, 15 percent maximum)of the total number of trees. However, if the applicant wants the City to approve amenity points for enhanced landscaping,then the City's Landscape Architect notes that the City should allow the extra ornamental trees within the PUD. I have attached his comments(dated November 11,2019) for your consideration. All tree removal, screening and landscape plans will subject to review and approval by the City's Landscape Architect before the City releases or approves a grading or building permit for this development. Building Official and Fire Chief Review. The Building Official and Fire Chief reviewed the proposed project plans and have provided several comments. Specifically,the Fire Chief noted: • Ensure compliance with all applicable codes in the 2015 MN State Fire Code. • R2 and R3 buildings,when fully sprinkled, allow for exceptions. These are addressed in the following 2015 MN State Fire Code Sections, as they relate to previous and current items to be addressed: o SECTION 503,FIRE APPARATUS ACCESS ROADS and APPENDIX D,FIRE APPARATUS ACCESS ROADS. ■ Required access to within 150' of all points of building can be increased when sprinkled. This addresses access to the rear of the building. ■ Required turnarounds for dead-end fire access roads over 150' may be increased to 300' when sprinkled. The access road around the west end building exceeds 150' ■ Current width of access roads meets requirements. • FDC (Fire Department Connection) locations to be determined, as this impacts hydrant locations. • Fire hydrant locations—Additional hydrants to be added as the current plan with 2 hydrants doesn't meet our standard. To be reviewed with Engineering and Public Works. o I met with Engineering and Public Works on 10/9/19 and updated the additional hydrants. Focus Engineering will provide. (Noted in the 12-02-19 City Engineer's memo.) • Ensure proper access and turning radius's throughout the site to be reviewed by City Engineer to ensure compliance with standards. • Lockboxes location to be determined. 6 • Road widths to be reviewed with City Engineer to ensure compliance with current City Standards. NOTE: The driveways on either end of the 42 unit building may need to widen to 26 feet to meet Fire Code Standards for Fire Apparatus. • Review NO PARKING and FIRE LANE areas for proper signage and markings. The City Building Official(Kevin Murphy)also provided me with comments about the concept plan. He noted the following: • Plans shall be prepared an Architect, Structural Engineer and Mechanical Engineer. • The plumbing plans shall be submitted to the State for review. • The elevator requires a permit issued by DOM(Minnesota Department of Labor and Industry). • All fire suppression plans shall be submitted to the State Fire Marshall's Division for review. 2040 Comprehensive Plan. The 2040 Comprehensive Plan has designated this site Village Mixed Use (VMX)in the land use plan. The Comprehensive Plan identifies VMX as"an area where a mix of vertically integrated commercial/business and residential uses provide development types that benefit from proximity to each other. Land with this designation is assumed to redevelop or develop with a minimum of 50 percent residential use with a density ranging from 5 to 10 dwelling units per acre." The proposal is to have 60 units on a 5 acre site— 12 units per acre. The developer will be asking the City for amenity points to allow for an increase density to 60 units— 10 more than the 50 units allowed by the Comprehensive Plan. The proposed density and amenity points are discussed in more detail later on this report. Consistency with Village Mixed Use Zoning District.As mentioned,the zoning of the site of the proposed development is VMX(village mixed use). Section 154.500 of the Zoning Code includes the purpose and description of the VMX zoning district. It states in part"the purpose of the VMX district is to provide an area for compact,mixed-use development made mutually compatible through a combination of careful planning and urban design and coordinated public and private investment. Development within areas zoned VMX will occur at a density of 6-10 units per acre. The placement of building edges and treatment of building,parking, landscaping and pedestrian spaces is essential to creating the pedestrian friendly environment envisioned for the VMX district." For comparison, staff reviewed the proposed General PUD Concept Plan against the standards including setbacks,impervious coverage, etc. of the Village Mixed Use zoning district, as shown below. Standard Required Pro osed Impervious Surface Maximum 75% 54.6% Minimum Lot Width 75 feet 450 feet on 39t1i Street North Front Yard Setback 20 feet 20 feet Interior Side Yard 10 feet 35 feet Corner Side Yard 10 feet N.A. Rear Yard Setback 10 feet 55 feet Maximum Building Height 45 feet(by PUD) 35 feet Parking Not to be located in the front Parking is located in front of the yard or between the front fagade proposed apartment building, and public street. though this proposed parking lot would setback about 300 feet from 39t'Street and would be screened from the street b 7 buildings and the proposed garden areas. Open space 200 square feet of common open It appears there is at least 60,000 space provided per unit. In this square feet of open space case,at least 12,000 square feet provided on site with the garden of common open space for the areas,bocce ball and pickle ball 60 proposed units. courts and the dog park in the southwest corner of the site. Consistency with Planned Unit Development Regulations.The applicant has requested City approval of a PUD for this development because it will have multiple buildings on one property and to allow for an increase in density through the use of amenity points. Staff has reviewed the proposed plan for its consistency with requirements of Article XVII: Planned Unit Development(PUD)Regulations and has found the following: • Intent.The intent of a PUD is to provide for flexibility in the use of land and the placement and size of buildings in order to better utilize site features and obtain a higher quality of development. A PUD is required for the proposed development, as more than one principal building is proposed to be placed on a platted lot and the proposed residential density would be greater than the 10 units per net acre as allowed by the Comprehensive Plan. • Identified Objectives.When reviewing requests for PUDs,the City is to consider whether one or more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the proposed development would meet the following objectives: A. Innovation inland development techniques that maybe more suitable for a given parcel than conventional approaches. • The proposed development is in part not a typical,multi-story apartment building and instead proposes some of the units with a one-level townhouse design with private, ground-level entrances and attached garages for each unit. B. Promotion of integrated land use, allowing a mixture of residential, commercial and public facilities. • The proposed development is a mixture of housing types in an area with a variety of land uses including a building for seniors to the west, single-family homes to the north and vacant properties to the east and across 39t1i Street. C. Provision of a more adequate, usable, and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques. • The proposed development is proposing a number of recreational amenities to residents within the PUD including pet playground, gardens,gazebos,bocce ball and pickle ball courts. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. • The proposed development will provide additional senior housing opportunities within the City, as there are currently very few multi-family residential or senior housing buildings within the City. 8 G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. • The design of the buildings should be compatible with those of the adjacent Arbor Glen and the single-family homes to the north. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. • The City may impose design guidelines and standards on high density residential development such as this proposal. a. Minimum Requirements.PUDs must meet the following minimum requirements: A. Lot Area.A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for developed land within the approved development. • The proposed development meets this requirement as it is a 5-acre development. B. Open Space: For all PUDs, at least 20%of the project area not within street rights-of-way to be preserved as protected open space. Other public or site amenities may be approved as an alternative to this requirement. Any required open space must be available to the residents, tenants, or customers of the PUD for recreational purposes or similar benefit. Land reserved for storm water detention facilities and other required site improvements may be applied to this requirement. Open space shall be designed to meet the needs of residents of the PUD and the surrounding neighborhoods, to the extent practicable,for parks, playgrounds,playing fields and other recreational facilities. • The applicant indicated in the application materials that about 29%of the proposed development would be open space(including green spaces,ball courts and landscaped areas). C. Street Layout... In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible.All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • The proposed development site has about 450 feet of frontage on 391}i Street North. The applicant is not proposing any new public streets but rather one private driveway from 39'Street to serve the development that should meet City spacing and access management standards. It is a recommended condition of approval that the developer address all the comments outlined in the Engineering memo dated December 02,2019,before submitting final construction plans and final PUD approval for this site. Density. The proposed density for this development is 12 residential units per acre—60 proposed units on a 5 acre site. The VMX land use designation allow up to 10 residential units per acre. For this site,the maximum allowed density,without amenity points,would be 50 residential units. The developer will be requesting City approval of amenity points to allow for an increased density of 10 additional units(an additional 20 percent). Proposed Amenities.The City's PUD ordinance provides that developers may provide amenities with their projects for increased density of up to an additional 20 percent in units. In this case,because the applicant is proposing a housing density of 12 units per gross acre(or 12 units per net acre),the developer will need to provide amenities with the project to justify the increased housing density above the expected allowed density range 6-10 units per acre of the VMX land use designation. In addition, a PUD should 9 offer the City(and future residents)amenities in exchange for the flexibility of allowing more than one building on a parcel. In this case,the developer is proposing several amenities that he believes are worthy of points for increased residential density. The City Council reviewed the proposed PUD amenities and amenity points for this proposal during their November 5,2019 meeting. The following lists the possible amenities,the potential amenity points for each item and the amenity points the City Council approved for each during the meeting on November 5, 2019. • Underground or structure parking. The 18 patio-style units each have an attached, direct-access garage space. The proposed apartment building has 42 indoor parking spaces. It has not been indicated that these designs will reduce the surface parking area outside the footprint of the principal structure by 25%,however,as required by the PUD Code. (10 points possible—5 points awarded) • Additional Open Space. The Code requires a minimum of 50 percent of the site not occupied by buildings be landscaped outdoor open space. The types of open space that qualify may include natural habitat,neighborhood recreation,trail corridors or open space buffers. (10 points possible —5 points awarded). • Contained Parking. By proposing 60 garage spaces for its residents,the proposed development limits the amount of visible surface parking. (5 points possible) • Pedestrian Improvements. By having a site and building design that allows for exceptional and accessible pedestrian and/or bicycle access through and/or around the site. (5 points possible) • Plaza. The development shall include some form of plaza or public square that is wholly or partly enclosed by a building or buildings. Plazas that are landscaped or paved open areas shall have a minimum area of not less than 1,000 square feet. (5 points possible—5 points awarded) • Enhanced Landscaping. The Code requires"a landscaping plan of exceptional design that has a variety of native tree, shrub and plan types that provide seasonal interest and that exceeds the requirements of the Lake Elmo Design Standards Manual." (5 points possible—2 points awarded) • Enhanced Storm Water Management. The plans are to"provide capacity for infiltrating stormwater generated onsite with artful rain garden design that serves as a visible amenity. Rain garden designs shall be visually compatible with the form and function of the space and shall include long-term maintenance of the design."(3 points possible—3 points awarded). • Theming. Significant use of various elements of Theming consistent with the 2013 Lake Elmo Theming Project, including but not limited to signage, fencing, landscaping, lighting and site furnishings. (3 points possible). • Additional Amenities?Additionally,the City may also consider the allotment of amenity"points" for site amenities that are not otherwise specified within the ordinance. I have attached a narrative from the applicant explaining site density, each of the proposed amenities and the points the applicant believes the City should award for each of these project elements for your consideration. They are proposing amenities with a total of 46 potential amenity points. The City Council,with their approval of the preliminary PUD plans and project amenities on November 5,2019, awarded a total of 20 amenity points for the proposal. This is the total number of points the development needs to have the 60 residential units on this site. 10 Parkland Dedication. The proposed development does not propose a public park but does provide recreation for its residents through the gardens,play areas and open space. Staff would not recommend a park land dedication with this proposal. The current City Code standard for park dedication for developments in the VMX zoning district is a fee of$4,500 per acre. At$4,500 an acre,the park dedication fee for this 5 acre site will be $22,500. The City will require the developer to pay this fee before issuing a grading or building permit for the site. Easements. The City will require the applicant to dedicate 10-foot-wide drainage and utility easements along all property lines and drainage and utility easements for watermains and fire hydrants as they will become public infrastructure. The City also may require other easements as the applicant refines their project plans—especially around the elements of the stormwater management system. Watering Ban. Due to a shortage of water,the City may need to implement severe watering restrictions in the City in the future. This could include limiting or prohibiting the use water outside including for vehicle washing and for watering grass and landscaping. This could affect future home builders,buyers and renters as there may be a limited supply of water available for outdoor uses. It may be wise for the City to put a condition on this plat to require the owner/developer to inform the renters of the units about the possible outdoor watering restrictions. Recommended Findings. Staff recommends approval of the Final Plat and Final PUD Plan for the proposed Lake Elmo Senior Living development as proposed by Ayers Associates based on the following findings: 1. That the Final PUD Plan meets the general intent of the Village Mixed Use Land Use designation in the Comprehensive Plan and the Village Mixed Use zoning district with PUD modifications. 2. That the Final PUD Plan generally complies with the City's Subdivision regulations. 3. That the Final PUD Plan is generally consistent with the City's engineering standards with exceptions as noted in the City Engineer's memorandum dated December 02,2019. 4. The Final PUD Plan meets the minimum requirement for a PUD including minimum lot area,open space and street layout. 5. The Final PUD Plan meets more than one of the required PUD objectives identified in Section 154.751 including providing:innovation in land development techniques that may be more suitable for a given parcel than conventional approaches; provision of a more adequate,usable,and suitably located open space, recreational amenities and other public facilities than would otherwise be provided under conventional land development techniques;accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing; coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses;and higher standards of site and building design than would otherwise be provided under conventional land development technique. 6. That the Final PUD Plan includes several amenities that may be worthy of amenity points to increase the overall housing density in the development. These amenities include: Underground or structure parking, contained parking, pedestrian improvements, a plaza (gathering area), increased landscaping and the use of design elements consistent with the 2013 Lake Elmo Branding and Theming Project. Recommended Conditions of Approval. Staff recommends the Planning Commission recommend to the City Council approval of the Final PUD Plans for the Lake Elmo Senior Living Development as proposed by Ayers Associates(to be located on the north side of 39t'Street)with the following conditions: 11 1. That the applicant prepare any future final plat and final PUD plans showing all of the site perimeter property lines-including any revisions for any easements that may be needed along 39`h Street or around the perimeter of the property. 2. That the future final plat and final PUD Plans identify all requests for flexibility from the Zoning Code. 3. That the applicant address all comments in the City Engineer's Memorandum dated December 02,2019 with the future final construction and final PUD Plans submittal. 4. That the final construction and final PUD Plans submittal include an updated tree inventory and tree preservation/replanting and landscape and screening plans that address all comments in the City's Landscape Architect's memo dated November 11,2019. All revised and final landscape plans shall be reviewed and approved by the City's Landscape Architect.All tree planting must outside of the front, side and rear drainage and utility easements. 5. That the final construction and final PUD Plans submittal include accurate open space and impervious surface calculations. 7. That the developer provide the City fees in lieu of park land dedication as required by the City Code. 8. That the final construction and final PUD Plans submittal include detailed architectural plans for all the proposed buildings. 9. The applicant receive a permit from the Valley Branch Watershed District for the construction of the proposed development. (Done) 10. All storm water facilities internal to the site shall be privately owned and maintained. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat for all 100-year high water level areas and to protect all overland emergency flow paths. 11. The final Plat/final PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 12. That the PUD overlay zoning allow for the following: a. Setbacks: Lake Elmo Senior Living(39'Street)Minimum Building Setbacks Front(39'Street). 20 ft. Interior Side 20 ft. Rear(north property line) 50 ft. b. Attached Garages: That the attached garages shall not exceed 1,000 sq. ft. in area. 13. The Final Plat/Final PUD shall include all necessary public drainage and utility easements. This shall include the applicant dedicating to the City a 10-foot-wide drainage and utility easement along the entire north boulevard of 39'Street North for small utilities. 14. The Final construction plan submittal must include a complete storm water management plan and construction plans that provide all design details for the proposed underground storage systems including details regarding building roof drainage connections. 12 15. All storm water facilities internal to the site shall be privately owned and maintained. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded against the property. 16. That 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 before starting any grading or construction activities. 17. That the Final construction/Final PUD plans include Valley Branch Watershed District review comments and that the applicant provide the City evidence that all conditions attached to a Valley Branch Watershed District permit will be met before the starting any grading activity on the site. 18. That the final design and placement of each of theming design items shall be subject to City staff approval. 19. If necessary,the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 20. That the applicant or developer address all the comments of the Fire Chief and the Building Official with the final PUD, construction site and building plans including the placement of buildings and fire hydrants, street and driveway design,parking and emergency vehicle access within the site. 21. That the applicant show on the final project plans watermain easements and effective maintenance areas with a minimum width of 30 feet with a minimum of 15 feet of clearance from the pipe centerline and include easement agreements with the final construction and PUD plans. 22. That there shall be no encroachments into drainage and utility easements and corridors other than those reviewed and approved by the City Engineer and upon execution of an easement encroachment agreement. Prohibited encroachments include, but are not limited to trees, landscaping, fences,retaining walls and buildings. 23. That the developer prepare exhibits for City staff approval that clearly identifies the property lines, easements,proposed locations of retaining walls and fences and the required and proposed setbacks for each building site within the development. 24. The Applicant(s)or developer shall submit a photometric plan for the development for staff review and approval. All lighting must meet the requirements of Sections 150.035-150.038 of the City Code. 25. Before to the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. 26. That the applicant provide the City a detailed construction and staging plan with the construction plans and final plat for the development. These plans are to clearly indicate the phasing of the site grading, the phasing of the construction of each public infrastructure component (trails and sidewalks)and shall address access to that phase of the development for construction purposes and for residents. The City may require temporary cul-de-sacs at the end the private driveways. 27. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer's Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. 28. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat of PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document extent of any proposed grading on the site. 29. That the maximum density shall not exceed 10 dwelling units per net acre unless the City Council approves specific project design elements and amenity points that increase the allowed density for the proposal. (Note—City Council approved 20 amenity points for this development on November 5,2019). 13 30. That the applicant/owner notify all renters that the City may impose restrictions or limits on outdoor water use including no vehicle washing and no watering of grass, sod or landscaping. 31. That the applicant shall submit revised final plat and final project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans shall meet all of the above conditions before the City will accept a final plat or Final PUD application the development and before the start of any clearing or grading activity on the site. 32. That the City's final plat/final PUD approval is good for one year from the date of City Council action,unless the applicant requests and the City Council approves a time extension. FISCAL IMPACT: There would be no fiscal impact to the City at this time. When the property develops, it will access the existing urban services and will pay sewer and water connection charges,building permit fees and the like that the developer and/or contractors will pay. RECOMMENDATION: Staff is recommending that the Planning Commission recommend to the City Council approval of the proposed final PUD Plan for the Lake Elmo Senior Living development as proposed by Ayers Associates to be located on 39t'Street North with the following motion and recommended conditions of approval. "Motion to recommended approval of the final PUD Plan as requested by Matt Frisbee(Ayers Associates)for PID#13.029.21.22.0013 for the project to be known as Lake Elmo Senior Living located on the north side of 39'"Street North, east of Arbor Glen,subject to recommended findings and conditions of approval as listed in the staff report." ATTACHMENTS: • Zoning Map • Address Map • Aerial Photo • Combined Overall Site Plan • Project Plans dated November 8,2019(35 pages) • Applicant's Project Summary dated November 8,2019(3 pages) • Applicant's PUD Density and Amenity Points Narrative • City Engineer review memo dated December 02, 2019(3 pages) • Landscape Architect's review memo dated November 11,2019(8 pages) 14 EE Baytown Township i�Si �G�f"o��" ' �1•• �`�� /r,r t,]�. i• I .Y t �c PM "�75 9/18/2019 Washington County Property Viewer Washington Sign in County Property Viewer 4167 �,8rp ' a168 41? 4125 11336 11. 4146 8 A4212 100 0 + 4119 11328 11 4132 © = WILDI 41ST ST N yi 11 09� 4124 4125 ,� �1T�7 4 p 41p� Tr� 8p 4089 a8 r 4116 41ti1 '" F l � 406 4073 8 4056 11339 4a 4059 11331 ry m v 11319 CY 11313 eP ti �o� LADY SLIPPER RD N 40TH ST N �1 w � SUNFL W Z Z 1 J W c Y 5 39TH ST N o � 10g�0 o gip 11343 �0 10999 3880 I% `91 � to CO 3819 c -+ 3825 3800 jlp 1124p 9 0G 0 10880 F o 11144 maps.co.Washington.mn.us/propertyviewer/ 1/1 _ SL^ � i1�• •� � ��,,.,.� ,may � "��* "" bs �; Cc _- 1 _ dt � 1 i l _ •� rr I� .v4l �f - r ms i • 11144 �oeeu - r To: Shari Frisbie, Lake Elmo Independent Living, LLC From: John A. Davis, P.E., PTOE, Ayres Associates Date: August 30, 2019 Project No.: 08-1893.00 Re: Senior Living Facility Traffic Impact Review - 3911' Street N — Lake Elmo, MN As shown in the site plan in Figure 1, the Senior Living Facility proposed for the northeast quadrant of the Lake Elmo Avenue North and 39th Street North intersection is expected to consist of the following two land uses and sizes: - Independent Living Component - Attached with 42 units and 42 beds - Independent Living Component - Detached with 18 dwelling units Figure 1: Site Plan 1 1 r i 1 1 1 , 1 171 1 �� I ( - _ \ ' �� 1 -ir `,��LAroi�s� t _ i S�C.:,LE: t"..gp•-0" ' t Lmm ELMo SEMOR 1 / r qD DEVELOPMENT ( _ r 1 �J 1 1 1 417 I _ `�J --1_.�._ `----- --------- --�- - t .../ �- I'- 1llE 9. 20'9 39th Street N Using the ITE Trip Generation Manual, 10`h Edition, the proposed development is expected to generate 230 trips per day. During the peak hours of the adjacent street, there is estimated to be 15 morning peak hour trips and 15 evening peak hour trips, as shown in Table 1 during the peak hours of traffic on the adjacent street. Of the 15 morning peak hour trips, it is expected that 5 trips will enter the facility and 10 trips will exit the facility. Of the 15 evening peak hour trips, it is expected that 10 trips will enter the facility and 5 trips will exit the facility. The Annual Average Daily Traffic (AADT) volumes on the nearby streets is shown in Figure 2. P-1 ofl Lake Elmo Senior Living Project Summary To: City of Lake Elmo,MN 8 November 2019 From: Mathew Frisbie--Ayres Associates Inc The following describes the overall project summary for the Final PUD Submittal. _Lake_Elmo Senior Living Project,with Ebenezer Management Lake Elmo,MN Recent Layout and Design Changes from Previous Preliminary PUD Submittal The following items were updated or changed after listening to the various comments from the city staff,the neighbors,the Planning Commission,and the City Council members: • Code siunmary information has been added to the cover sheet. • Civil/site drawings have been updated to include notation of pretreatment areas, infiltration area sideslopes have been adjusted to meet requirements and details have been added regarding the Stormtech chamber system. • Landscaping drawing have been revised to address utility line coordination with proposed new trees,information has been added regarding materials for pedestrian areas,and plans and additional details have been added for the resource efficient irrigation system. • More information on the design development progress set of the architectural plans. • The Valley Branch Watershed District approved the civil engineering site submittal. Previous Layout and Design Changes from Initial Concept Review(9-13-19 Submittal) The following items were updated or changed after listening to the various comments from the city staff,the neighbors,the Planning Commission,and the City Council members: • One of'the access drives coming off of 391 Street North was eliminated,and the development drive now loops back and connects at one location. • Fire access lanes have been added on both the east and west sides of the 42-unit apartment building. • The 42-unit building was shifted further to the south to achieve a 55-foot buffer to the north property line to the main building footprint and 50 feet for the 5-foot decks(a 10-foot rear yard setback is required per code). • The twin homes will have a 35-foot buffer from the east and west property lines(a 10-foot side yard setback is required per code). • All the existing trees on the site(all on the north property line)will be preserved,protected, and maintained as a good buffer to the residential neighborhood to the north. A tree survey was completed to locate all of the trees. Also,new trees will be added to the north tree line to infill the northwest corner of the site where there are currently some gaps. • A full landscape plan and civil engineering plans are now part of the submittal. • A traffic study was completed and the impact to 391h Street North will be minimal. • The sidewalk connection to the Arbor Glen Senior Living facility was moved slightly to the north to align with the sidewalk access to the main entry of the facility and to the outdoor dining. This location is better for safety while walking a shorter and more direct route. • The village park in the center of the development is more defined with the pickle ball courts,bocce ball courts, and small playground structure,raised gardens,a trellis,and circulation paths with benches. • The parking layout has been adjusted per the changes and the new parking count is 120 stalls and 117 stalls are required per city zoning code. The Location and Demand This proposed independent senior living project is the 5-acre parcel adjacent to Arbor Glen Senior Living(11020 391 Street) in Lake Elmo. Lake Elmo is a suburban community of 9,916 people(2018 estimate)in Washington County. While lower-density, Lake Elmo is surrounded by larger neighbors.To the northeast is Stillwater (population 19,750)and Oak Park Heights(4,740). On the southwest is Woodbury(69,500)and on the west is Oakdale(28,100). Lake Elmo is an appealing residential location as it combines a picturesque rural character with excellent access to shopping and services in the surrounding area.Based on the resident draw pattern of the existing Arbor Glen Senior Living,community orientation,proximity to other senior housing properties in the surrounding area,geographic barriers,and our knowledge of senior housing draw areas,we estimate that a new senior rental housing development on the Site in Lake Elmo would attract approximately 65%of its residents from a draw area(Primary Market Area,or"PMA")that includes Lake Elmo,West Lakeland Township,and Baytown Township.The remaining portion of the senior housing demand(35%)would come from outside the PMA,particularly parents of adult children living in the PMA. The preliminary senior housing study was completed by Viewpoint Consulting Group,Inc. Based on pent-up demand and the growth in senior households,the Market Study identified an unmet demand for independent senior living units,assisted living units and memory care units. These numbers conservatively reflect a capture rate of 45%of the market area excess demand. The senior population is projected to continue to see an increase for the next five years.This provides for a very healthy and growing senior population. The Project The site development for this project,managed by Ebenezer,is a total 60 units designed around a common park-like green space and site amenities for senior independent living. This would consist of a 42-unit senior living three-story apartment building with larger one-bedroom units,two- bedroom units, and two-bedroom units plus dens and the building will have internal parking.The site plan layout will also include 18 patio homes(9 buildings with either two-bedroom or three- bedroom units). The rent structure is comparable to neighboring facilities and other new campuses that are currently being constructed across the region. The apartment building will incorporate typical senior building amenities such as a community room,multi-purpose rooms,fitness room,management office and a food serving kitchen for serving community room. The exterior of the buildings will complement the adjacent Arbor Glen facility and will incorporate brick,stone and Hardi-type siding(cementitious siding)with a sloping asphalt shingle roof. The building will be set back off the adjacent streets with extensive patios, landscaping,gardens,walks and courtyards. The Management Team—Ebenezer Senior Services: Founded in 1917 by Minneapolis Lutherans to provide community-centered care for homeless older adults and others in need,Ebenezer Society programs and services today include: • Independent Living(including condominiums,cooperatives and senior apartments) • Assisted Living • Memory Care • Transitional and Long-term Care • Adult and Intergenerational Day Programs • Community-based Services • Management and Consulting Services • The Ebenezer Foundation Part of Fairview Health Services since 1995,their combined resources and expertise offer access to a full range of choices for vibrant senior living. In partnership with the University of Minnesota, they are also part of an academic health system improving the patient's clinical experience, conducting nation-leading research and achieving academic prominence. Ebenezer will assist in analyzing the market, establishing a strategic marketing plan, producing sales collateral, coordinating a public relations plan,and training sales staff. Through Ebenezer's system for managing leads,maximizing sales,and monitoring programs to reach occupancy projections, this new senior living facility hopes to fill this facility within two years of opening. Ebenezer will provide effective on-site management as well as consulting services in all areas of management. Ebenezer has proven that quality patient care and a positive bottom line can go hand- in-hand. Ebenezer will evaluate the facilities' strengths and weaknesses and they will assess current programs, any service gaps,as well as opportunities and threats in the external market environment. From this,recommendations for new service options tailored to the needs of seniors will be developed and include an individualized implementation plan. The anticipated number of employees for this independent senior living facility project will be approximately 4 employees. This will include an executive director,a marketing director, staff for activities,and maintenance person. Please contact me if you have any questions or comments. Sincerely, Mathew J. Prisbie,AIA Vice President—Ayres Associates Inc I PUD Density Calculations Information Site for Proposed Lake Elmo Senior Living Project Parcel Ntunber: 13.029.21.22.0013 Legal Description: BROOKMAN 3RD ADD LOT 2 BLOCK 2 SUBDIVISIONCD 37102 Summary: The Concept Site Plan shows 60 total units--42 in the three-story apartment building and 18 in the one-level patio home buildings. The existing zoning of the site,VMX, shows the density for development at 6-10 units per acre. So, the summary of the density of the proposed concept site plan starts with the 10 units/acre= 50 units and then we meet several of the PUD"density increases"to meet the 20% increase which adds another 10 unit for a total of 60 units. Please see our density increase calculations below from the City Zoning Code From the City of Lake Elmo Zoning Code: § 154.754 DENSITY. The PUD may provide for an increase in density of residential development by up to 20%of that allowed in the base zoning district. Applicants seeking increased residential density through a Planned Unit Development are required to provide at least 1 or a combination of site amenities that equal the required amount of amenity points to achieve the desired density bonus. A. Amenity Points and Equivalent Density Increases. Increases in density will be awarded through a 1:1 ratio with amenity points.For every increase in amenity points for a Planned Unit Development, the applicant will be allowed an equivalent amount of density increase,up to a maximum increase of 20%. Table 16-1 outlines the required amount of amenity points to achieve various density increases. Table 16-1: Amenity Points and Equivalent Density Increases l i Yam: = nar_ as ME 5 5% 10 10% 15 15% 20 20% B. Site Amenities. Site amenities that are eligible for amenity points are listed in Table 16-2, including the associated standards of implementation. Some of the amenities may be awarded a range of amenity point-based upon the quality and magnitude of the amenity. Where the amenity does not meet all of the standards required in Table 16-2, no points shall be awarded. Partial points for site amenities shall not be awarded, except as otherwise allowed in Table 16-2. C. Site Amenities Not Listed. The city may also consider the allotment of amenity points for site amenities that are not otherwise specified within this ordinance as part of the preliminary plan phase of the planned development. Table 16-2: Site Amenities Points Amenity tandards 5-10 Underground or Proposed underground or structured parking must be integrated into the Structure Parking primary structure.The purpose of this amenity is to better integrate parking +10 into the site,reduce the amount of surface parking stalls,and reduce the p°rots amount of impervious surface.Proposed underground or structured parking must reduce the amount of surface parking stalls located outside of the footprint of the principal structure by a minimum of 25%.Amenity points will e awarded based upon the amount of surface parking stalls reduced(between 25-50%). For every additional 5%of surface parking stalls reduced above 25%, the applicant will be awarded 1 additional amenity point,up to a maximum of 10 amenity points.The facade of any underground or structure parking areas must match the architectural design of the principal structure. +0 Preservation,rehabilitation or restoration of designated historic landmarks in a 10 Historic Preservation manner that is consistent with the standards for rehabilitation of the Secretary points of the Interior as part of the development. Points Ain enity tandards A minimum of 50%of the site not occupied by buildings shall be landscaped +5 10 Additional Open outdoor open space.A minimum of 50%of the provided open space shall be p°rots Space contiguous. Open space classifications that qualify may include natural habitat, neighborhood recreation,trail corridors or open space buffers. +0 10 Dedication of land and construction of a public road,trail,pathway, or points Public Right-of-Way greenway that is part of an approved city plan,but outside the scope of the Dedication immediate project area. Right-of-way improvements should be designed per the specification of the City Engineer. The installation of fire sprinkler systems,per NFPA 13, 13D or 13R,in +0 5 Fire Sprinkler structures that are not currently required to install these systems under state points Systems code.Amenity points will only be awarded in situations where there are a significant proportion of structures in the development that are not required to be sprinkled under State Building Code. In addition,the density bonus calculation shall only be applied to the number of structures that do not require fire sprinkler systems. +5 The purpose of this amenity is to better integrate surface parking into the site 5 Contained Parking and reduce the amount of visible surface parking from the public right-of-way. points Parking should be rear-loaded and hidden by the building facade, or integrated into the site in some other fashion that is acceptable to the city. This amenity is separate from underground or structure parking. The proposed development shall meet the minimum standards for LEED Silver +0 5 Leadership in Energy certification.The project does not have to achieve actual LEED certification; points and Environmental however,the developer must submit the LEED checklist and documentation to Design the city,approved by a LEED Accredited Professional(LEED-AP),which shows that the project will comply with LEED Silver requirements. I I Points Amenity tandards Pedestrian A site and building design that allows for exceptional and accessible pedestrian +2 5 and/or bicycle access through and/or around a site.The improvements shall use p°rots Improvements a combination of trails,landscaping, decorative materials,access control and lighting to create safe,clear and aesthetically pleasing pedestrian facilities through and/or around the site that comply with the Americans with Disabilities Act accessibility requirements. +0 Significant renovation,rehabilitation and adaptive reuse of an existing p°rots 5 Adaptive Reuse building(s),rather than demolition. The development shall include some form of plaza or public square that is +5 5 Plaza wholly or partly enclosed by a building or buildings.Plazas are landscaped or pointspaved open areas that shall have a minimum area not less than 1,000 square feet. Plazas for commercial or mixed-use development shall be open to the public during daylight hours. Points Amenity Standards Enhanced A Landscaping Plan of exceptional design that has a variety of native tree, +5 1-5 Landscaping shrub and plan types that provide seasonal interest and that exceeds the p°rots requirements of the Lake Elmo Design Standards Manual.The landscaped areas should have a resource efficient irrigation system. The Landscaping Plan shall be prepared by a licensed landscape architect.Amenity points shall be awarded based upon the quality and magnitude of the Landscaping Plan. 3 Provide capacity for infiltrating stormwater generated onsite with artful rain +3 Enhanced Storm garden design that serves as a visible amenity.Rain garden designs shall be points Water Management visually compatible with the form and function of the space and shall include long-term maintenance of the design. The design shall conform to the requirements per the Minnesota Stormwater Manual and shall meet the approval of the City Engineer. Significant utilization of various elements of Theming consistent with the 2013 +3 1-3 Theming Lake Elmo Theming Project,including but not limited to signage,fencing, p°rots landscaping,lighting and site furnishings.Amenity points will be awarded based upon the quality and magnitude of Theming elements integrated into the roj ect. 3 Site planning that preserves significant natural features or restores ecological +0 Natural Features functions of a previously damaged natural environment. p°rots Estimated total of +/-38 potential points awarded Max points allowed is 20 points for 20% density increase FOCUSENGINEERING, inc. MEMORANDUM Cara Geheren, P.E. 651.300.4261 Jack Griffin,P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Date: December 2, 2019 Chad Isakson, P.E. 651.300.4285 To: Ken Roberts, Planning Director Re: Lake Elmo Senior Development Cc: Chad Isakson,Assistant City Engineer Final Plan Review From: Jack Griffin, P.E., City Engineer Engineering has reviewed the Final PUD and Site Plans for the Lake Elmo Senior Development to be located along 39th Street North,just east of Arbor Glenn Senior Living. The submittal consisted of the following documentation received November 11, 2019: • Final PUD and Site Plans dated November 6, 2019, prepared by Ayres Associates. • Erosion Control and Storm Water Management Plan dated September 17, 2019 prepared by Ayres Associates. • Traffic Impact Study dated August 30, 2019 prepared by Ayres Associates. Engineering review comments are as follows: Final Construction Plans and Specifications must be prepared in accordance with the latest version of the City Engineering Design Standards Manual, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. STREETS AND TRANSPORTATION • Site Access/Access Management is sufficient. The site plan provides for one driveway access to the development. The proposed access meets the acceptable spacing guidelines from the existing driveway at Arbor Glen and maintains an adequate offset from the south leg of Laverne Avenue. • Traffic Impact Study. A traffic impact study has been submitted as part of the site plan application. The Study findings indicate no additional travel lanes,turn lanes or other road improvements are required. • Private roads internal to the site have been provided at a minimum width of 24 feet.Additional width up to 32 feet is provided where bump-out parking is accommodated. Fire lanes to the east and west side of the Senior Living Building have been provided. The private roadway network and emergency vehicle access must meet the approval of the Lake Elmo Building Official and Fire Department. RIGHT-OF-WAY AND EASEMENTS • No additional right-of-way dedication is required along 39th Street North.The site plans show that the existing right-of-way provides a minimum of 40 feet from street centerline along the entire length of the property. • 39th Street North Utility Easement Dedication.A 10-foot drainage and utility easement for small utilities must be dedicated to the city along the entire north boulevard of 39th Street North. The plans indicate that this easement exists for the current platted lot. The site plans must be prepared in a manner to preserve the full 10-feet for small utility installation with no obstructions (e.g. signs, trees, structures, etc.). • Drainage and utility easements for the public watermain and hydrants must be dedicated to the city in the city's standard form of easement agreement. These easements have been shown on C501. However, no easement agreements have been submitted as required by the conditions of preliminary plat. PAGE 1 of 3 STORMWATER MANAGEMENT • The site plan is subject to a Storm Water Management Plan meeting State, VBWD and City rules and regulations. A Valley Branch Watershed District (VBWD) permit has been obtained, dated November 6, 2019. The applicant must provide a full combined PDF Stormwater Management Plan.The plan must be signed by a Professional Engineer registered in the State of Minnesota. • The storm water facilities constructed for this development will remain privately owned and maintained. The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the city's standard form of agreement. • Stormwater calculations indicate that the proposed private stormwater basins on-site include sufficient storm water detention to reduce the storm water rates discharging to the public storm sewer systems located along 39th Street North.Therefore, no additional downstream capacity is shown to be needed. MUNICIPAL WATER SUPPLY • The proposed property is located in the Old Village MUSA and intermediate water system pressure zone. • Connection to the municipal water supply is readily available to serve this property. The applicant will be required to connect, at its sole cost,to the existing 8-inch DIP stub that was installed to serve this property. A minimum 8-inch diameter watermain is shown to be extended internal to the site with private water services stubbed for connection to each individual building. • Hydrants and gate valves are proposed throughout the property as directed by the Fire Department and Public Works Department.The most northeastern hydrant must be relocated in accordance with the plan submitted to the developer's engineer dated October 9, 2019. The hydrant service must be moved north of the water services for all twin homes.The 8-inch service line north of the relocated hydrant"tee" must be clearly labeled "Private Water Service" for the Lake Elmo Senior Living Building. The hydrant "tee" must be clearly labeled "end of public watermain". • Drainage and utility easements are proposed to be dedicated to the city for the public watermain and hydrants, minimum 30-foot easements centered over the hydrant or pipe, as shown on C501.These easements must be revised per the revised watermain layout required in this plan review. • Water availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the WAC/Connection charges for each building. MUNICIPAL SANITARY SEWER • The proposed property is located in the Old Village MUSA current Regional Sewer Staging Plan and would discharge to the MCES Cottage Grove Ravine Interceptor. • Connection to the municipal sanitary sewer system is readily available to serve this property.The applicant will be required to connect, at its sole cost,to the existing 8-inch PVC stub that was installed to serve this property. An 8-inch diameter sanitary sewer main will be required to be extended internal to the site with private sewer service stubs installed for connection to each individual building. • All sanitary sewer mains internal to the site shall remain privately owned and maintain. • Sewer availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the SAC/Connection charges for each building. SITE PLANS • The plans must incorporate construction parking and staging that clearly provides for the maintenance of unobstructed traffic along 39th Street North, the protection and preservation of 39th Street North, and the restoration of any damage within the public right-of-way. No parking and construction staging, including loading and unloading materials and equipment will be allowed along 39th Street North at any time during the construction of the site improvements and buildings. All street and boulevard damage caused by the construction activities must be repaired or replaced at no cost to the city and meeting city standards and specifications. PAGE 2 of 3 • C100 and C200. Existing conditions and demolition plans are incomplete. The plans must clearly label all existing utilities, including utility type, material,and size; label all adjacent streets,showing street name,street width, and right-of-way width; label all trails and sidewalks including trail and sidewalk width. • C200. Revise sawcut location. Street cuts are allowed only to full drive lane widths. • C300. Revise asphalt patch location along 39th Street North to provide only full drive lane patches. • C300-0500. All plans must clearly label all existing utilities, including utility type, material, and size; label all adjacent streets, showing street name, street width, and right-of-way width; label all trails and sidewalks including trail and sidewalk width, and pavement types. • C400. Site Grading. The grading plans must be revised to show the "low floor elevation for all buildings. Plans currently show first floor elevations but do not clearly indicate slab on grade structures. Plan notes must clearly indicate the lowest floor elevation allowed for any building. • C500. Site Utilities. Relocate the most northeastern hydrant in accordance with the plan submitted to the developer's engineer dated October 9, 2019.The hydrant service must be moved north of the water services for all twin homes.The 8-inch service line north of the relocated hydrant"tee" must be clearly labeled "Private Water Service" for the Lake Elmo Senior Living Building. The hydrant "tee" must be clearly labeled "end of public watermain". • C500. Castings appear to be called out as WisDOT standards; Neenah type should be indicated in plans. • C500. Remove the 24"x6" orifice reference for Structure S05 to be consistent with the approved HydroCAD model. • C501. Easements. Revise the drainage and utility easement per the revised watermain layout required on C500. • C807. Revise plan note on Storm Chamber Sheet 5 or 5 from 9" Stone Foundation to 1.6 feet of Stone Foundation to be consistent with the HydroCAD model and the table on Storm Chamber Sheet 2 or 5.Approved HydroCAD model assumes 1.6 feet of stone under arch gallery. LANDSCAPE PLANS • L101 and L102. Correct Plan scale. • L101 and L102. Revise tree planting locations to eliminate drainage conflicts. Trees should not be planted in drainage flow paths, near emergency overflows, within 10-feet of storm sewer inlets or outlets, or within 10- feet of infiltration and bioretention basins to allow maintenance access around basin perimeters. PAGE 3 of 3 ^V WENCK Responsive partner. Exceptional outcomes. To: Ken Roberts, City of Lake Elmo Planning Director From: Lucius Jonett, Wenck Landscape Architect Date: November 11, 2019 Subject: City of Lake Elmo Landscape Plan Re-Review (11-11-2019) Lake Elmo Independent Living Review Initial #1_Revised (10-18-2019) Submittals • Site Demolition (Tree Preservation) Plan, dated September 12, 2019, received September 25, 2019. ■ Landscape Plans, dated September 12, 2019, received September 25, 2019. ■ Final PUD City Submittal, dated October 25, 2019, received November 7, 2019. Location: East of Arbor Glen Senior Living (11020 39t" Street) in Lake Elmo, MN Land Use Category: Village Mixed Use Surrounding Land Use Concerns: N/A Special landscape provisions in addition to the zoning code: Screening is required along the north property line per City code. Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming Toll Free 800-472-2232 Web wenck.com Ken Roberts Planning Director WENCK City of Lake Elmo November 11, 2019 Responsive partner. Exceptional outcomes. Tree Preservation: An existing conditions and site demolition plan showing tree survey, removal and preservation plan has been submitted, including a tree inventory showing individual trees that are exempt, removed and saved. The allowable tree removal limit is not exceeded; therefore no mitigation plan or replacement trees are required. Entire Site Total Caliper Inches of Significant Trees On-Site: 1364.0 Cal Inches Common Trees 1364 Conifer/Evergreen Trees 0 Hardwood Trees 0 Nuisance Trees 0 Significant Inches Removed On-Site 35 Cal Inches Common Trees 35 Conifer/Evergreen Trees 0 Hardwood Trees 0 Nuisance Trees 0 30%Tree Removal Limits (Cal. Inches) Allowed Proposed Subtract Common Tree Removals 409.2 35 Subtract Conifer/Evergreen Tree Removals 0 0.00 Subtract Hardwood Tree Removals 0 0 Removals in excess of 30% allowances Removals in excess of 30% allowances 0.0 Cal Inches Common Removals in Excess of 30% Allowance 0.0 Conifer Removals in Excess of 30% Allowance 0.0 Hardwood Removals in Excess of 30% Allowance 0.0 Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches Conifer Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Common Tree Replacement Required @ 2.5" per Tree 0 #Trees Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 #Trees Hardwood Tree Replacement Required @ 2.5" per Tree 0 #Trees A. Tree replacement is not required because less than thirty (30) percent of the diameter inches of significant trees surveyed will be removed. B. Tree replacement calculations follow the required procedure and are correct. 2 T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.docx Ken Roberts Planning Director WENCK City of Lake Elmo November 11, 2019 Responsive partner. Exceptional outcomes. Landscape Requirements: The landscape plans meet the code required number of trees. The proposed landscape plans show more than the code required tree quantities. Master Plan Master Plan (Code Required) Proposed Street frontage 430 Lineal Feet Lake Shore 0 Lineal Feet Stream Frontage 0 Lineal Feet Total Linear Feet 430 Lineal Feet /50 Feet = Required Frontage Trees 9 Trees Development or Disturbed Area 223600 SF Development or Disturbed Area 5 Acres *5 = Required Development Trees 25 Trees Interior Parking Lot Spaces* 35 Spaces /10 = Required Parking Lot Trees 4 Trees Perimeter Parking Lot Frontage Length 0 Lineal Feet /50 = Required Frontage Strip Trees 0 Trees Required Mitigation Trees 0 Required Number of Trees (**or***) 38 Total Trees to Date 56 *Residential development- mitigation replacement trees are in addition to landscape required tree counts. ** Commercial, mixed-use development- mitigation replacement trees can be included toward landscape required tree counts. 1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage. 2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of land that is developed or disturbed by development activity. Because the applicant is proposing to provide more trees than is required by code, the landscape plans do not appear to meet the minimum compositions of required trees (up to 15% of the required number of trees may be ornamental). The proposed planting species, quantity and composition all exceed City requirements. Master Plan Qty Composition Deciduous Shade Trees 24 43% >25% required Coniferous Trees 20 36% >25% required Ornamental Trees 12 21% <15% required Tree Count 56 3 T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.docx Ken Roberts Planning Director WENCK City of Lake Elmo November 11, 2019 Responsive partner. Exceptional outcomes. A. A landscape plan has been submitted that does include all requirements. B. The landscape plan does include the landscape layout requirements: C. Interior Parking Lot Landscaping - The development does include interior parking lots. 1. At least 5% of the interior area of parking lots with more than 30 parking spaces is devoted to landscape planting areas. The parking lot is measured at approximatively 5,521 square feet and a planting bed measuring approximately 6,578 square feet separates the parking lot from the northern building. The planting area is approximately 119% of the interior of the parking lot area. 2. The planting area includes 8 shade trees satisfying the minimum required tree planting requirements for interior parking lots. D. Perimeter Parking Lot Landscaping - The development does not include perimeter parking lots. E. Screening - Screening is required along the north property line per City code. The landscape plan utilizes existing trees on the north edge of the property, preserves existing trees on site as a buffer to the north property line and proposes additional tree plantings to enhance the screening. The landscape plan meets screening requirements. F. PUD Amenity Points Requested 1. Additional Open Space standards have not been met. Approximately 44% of the site not occupied by buildings is landscape outdoor open space (50% minimum required). Approximately 44% of the landscape outdoor open space is contiguous (50% minimum required). 2. Pedestrian Improvement standards have been met. A site and building design has been provided that allows for accessible pedestrian and/or bicycle access through and/or around the site. Addition detail on any decorative materials, access control or lighting should be provided. 3. Plaza standards have been met The development has included a public square that is wholly enclosed by buildings, is 14,555 square feet (1,000 square foot minimum required). 4. Enhanced Landscaping standards have been met • An enhanced Landscaping Plan has been provided that exceeds the requirements of the Lake Elmo Design Standards Manual. • The Landscaping Plan does detail a resource efficient irrigation system. • The Landscaping Plan has been signed by a licensed landscape architect. 4 T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.docx O T Ken Roberts S� Planning Director WENCK City of Lake Elmo November 11, 2019 Responsive partner. Exceptional outcomes. 5. Theming standards have not been met • Theming elements consistent with the 2013 Lake Elmo Theming Project, including but not limited to signage, fencing, landscaping, lighting and site furnishings, have not been shown on the landscape plans or in the details. Findings: • Up to 15% of the required number of trees may be ornamental tree per city code. Currently, the percentage of ornamental trees is too high. But the applicant has elected to use Enhanced Landscaping amenity points as part of their PUD submittal and has provided landscaping above and beyond City minimum requirements. Having a higher percentage of ornamental trees should be allowed for this development. • All utilities and pavements are now shown on the landscape plan to review for tree placement conflicts. The previously marked 8 trees with potential utility conflicts have been checked with the updated landscape plan with utilities and there are no conflicts. • The standard for the Pedestrian Improvement amenity requires trails, landscaping, decorative materials, access control and lighting to create safe, clear and aesthetically pleasing pedestrian facilities. A plan or details on any decorative materials, access control or lighting should be provided. • The standard for the Enhanced Landscaping amenity requires that the landscaped areas should have a resource efficient irrigation system. A plan or details on how the irrigation system will be designed to be resource efficient has been provided. • The standard for the Theming amenity requires elements consistent with the 2013 Lake Elmo Theming Project. Addition detail on proposed signage, fencing, landscaping, lighting and site furnishings, should be provided. Recommendation: It is recommended that conditions of approval include: 1. Submit a revised landscape plan including the following: a. Provide additional detail on any decorative materials, access control or lighting used for Pedestrian Improvements. b. Provide a plan or additional detail on the theming elements (signage, fencing, landscaping, lighting and site furnishings) used for Theming amenity points. Sincerely, Lucius Jonett,QA (MN) Wenck Associates, Inc. City of Lake Elmo Municipal Landscape Architect 5 T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.docx THE CITY OF PLANNING COMMISSION LAKE ELMO DATE: 12/09/19 AGENDA ITEM: 4B—BUSINESS ITEM CASE# ITEM: Minor Subdivision—DPS Lake Elmo SUBMITTED BY: Ken Roberts, Planning Director REVIEWED BY: Ben Prchal, City Planner SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider a minor subdivision request from Continental 483 Fund(Continental Development) and Alan Dale(the property owner)to divide approximately 69 acres of land into four separate development parcels. The proposed minor subdivision would facilitate the transfer of separate parcels to developers before the recording of their respective final plats. This includes the site (proposed Outlot D) for the construction of the Springs Apartments to be located on the northeast corner of Hudson Boulevard and Julia Avenue North. Staff is recommending approval of the minor subdivision, subject to conditions. GENERAL INFORMATION Applicant: Continental 483 Fund(Gwen Wheeler), Menomonee Falls,WI 53051 Property Owners: DPS-Lake Elmo, LLC (Alan Dale), 6007 Culligan Way,Minnetonka, MN 55345 Location: Property between Hudson Blvd and 5th Street North-PID Numbers 34.029.21.43.0003 (east) and 34.029.21.34.0006 (west) Request: Application for a Minor Subdivision to split said property into four separate parcels Existing Land Use and Zoning: Former homestead and open field; future development site for the Springs Apartments and the Union Park Townhouses. Current Zoning: HDR(urban high density residential) and PUD Surrounding Land Use and Zoning: North—Single-family homes in Savona across 5th Street North; East—Future commercial development site on the north side of Hudson Boulevard and the Savona Townhouses; West—Existing commercial development along Hudson Boulevard; South— Interstate 94 across Hudson Boulevard Comprehensive Plan: MU-C (mixed use commercial) History: On October 1, 2019, the City Council approved the proposed Final Plat and Final PUD Plans for Springs Apartments, subject to the conditions of approval listed in the staff report. Deadline for Action: Application Complete— 11-08-2019 60 Day Deadline—01-07-2020 2 Extension Letter Mailed—No 120 Day Deadline—N/A Applicable Regulations: Chapter 153 —Subdivision Regulations REQUEST DETAILS The City of Lake Elmo has received a request from Continental 483 Fund(Gwen Wheeler) and DPS Lake Elmo (Alan Dale -the property owner), for a minor subdivision. This request is to divide the property between Hudson Boulevard and 5th Street North into four parcels. The purpose of the proposed minor subdivision is to facilitate the transfer of the proposed parcels to separate buyers (the development companies)before the recording of final plats. This includes proposed Outlot D to Continental 483 Fund for the Springs Apartments and Outlots A and C to Pulte for the Union Park townhouses. The proposed minor subdivision also would create an Outlot B immediately west of the future Julia Avenue that would be future development. The property owner intends to develop the future Outlot B for a mix of uses,but the City has not yet received any development applications for this part of the minor subdivision. The reason for this request is the expected timing of real estate transactions. As you may recall,the City approved the Union Park final plat as requested by Pulte earlier this year for this same property. That final plat included parcels for the Union Park townhouses, the right-of-way for Julia Avenue and a separate lot for the Springs Apartments. Unfortunately,the Continental 483 Fund is expecting to close of the purchase of their development site (proposed Outlot D) for the Springs of Lake Elmo in February. This closing date is before Pulte wants to record the Union Park final plat as approved by the City. Without the recording of the Union Park final plat,the Continental 483 Fund does not have a separate parcel to purchase for their development. This minor subdivision, if approved by the City, creates separate parcels for all the development sites so each development company may make their purchases separate from each other and not contingent on the recording of the Union Park final plat. All the proposed parcels are consistent with the shapes and sizes of the lots in the approved Union Park final plat. The applicant also is proposing a 100-foot- wide street easement running north/south through the center of the site for the future Julia Avenue. The City's Subdivision regulations allow for certain subdivisions of land to be exempt from the City's requirements for platting when no more than four lots are being created,when no new public infrastructure,rights-of-way or streets are necessary and when the proposed lots meet the minimum road frontage and area requirements of the underlying zoning. The proposed minor subdivision does not require any new public infrastructure or any new public street rights-of-way as those improvements are in place. Each of the lots the minor subdivision would create exceed the commercial zoning requirements concerning lot size and lot frontage (20,000 square feet and 100 feet respectfully). As such, the proposed plat meets all the City requirements for a minor subdivision. The City should require the applicant to change the proposed minor subdivision to drop Outlot E from the plat. This is because the City does not allow minor subdivisions to include lots or rights-of-ways for streets and because 5th Street North is already covered by an existing street easement. DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed DPS Lake Elmo minor subdivision: 3 • That the DPS Lake Elmo minor subdivision is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. • That the DPS Lake Elmo minor subdivision is consistent with the Union Park final plat,with the Springs of Lake Elmo PUD plans and with the standards of the City's HDR(high density residential)zoning district including lot width and minimum lot area. • That the DPS Lake Elmo minor subdivision meets the requirements of the City's subdivision ordinance and specifically the requirements concerning exceptions to platting. RECOMENDATION: Staff recommends that the Planning Commission recommend approval of the minor subdivision request from Continental 483 Fund and DPS Lake Elmo to divide the property between Hudson Boulevard and 5th Street north into four development parcels, subject to the applicant/owner: 1. Dedicating to the City a 100-foot-wide street easement for future Julia Avenue. 2. Removing Outlot E from the subdivision. Suggested motion: "Move to recommend approval of the proposed DPS Lake Elmo minor subdivision that will subdivide the property between Hudson Boulevard and St"Street north into four development parcels, subject to the applicant/owner dedicating to the City a 100 foot-wide street easement for future Julia Avenue and removing Outlot E from the subdivision." ATTACHMENTS: 1. Location Map 2. Property Line Map 3. Proposed Minor Subdivision(2 pages) 4. Street Easement Exhibit(Julia Avenue) i A 11111111 ME �I��tNllll'r!� 111111� �,��trmrrrrl� HIM �r�tullt��luulr'► HOW ELI 1 2 C NT loll — IR �rMw o ' y� _ .ter 17illlil■ �� JJ Gl � �V•lk+ _- �� if 11 SC��tl1l�� . ■. Washington County Property Viewer Page 1 of 1 Sign in W-cishino,tc�n 'ct)tlllty �'�"�p�rtil �Ji�tiv�i• r ter' I 1 .• r �,1 r' ��~ ® S7H $TREE f' ® HUE I J--dbu=Uakes http://maps.co.washington.mn.us/PropertyViewer/ 11/8/2019 DPS LAKE ELMO Know all persons by these presents:That DPS Lake Elmo LLC,a Minnesota limited liability company,owner of the following described property situated in the County of Washington,State of Minnesota,to CITY COUNCIL,Lake Elmo,Minnesota wit: This plat was approved by the City Council of Lake Elmo,Minnesota,this day of ,20 ,and hereby certifies compliance with all requirements as set forth in the That portion of the East Half of the Southwest Quarter and that portion of the West Half of the Southeast Quarter,both in Section 34,Township 29,Range 21,Washington County,Minnesota,described as Minnesota Statutes,Section 505.03,Subdivision 2. follows: Commencing at the West Quarter corner of said Section 34;thence South 00 degrees 00 minutes 40 seconds East,along the West line of said Section 34,a distance of 472.55 feet;thence North 89 degrees 57 minutes 32 seconds East,a distance of 1315.91 feet to the West line of said East Half of the Southwest Quarter;thence South 00 degrees 02 minutes 55 seconds West,along said West line a distance of Signed: Attest: 714.99 feet to the point of beginning;thence North 89 degrees 55 minutes 22 seconds East,a distance of 212.38 feet;thence Southeasterly along a tangential curve concave to the Southwest having a central angle of 29 degrees 05 minutes 37 seconds,a radius of 1100.00 feet for an arc distance of 558.56 feet;thence South 60 degrees 59 minutes 01 seconds East,tangent to said curve,a distance of Mayor City Clerk 224.27 feet;thence Southeasterly along a tangential curve concave to the North,having a central angle of 68 degrees 21 minutes 23 seconds,a radius of 760.00 feet for an arc distance of 906.71 feet; thence North 50 degrees 39 minutes 36 seconds East,a distance of 410.97 feet;thence Northeasterly along a tangential curve concave to the Southeast,having a central angle of 20 degrees 49 minutes 17 seconds,a radius of 1060.00 feet for an arc distance of 385.20 feet;thence North 71 degrees 28 minutes 52 seconds East,tangent to said curve,a distance of 202.22 feet to the East line of said West Half COUNTY SURVEYOR,Washington County,Minnesota of the Southeast Quarter;thence South 00 degrees 01 minutes 13 seconds West,along the East line a distance of 1517.53 to a line parallel with and distant 217.80 feet North of the North right of way line of Highway No.12;thence South 89 degrees 54 minutes 16 seconds West,along said parallel line,a distance of 200.00 feet to a line parallel with and distant 200.00 feet West of said East line ofthe West Pursuant to Chapter 820,Laws of Minnesota,1971,and in accordance with Minnesota Statutes,Section 505.021,Subd.11,this plat has been reviewed and approved this day of Half of the Southeast Quarter;thence South 00 degrees 01 minutes 13 seconds West,along said parallel line,a distance of 173.18 feet to the North line of Minnesota Department of Transportation Right of Way Plat No.82-43;thence South 89 degrees 18 minutes 12 seconds West,along said North line a distance of 1875.94 feet;thence continuing along said North line South 89 degrees 53 minutes 55 '20 seconds West,a distance of 230.61 feet to the East line of the West 333.00 feet of said East Half of the Southwest Quarter;thence North 00 degrees 02 minutes 55 seconds East,along said line a distance of 599.99 feet to the North line of the South 675.00 feet of said East Half of the Southwest Quarter;thence South 89 degrees 53 minutes 57 seconds West,along said North line a distance of 333.00 feet to said West line of the East Half of the Southwest Quarter;thence North 00 degrees 02 minutes 55 seconds East,along said West line a distance of 774.53 feet to the point of beginning. BY By Washington County Surveyor Has caused the same to be surveyed and platted as DPS LAKE ELMO. In witness whereof said DPS Lake Elmo LLC,a Minnesota limited liability company,has caused these presents to be signed by its proper officer this day of ,20 COUNTY AU DITOR/TREASURER,Washington County,Minnesota Pursuant to Minnesota Statutes,Section 505.021,Subd.9 and Section 272.12,taxes payable in the year 20 ,on real estate hereinbefore described,have been paid;and there are no delinquent taxes and Signed:DPS Lake Elmo LLC,a Minnesota limited liability company transfer has been entered,on this day of ,20 By By By: ,its Washington County Auditor/Treasurer Deputy STATE OF COUNTY RECORDER,Washington County,Minnesota COUNTY OF Document Number The foregoing instrument was acknowledged before me on this day of ,20 ,by ,of DPS Lake Elmo LLC,a I hereby certify that this instrument was filed in the office of the County Recorder for record on this day of ,20 ,at o'clock-M.and was duly recorded in Minnesota limited liability company,on behalf of the company. Washington County Records. By: By: Notary Public, County,Minnesota Notary Printed Name Washington County Recorder Deputy My Commission Expires I Craig E.Johnson do hereby certify that this plat was prepared by me or under my direct supervision;that I am a duly Licensed Land Surveyor in the State of Minnesota;that this plat is a correct representation of the boundary survey;that all mathematical data and labels are correctly designated on this plat;that all monuments depicted on this plat have been,or will be correctly set within one year;that all water boundaries and wet lands,as defined in Minnesota Statutes,Section 505.01,Subd.3,existing as of the date of this certificate are shown and labeled on this Plat;and all public ways are shown and labeled on this plat. Dated this day of ,20 Craig E.Johnson,Licensed Land Surveyor, Minnesota License No.44530 STATE OF MINNESOTA COUNTY OF The foregoing instrument was acknowledged before me on this day of ,20 ,by Craig E.Johnson. Notary Public, County,Minnesota Notary Printed Name My Commission Expires SAMBATEK, INC. 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L— 1 I ♦� LE g 100 o HUDSON BOULEVARD N NORTH o zoo L J DENOTES STREET EASEMENT o SCALE IN FEET z �'Ilk CONTINENTAL 483 FUND, LLC Designed: Exhibit Number ppro Sambatek SPRINGS AT LAKE ELMO A :DL pproved:ceJ / LAKE ELMO, MINNESOTA issued:11/08/2019 1 1 www.sambatek.com STREET EASEMENT EXHIBIT Rev.: Engineering I Surveying I Planning I Environmental Date: Project No. 21654.01 THE CITY OF LAKE ELMO STAFF REPORT DATE: December 9,2019 TO: Planning Commission FROM: Ben Prchal, City Planner AGENDA ITEM: Driveway Ordinance—Additional Curb Cuts REVIEWED BY: Ken Roberts,Planning Director BACKGROUND The City reviewed Code Language pertaining to driveway curb cuts in 2018. During that review it was determined if a lot was able to meet specific conditions then a second cub cut could be allowed. One of the main limiting factors to this is the road classification. Additional access would not be allowed for lots that face a collector or arterial roadway. REQUEST OF THE COMMISSION Would the Commission considering the allowance of additional curb cuts onto roadways that are not under the jurisdiction of the City? PROPOSAL DETAILS/ANALYSIS During the review in 2018 Public Works and Engineering Staff indicated that there is a general lack of support for second curb cuts, as there is more potential for damage to city streets and curbs and more cost involved during street work projects. However, the intent of the proposed ordinance change would be to allow additional curb cuts onto streets that are not maintained by the City. With this being the case the issue of maintenance and increased cost during resurfacing does not necessarily fall to the City. Local Roadways — Generally consist of township roads or local City streets with the intent of directing traffic to specific neighborhoods. Arterials—These roads are larger highways or roads offering high speed mobility. Collectors — Can be divided into either major or minor collectors. These can be either City or County roadways which connect neighborhoods. Minor collectors are more or less limited to within the neighborhood. Proposed Change. The change would allow properties to have additional curb cuts if the controlling road entity approves the request. This would only apply to roads that are not under the jurisdiction of the City. FINANCIAL IMPACT Since the change will not have an impact on City controlled streets there a fiscal impact is not expected. RECOMMENDATION: - Recommend approval as proposed - Recommend approval with amendments - Recommend denial ATTACHMENTS: 1. Ord. 08-206 amending City's driveway ordinance 2. Map 7-1 Street Map (From Comp Plan) 1 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO.08-206 AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY AMENDING THE CITY'S DRIVEWAY STANDARDS SECTION 1. The City Council of the City of Lake Elmo hereby amends Title IX:General Regulations;Chapter 93:Streets and Sidewalks;Section 93.26:Driveways,by amending the following: (C) Number of curb cuts.In residential districts,each property shall be limited to 1 curb cut per dwelling unit.Up to two curb cuts may be allowed when neither access is onto a collector or arterial street when the lot exceeds 150 feet in width,when there is a minimum of 40 feet of spacing between driveway curb radii,and when the total width of both driveways does not exceed 26 feet. a)Aei?ardless of the raod classification,properties addressed to a road that is not under the ;,— Formatted:Font:Times New Roman jurisdiction of the City may obtain additional curb cuts by receiving permission from the overseeing entity of that roadway. The total accumuilation of the driveway(s)width is further determined by that entity and is not limited to 26 ft. SECTION 2. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 3. Adoption Date. This Ordinance 08-206 was adopted on this day of April 2019 by a vote of Ayes and Nays LAKE ELMO CITY COUNCIL Mike Pearson,Mayor ATTEST: Julie Johnson,City Clerk This Ordinance 08-206 was published on the day of 12019. 1 Map 7-1. Existing Functional Classification of Roadways Del—nt e He A /a k:�J ja Olson t` fill%1`171M --a Jane h a r NINE er Kill 7 runfisl A T-Mil 7-7 SE Downs Eagi Elmo = Point w Ho oose ;7 ON'alk7lgp Existing Functional Classification of Roadways Miles Classification —A-Minor Expander 0 0.3 0.6 1.2 1.6 —Principal Arterial —A-Minor Reliever Source:MnGEO,Metropolitan Council, —Other Arterial —Major Collector Washington County,City of Lake Elmo, —A-Minor Augmentor—Minor Collector SHC,Focus Engineering �A-Minor Connector TRANSPORTATION THE CITY OF LA KE City of Lake Elmo Comprehensive Plan 2040