HomeMy WebLinkAbout4-22-19 Planning Commission Meeting Packet
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday April 22, 2019
at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. April 8, 2019
4. Public Hearings
a. Final PUD Plan and Conditional Use Permit (CUP) - Metro Transit Park and Ride facility
- property on the south side of Hudson Blvd, west of Manning Avenue
5. Business Items
a. None
6. Communications/Updates
a. City Council Update – April 16, 2019
1. Legacy at North Star 2nd Addition Final PUD and Final Plat
b. Staff Updates
1. Upcoming Meetings:
• May 13, 2019
• May 29, 2019 (Wednesday after Memorial Day)
7. Adjourn
***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this
meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special
accommodations.
STAFF REPORT
DATE: 4/22/2019
PUBLIC HEARING
ITEM#:
TO: Planning Commission
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Metro Transit Park and Ride facility for the property on the south
side of Hudson Blvd, west of Manning Avenue
REVIEWED BY: Ben Prchal, City Planner
Sarah Sonsalla, City Attorney
Jack Griffin, City Engineer
BACKGROUND:
The Planning Commission is being asked to consider a request for approval of a conditional use
permit (CUP) and final PUD plans for the development of a Park and Ride lot by the Metropolitan
Council (Metro Transit). Metro Transit is proposing this new facility for a future platted lot (Lot
1, Block 1, Four Corners Second Addition) that will be on the south side of the realigned Hudson
Boulevard, west of Manning Avenue. (Please see Metro Transit’s project narrative, the attached
maps and project plans for more information).
GENERAL INFORMATION:
Applicant: Metropolitan Council (Metro Transit)
Property Owners: EN Properties, LLC
Location: Southwest corner of Hudson Blvd and Manning Avenue (Lot 1,
Block 1, Four Corners Second Addition)
Request: Final PUD Plan approval and a CUP for a Park and Ride Lot
Existing Land Use: Vacant
Surrounding Land Use: Lake Elmo Sod Farm and Residential/Agricultural (Rural
Development Transitional) and realigned Hudson Boulevard to the
North; Stillwater Bus Facility and Vacant Land (Rural Development
Transitional) to the West; I-94 to the South (Woodbury); Manning
Avenue and a future development site to the east zoned commercial.
Existing Zoning: C - Commercial
Comprehensive Plan: C - Commercial
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History: The property proposed for the Park and Ride lot is vacant land and
is now part of the existing Hudson Boulevard. The portion of the
property on which the park and ride facility is being proposed also
has been vacant land. A concept plan of a park and ride was
introduced to Council on September 19, 2006.
On March 19, 2019, the City Council approved a Preliminary Plat,
Preliminary Planned Unit Development (PUD) Plan and a Zoning
Map Amendment for a commercial development to be known has
Four Corners Second Addition. This proposal includes the
realignment of Hudson Boulevard and the creation of several lots
for commercial development (including a lot for park and ride lot)
for the property generally on the northwest corner of Manning
Avenue and Hudson Boulevard North.
Deadline for Action: Application Complete – March 22, 2019
60 Day Deadline – May 21, 2019 (applicant has waived this,
however)
Extension Letter Mailed – N/A
120 Day Deadline – N/A
Applicable Regulations: Chapter 153 – Subdivision Regulations
Section 154.210 – Off-Street parking
Article XII – Specific Development Standards
Article V – General Regulations
Article XIV – Commercial Districts
Section 154.258 – Landscape Requirements
ISSUE BEFORE THE COMMISSION:
The Planning Commission is being asked to hold a public hearing, review and make
recommendation on the land use requests for a park and ride facility for the property located on
the south side of the future Hudson Boulevard, west of Manning Avenue.
PROPOSAL DETAILS/ANALYSIS:
FINAL PUD PLANS
Minimum Lot Size Requirements. The site of the proposed Park and Ride Lot is consistent with
the lot shown as Lot 1, Block 1 of the Four Corners Second Addition. This proposed lot will be
5.66 acres and meets the City standards for minimum lot size and width as outlined in the
commercial zoning district regulations.
PUD Review. The proposed final PUD plans for this facility are generally consistent with the
preliminary PUD plans for the Four Corners Second Addition as approved by the City Council on
March 19, 2019.
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Final Plat. The developer of Four Corners Second Addition has not yet applied for nor received
final plat approval for his subdivision. Until the developer records the final plat with Washington
County, there is not an official lot for this particular project. Therefore, the City Council will not
be able to consider this request until after the final plat of Four Corners Second Addition has been
approved by the City Council and the plat has been recorded. Since it is not clear when the final
plat will be approved and recorded, Metro Transit has agreed to waive the requirement under
Minnesota Statutes Section 15.99 that requires approval of these types of land use applications
within 60 days so that the City can commence the review process. This is with the understanding
that City Council action on the applications for the Park and Ride lot will not be able to take place
until the City Council takes action on the final plat for Four Corners Second Addition.
Parkland Dedication. The City requires commercial development to provide fees to the City in
lieu of park land dedication. The City will require the developer or applicant to pay these fees
before recording the Four Corners Second Addition final plat. The current City parkland
dedication fee for commercial properties is $4,500 per acre.
Recommended Findings.
1) That the proposed Final PUD Plans for the Metro Transit Park and Ride facility is generally
consistent with the PUD Plans for the Four Corners Second Addition as approved by the
City of Lake Elmo on March 19, 2019.
2) That the Metro Transit Park and Ride Facility Final PUD Plan is consistent with the Lake
Elmo Comprehensive Plan and the Future Land Use Map for this area.
3) That the Metro Transit Park and Ride Facility Final PUD Plan generally complies with the
City’s Commercial zoning district standards except for impervious surface standard (78.8
percent versus a maximum of 75 percent) and parking lot setback standards.
4) That the Metro Transit Park and Ride Facility Final PUD plans comply with all other
applicable zoning requirements, including the City’s landscaping, storm water, sediment
and erosion control and other ordinances, except as noted in this report or attachment
thereof.
5) That the Metro Transit Park and Ride Facility Final PUD Plan complies with the City’s
Planned Unit Development Ordinance.
6) That the Metro Transit Park and Ride Facility Final PUD Plan is generally consistent with
the City’s engineering standards with the exceptions noted by the City Engineer in his
review comments to the City dated April 18, 2019.
Recommended Conditions of Approval. Staff recommends the following conditions be attached
to the approval of the Metro Transit Park and Ride Facility Final PUD Plans:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and utility construction plans shall be reviewed and approved by the
City Engineer. All changes and modifications to the plans requested by the City Engineer
in his memo dated April 18, 2019 shall be incorporated into these documents.
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2) Before the start of construction, Metro Transit shall enter into a site improvement
agreement acceptable to the City Engineer and the City Attorney that delineates who is
responsible for the design, construction, and payment of the required improvements
(including watermains, fire hydrants and landscaping) with financial guarantees therefore.
3) Easements as requested by the City Engineer and Public Works Department will be
documented on the final plat of Four Corners Second Addition. Easements in addition to
those dedicated to the City on the plat may needed pending review by the City of detailed
and updated utility and grading plans showing the location of all stormwater facilities,
watermains and fire hydrants.
4) The Final Landscape, Tree Planting and Irrigation Plans shall be submitted for review and
approval by the City Landscape Architect Consultant before the City releases any site work
or building permits.
5) The applicant must obtain all other necessary City, State, and other governing body permits
before the commencement of any construction activity on the parcel including but not
limited to building permits, watershed district permits, etc.
6) Any plans for construction on this site must comply with the Lake Elmo Design Standards
Manual and specific general site considerations and development standards for specific
uses within the Commercial Zoning District.
7) The site plan is subject to a storm water management plan meeting State, Valley Branch
Watershed District and City rules and regulations. The applicant/owner shall obtain all
applicable permits before starting any site work.
CONDITIONAL USE PERMIT
What is a Park and Ride? The City Code defines a park and ride as follows:
PARK AND RIDE. A parking lot or structure located along a public transit route designed
to encourage transfer from private automobile to mass transit or to encourage carpooling
for purposes of commuting, or for access to recreation uses.
Request. A park and ride lot is a conditional use within the Commercial Zoning District and so it
requires City approval of a conditional use permit. The proposed park and ride facility will have
parking spaces for up to 550 vehicles on the 5.6 acre site, including 13 handicap parking spaces;
electric vehicle charging stations; bike racks with an overhead canopy; bus stop and passenger
waiting area with two 6’X13’ bus shelters; and a 10.5’X12’ restroom/maintenance building. The
timeline for constructing this facility as indicated in the applicant’s narrative is to start in the fall
of 2019 with completion in the spring of 2020.
Consistency with the Comprehensive Plan. The City’s 2030 and 2040 Planned Land Use Maps
indicate that much of this area is guided for commercial land uses. This land use designation is
intended to accommodate a wide range and scale of commercial uses (such as retail, service,
entertainment, and office) as they are throughout the City’s planned urban centers. Commercial
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uses can range from small neighborhood convenience nodes, to community retail areas along
major roadways, to large shopping centers, to auto-related commercial uses along freeways. The
Draft 2040 Comprehensive Plan states “this land use designation identifies areas that are used for
retail and services businesses.”
While a park and ride is not a commercial use, there is potential benefit of the draw for other
businesses near the Park and Ride. A deterrent of a park and ride is that taxes received by the City
would not be as substantial as that of a business, because the property will presumably be tax-
exempt due to its public use as a park and ride.
The City does not currently have a park and ride within its boundaries. The Transportation Chapter
of the City’s 2040 Comprehensive Plan identified the area of Hudson Boulevard and Manning
Avenue as the site of a planned park and ride lot. The park and ride has been in discussion with
the City since at least 2011, when the Planning Commission’s Work Plan included an item to
discuss on potential rezoning on two sites for a park and ride along I-94. The corner of Hudson
Boulevard and Manning Avenue was one of these sites. The Council adopted an ordinance on May
4, 2011, which allowed park and rides as a conditional use within the Rural Residential Limited
Business Holding District (HD-RR-LB), which is no longer a zoning district within the City.
Request Details/Reason for PUD and CUP. Metro Transit is proposing to construct a park-and-
ride facility on Lot 1, Block 1 of the future Four Corners Second Addition. Currently, the Zoning
Code lists a parking facility (which, by definition, includes park and ride lots) as a possible land
use in the Commercial Zoning District – with City approval of a conditional use permit.
Because of the proposed mix of land uses, setbacks and buildings within the development of Four
Corners Second Addition, Mr. Emerson (the developer of Four Corners Second Addition)
requested and the City approved a Planned Unit Development (PUD). The approved PUD allows
the developer to propose several uses that then become permitted uses within the development.
A PUD is an overlay zoning for a specific development site. With PUD plans, the developer is
asking for some deviations or flexibility from the underlying zoning regulations (such as setbacks,
impervious surface standards, etc.) as part of the preliminary plat and PUD. The PUD standards
and regulations are a negotiation intended to provide more creativity and higher quality design in
exchange for flexibility from the standard zoning requirements.
While a park and ride lot is not a commercial use, there is potential benefit of the draw for other
businesses near the Park and Ride. Additionally, the City wide planning policy in regards to
transportation of the 2040 Comprehensive Plan encourages, supports, and advocates public transit
service to the City at appropriate geographic locations as determined by the City. Also, public
transportation has less of a negative impact on the environment than taking a car, and financial
savings result from eliminating parking fees, not needing to pay for gas for individual vehicles and
the personal time saved when bypassing slow traffic. According to the US Census Bureau, in 2016
approximately 85% of Lake Elmo residents commute to work, and approximately 1.8% of those
who commute to work utilize public transportation. It is not known whether or not a park and ride
would encourage increased use of public transportation. A deterrent of a park and ride is that if a
public entity (such as Metro Transit) buys the land for use as a park and ride (or any other public
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use), the City and other government entities will not receive any property taxes with respect to the
property because it will be tax-exempt.
According to a slide show presentation to the Metropolitan Council in 2015, it previously
considered a location in Woodbury for the park and ride lot, but now it has moved the location to
the northwest quadrant of I-94 and Manning Avenue. The Metropolitan Council reviewed seven
locations for the park and ride but many were not possible due to various reasons. The park and
ride will serve a new express bus service to downtown Minneapolis with six morning and six
evening trips each day.
Current and Future Park and Rides. There currently are seven parking lots in adjacent cities
that could be used by Lake Elmo commuters. The figure below shows existing and proposed park
and ride facilities near the proposed facility. Additionally, there is a new park and ride facility
planned less than 1 mile from the southwestern city border to provide access to the Metro Gold
Line Bus Rapid Transit (BRT). The numbers and percentages indicate the 2017 capacity of each
park and ride. This information was derived from the 2017 Annual Regional Park and Ride System
Report.
• St. Croix Valley Recreation Center in Stillwater.
• Guardian Angels Church in Oakdale (415 spaces, 81% utilized in 2017).
• Walton Park in Oakdale (58 spaces, 50% utilized in 2017).
• Woodbury Mall Theater in Woodbury (550 spaces, 79% utilized in 2017).
• Woodbury Lutheran Church in Woodbury (90 spaces, 97% utilized in 2017).
• Christ Episcopal Church Park and Ride next to Woodbury Lutheran Church Park-and-Ride.
• There also is a park and car pool lot available in Grant near the intersection of TH 36 and
Manning Avenue (CSAH 15). Bus service is not provided at this lot, but commuters may
still park for free and carpool from this location (15 spaces, 7% utilized in 2017).
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I-94 Impact. I-94 is identified as a High Priority on the Minnesota Interregional Corridor System
(IRC) 2000 plan as part of the State Transportation Plan. Under this designation, I-94 has a goal
60-mph average peak hour operating speeds with minimal conflicts and interruptions to traffic
flow. A corridor management plan has not yet been developed to examine the existing operations
and determine future plans to meet those goals. It is expected that such a plan will be developed in
the near future. It also is anticipated that Lake Elmo will have the opportunity to participate on
some type of advisory panel in conjunction with development of that plan to express the City’s
views and opinions on the corridor. The City will work with the Minnesota Department of
Transportation (Mn/DOT), the County and adjacent communities on a corridor plan that is
effective for all involved.
Site Data. The entire subdivision area for the Four Corners Second Addition is 56.9 acres which
includes all of Lot 1, Block 1, Outlots A, B and C and the right-of-way for Hudson Boulevard. The
site of the proposed Park and Ride (Lot 1, Block 1) will be 5.66 acres (246,806 square feet.)
Site Plan. Lot 1, Block 1 of the Four Corners Second Addition is the site of the proposed park and
ride lot. This facility will provide about 550 parking spaces, including 13 handicap parking spaces;
electric charging stations; bike racks with overhead canopy; bus stop and passenger waiting area
with two 6’X13’ bus shelters; 10.5’X12’ restroom/maintenance building.
Lot Easements. The City requires the developer to dedicate 10-foot-wide easements along all
public rights-of-way and rear property lines, five-foot-wide easements along all side property
lines and easements for storm water management and public utilities as are needed. The
easements along the property lines for this lot will be dedicated with the final plat of Four
Corners Second Addition.
The applicant will need to show all easements (including those along property lines and those for
the watermains and hydrants) on the site and construction plans when submitting revised plans to
the City for review and approval. The project plans show fencing and a retaining wall along the
southern (rear) property line (near I-94). The applicant will need to enter into an encroachment
agreement with the City to place the fence and retaining wall in the easement.
Urban Services Required. Because the property is within the MUSA, the City will require the
site to be connected to City services (sanitary sewer and water). Therefore, the developer of the
Four Corners Second Addition submitted utility (sanitary sewer and water) and other construction
plans to the City for approval as part of the overall approval process for the plat. The project plans
for the Park and Ride Lot show public utilities being extended into the site from connections to
the new utilities in realigned Hudson Boulevard.
Setback and Impervious Surface Requirements. The following table outlines how the proposed
use adheres to the setback and impervious surface requirements of the Commercial zoning district.
All of the proposed requirements are met except for impervious surface standard (78.8 percent
versus a maximum of 75 percent). Because this site is part of a PUD, the City may allow flexibility
from City standards without a variance. Staff does not find this amount of hard surface to be
unreasonable, as the use is a parking lot with support facilities. This flexibility is noted in the
recommended findings for the final PUD plans in order to memorialize that it is allowed within
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this development. If the Commission wishes, it may recommend that it be a condition of approval
of the conditional use permit that the applicant revise the plans to meet the required impervious
surface standard.
Parking Lot Setback Requirements. Parking lot setback requirements for the Commercial
Zoning District are a 15-foot front yard setback, 10-foot side yard setback, 15-foot corner side yard
setback, 10-feet rear yard setback, and 35 feet from residential zones. All relevant zoning
standards are listed in the table below:
Commercial District – Zoning Standards
Standard Required Proposed
Maximum Height 50 feet Not provided
Maximum Impervious Coverage 75% 78.8%
Front Yard Setback – Building 30 feet 94.2 feet
Interior Side Yard Setback – Building 10 feet 44 feet
Corner Side Yard Setback – Building 25 feet NA
Rear Yard Setback - Building 30 feet NA
Front Yard – Parking 15 feet About 100 feet
Interior Side Yard – Parking 10 feet 10 feet??
Rear Yard - Parking 10 feet 10 feet??
Minimum Building Floor Size N/A N/A
It appears that some of the edges of the parking lot may be less than 10 feet from the side and rear
property lines as is typically required by the City Code. Staff measured to the back of the curb
and it appears there are places that the back of the curb is only 7 or 8 feet from the property lines.
The City may allow a reduced parking lot setback as part of the final PUD plan approval for the
site. In this case the slightly reduced setback should not negatively impact neighboring properties
or drainage as there will be a storm water pond to the southwest and the I-94 right-of-way to the
southeast of this facility.
General Site Design Considerations, Commercial Districts. The following outlines how the
proposed development adheres to the City’s General Site Design considerations for the
Commercial Zoning District.
Circulation.
o Internal connections when feasible. There are no feasible internal connections to the site.
The site will be accessed off of realigned Hudson Boulevard North and will share a
driveway with the adjacent lot to the northeast.
o Curb cuts minimized. There are two proposed curb cuts in order to provide better
circulation.
Fencing and Screening. There is not a need for fencing or screening with this proposal as it
will not be adjacent to any residential land uses. The applicant is proposing extensive
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landscaping along Hudson Boulevard and to install a six-foot-tall vinyl coated chain link fence
along the three other sides of the site.
Lighting Design. It is a recommended condition of approval that the applicant submit a
photometric plan that meets the requirements of Sections 150.035-150.038 of the City
Code.[EB1]
Exterior Storage. The applicant is not proposing any exterior storage with this facility.
Standards for Park and Ride Lots within the Commercial Zoning District. There are no
specific use standards for a park and ride facility within the Zoning Code.
Parking Lot Requirements
Marking of Parking Spaces. Parking areas containing five or more spaces are required to be
marked with painted lines at least four inches wide. This is shown on the plans.
Curbing. Open off-street parking areas designed to have head-in parking along the property
line shall provide a bumper curb or barrier of normal height. This is shown on the plans.
Accessible Parking. The proposed number of parking spaces is 550. Of these, 13 are handicap
–accessible with van access, which meets the Americans with Disabilities Act (ADA)
requirements.
Parking Lot Screening Standards
Interior Parking Lot Landscaping. At least 5% of the parking lot is devoted to islands or
corner planting beds as is required per the City’s interior parking lot landscaping standards.
Additionally, the number of trees required to be provided within these interior islands and
corner beds is met.
Perimeter Parking Lot Landscaping.
o Frontage Strip. A 30-foot wide frontage strip of landscaping is provided between the bus
drive through lane and street. Screening has been provided along Hudson Boulevard in
the form of trees and shrubs in the frontage strip along Hudson Boulevard. The
requirement that one deciduous tree be planted every 50 linear feet has been met along
Hudson Boulevard with the planting of eight trees in the landscape strip.
Screening. The City requires screening between land uses to provide visual and noise
separation of intensive uses from less intensive uses. In this case, the property to the northeast
is undeveloped and planned for commercial uses and the lot to the southwest is planned to be
a stormwater pond. As such, there is not a need for the developer of this site to provide
screening.
Tree Preservation and Landscape Plans. The applicant has submitted tree preservation and
landscape plans that have been reviewed by the City’s landscape architect. In summary, the
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proposed plans meet and exceed the City standards and requirements. I have attached the
review comments of the City Landscape Architect for your reference.
Lake Elmo Design Guidelines and Standards. The property is located within the I-94 district,
and therefore must adhere to the Lake Elmo Design Guidelines and Standards. In this case, the
project plans show one building on the site – a 10.5 –foot by 12-foot building that will serve as a
driver restroom and for site maintenance. Metro Transit also is proposing to install two covered
shelters for people waiting for a bus. The applicable design standard includes:
• Site Design. Building is set back at least 30 feet from the right-of-way and oriented parallel
to the street, providing convenient access to entrances and efficient on-site circulation.
• Streetscape. Streetscape will be provided along Hudson Boulevard as a recommended
condition of approval.
• Landscaping. Trees and plant beds are utilized. Parking, service, storage and utility areas
are buffered by plantings.
• Parking. Parking areas utilize more than 60% of primary street frontage (it is a park and
ride lot), but the applicant is proposing extensive landscaping adjacent to the primary street
(Hudson Boulevard).
• Building Design. There is one small building proposed with this facility. It will have no
blank facades without windows or doors. The size, height, function and location of the
building do not create any design concerns.
• Building Materials. The building materials include fiber cement siding and ledge stone.
The roof will consist of textured shingles.
City Engineer Review. This review is attached and can be referenced in the Final PUD section of
this report.
Fire Chief Review. Chief Greg Malmquist reviewed the proposal and offered the following
comments of items that need to be addressed (on final plans):
• Ensure proper access throughout site
• Ensure proper turning radius throughout.
• Met with City Engineer and made recommendations for proposed fire hydrant locations.
• Ensure proper markings and signage for “No Parking” areas to ensure access.
As for fire hydrants, the Fire Chief is requesting the applicant to install six fire hydrants throughout
the site. These will require the installation of watermains throughout the property to supply City
water to the hydrants. All watermains and hydrants on the site will be public infrastructure and
require drainage and utility easements around them to ensure they are accessible for City
maintenance and repair purposes.
Washington County Review. Washington County will likely require a signal at Hudson
Boulevard and Manning Avenue in the next few years. A final determination of the timing and
costs for such a project would be made when the traffic levels and the level of service for traffic
movement through the intersection warrant the need for traffic signals.
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Other Agency Review. The City also received the following comments about this proposal:
West Lakeland Township: Should a traffic signal be included in this project, the current
existing geometry of 2nd Street aligns with the proposed “signal ready” improvements. If
Washington County require the Township leg to be upgraded with a dedicated right turn land
(which is not currently shown), the townships position is that it is not needed at this time. This
may possibly change some day in the future if 2nd Street is extended to the east and more
development from the township contributes to the intersection and then the township will deal with
it at that time. Township Supervisor Dave Schultz
Note: This comment primarily focuses on the Hudson Blvd/Manning Avenue intersection
and how and when it will be reconstructed.
City of Woodbury: We have reviewed this at our weekly staff meeting and are supportive
of the project. We were curious if the Met Council has indicated where the riders for the park and
ride would be coming from (how many are currently using the Guardian Angles or Woodbury
Theater lots and is there and estimate on new riders?) Janelle Schmitz – Assistant Community
Development Director
Wetland Delineation. There were no wetlands found on the property.
I-94 Impacts. City staff sent a review request to MnDOT for the Four Corners Second Addition
and for this request. They have several comments and note permitting requirements for this
proposal. I have attached their comments for your review. Drainage easement encroachment
would be required. Additionally, a part of State right-of-way will need to be vacated with the final
plat for Four Corners Second Addition.
Recommended Findings. In order to approve a conditional use permit, the City is required to find
the proposal compliant with the following (staff comments are in bold). Pages 4 and 5 of the
applicant’s project narrative includes responses to each of these findings.
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use will
not endanger the public health, safety, comfort, convenience or general welfare of the
neighborhood or City. A traffic signal is may be warranted at the intersection of
Hudson Boulevard and Manning Avenue as this area continues to develop.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal is consistent with the Comprehensive Plan in that the property is guided for
Commercial, and transit-related park and rides are a conditional use within the
Commercial zoning district. A park and ride also has the potential to draw businesses
to the area.
3. The use or development is compatible with the existing neighborhood. The use of the site
as a park and ride lot is compatible with the existing neighborhood as it will be located
near I-94 and there is little existing development surrounding the area.
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4. The proposed use meets all specific development standards for such use listed in Article 7
of this Chapter. The proposed use meets the specific development standards currently
set forth within the Zoning Code.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use
meets all the specific standards for such use listed in Chapter 150, §150.250 through
154.800 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The
proposed use is not within a City shoreland or floodplain.
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The proposed project will be similar
in character and design to the existing area.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter
to existing or future neighboring structures. The proposed use will not be hazardous or
create a nuisance on the property provided all the rules and regulations set forth by
the City and other applicable agencies are met and all applicable permits are
obtained.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The proposed park and ride facility will be served adequately by essential public
facilities and services. It is a recommended condition of approval that the applicant
include all the necessary information about utilities and storm water management on
updated plans to be reviewed and approved by the City Engineer. Provided this
information is supplied, reviewed and approved by the City Engineer and other
applicable agencies, the use will be adequately served by the aforementioned.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community. The proposed use will not create additional requirements for public
facilities and services. The developer of the Four Corners Second Addition will be
installing public utilities in the realigned Hudson Boulevard which will serve this site
and a larger area of Lake Elmo.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
Traffic to the site will increase as it is now vacant property. Hazardous materials are
prohibited from being stored on site, and staff has reviewed the proposed lighting and
determined that it should not cause a nuisance as proposed.
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11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The reconstruction of Hudson
Boulevard west of Manning Avenue should accommodate the increased traffic
created by the park and ride facility.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. The proposed use of the site as park and ride facility will
not result in the destruction, loss or damage of a natural or scenic feature.
Recommended Conditions of Approval. Based on the aforementioned, Staff recommends that
the Planning Commission recommend approval of the requested Conditional Use Permit for a Park
and Ride Facility on Lot 1, Block 1, Four Corners Second Addition, subject to the following
conditions:
1) The applicant must obtain all other necessary City, State, and other governing body permits
before starting any construction activity on the parcel including but not limited to
watershed permit, a MnDOT drainage permit, a MPCA Stormwater Construction permit,
an approved stormwater management plan, a site work agreement with the City, utility
plans, grading plan, parking lot permit, building permits, etc.
2) Final grading, drainage, and erosion control plans, sanitary and storm water management
plans, landscape plans and utility construction plans shall be reviewed and approved by the
City Engineer and applicable Staff. All changes and modifications to the plans requested
by the City Engineer in the memorandum addressing the Metro Transit park and Ride CUP
and PUD Plans dated April 18, 2019 shall be incorporated into these documents before the
City will review and approve the plans.
3) All easements as requested by the City Engineer and Public Works Department shall be
provided to the City before the start of any site work or construction.
4) The applicant shall submit a photometric plan to the City for approval, and all lighting must
meet requirements of Sections 150.035-150.038 of the City Code.
5) Landscape plans must be approved by the City’s Landscape Architect before the start of
construction. The landscape plans must meet all city requirements and must show the
locations of utilities to ensure that all trees will be planted at least 10 feet away from any
public utility lines or facilities.
6) The applicant shall obtain a sign permit from the City before installing any sign on the
property.
7) The proposed building shall meet the Lake Elmo Design Guidelines and Standards.
8) The applicant shall be responsible to place hydrants throughout the property at the direction
of the Fire Department. All fire hydrants shall be owned and maintained by the City and
the City will require easements for the hydrants and watermains.
9) Before the start of construction, Metro Transit shall enter into a site improvement
agreement acceptable to the City Engineer and the City Attorney that delineates who is
responsible for the design, construction, and payment of the required improvements
(including watermains, fire hydrants and landscaping) with financial guarantees therefore.
14
10) That the final plat for Four Corners Second Addition must be recorded with Washington
County.
11) That applicant enter into an encroachment agreement with the City to place the fence and
retaining wall in the easement.
FISCAL IMPACT:
If approved and the recommended conditions of approval are adopted, the applicant will be
required to pay sewer and water availability charges. The maintenance of public streets, trails,
sanitary sewer mains, and other public infrastructure should be considered with this proposal. The
City will collect Sewer Accessibility Charges and Water Accessibility Charges and building permit
fees from this site (but no property taxes).
RECOMMENDATIONS:
Staff recommends that the Planning Commission recommend approval of the Metro Transit Park
and Ride Facility Final PUD Plans with recommended findings and conditions of approval:
“Move to recommend approval of the Metro Transit Park and Ride Facility Final PUD Plans
with recommended findings and conditions of approval as drafted by staff.”
Staff recommends that the Planning Commission recommend approval of the Conditional Use
Permit for a park and ride facility for Lot 1, Block 1, Four Corners Second Addition:
“Move to recommend approval of a Conditional Use Permit for a park and ride facility as
proposed by Metro Transit for Lot 1, Block 1, Four Corners Second Addition, subject to the
conditions of approval as prepared by staff.”
ATTACHMENTS:
• CUP written statement dated March 22, 2019 (6 pages)
• 2 City Maps
• Four Corners Second Addition Preliminary Plat
• CUP Application drawings and plans
• Engineering Comments dated 04-18-2019 (3 pages)
• Landscape Architect comments dated March 29, 2019 (5 pages)
• MnDOT comments dated 2-15-2019 (3 pages)
FES
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LEGEND
GENERAL NOTES:
SITE NOTES:
LEGEND
DO NOT
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DO NOT
Parking for
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OR
HANSEN THORP PELLINEN OLSON,Inc.
7510 Market Place Drive Eden Prairie, MN 55344
952-829-0700 952-829-7806 fax
Engineering Surveying
Landscape Architecture
GENERAL NOTES:
LEGEND
3/18/19
Bus
Parking
Only
BUSES
ONLY
ENTER
DO NOT
Parking for
Electric Vehicle
Charging Only
PARKING
MINUTE
PICK-UP
ONLY
DROP-OFF
10
OR
HANSEN THORP PELLINEN OLSON,Inc.
7510 Market Place Drive Eden Prairie, MN 55344
952-829-0700 952-829-7806 fax
Engineering Surveying
Landscape Architecture
GENERAL NOTES:
NOTE:
3/18/19
76"x 8" 1
8" FLAT SIGN S-16
PAINTED BACKGROUND &
GRAPHICS. ADHERE
LEGEND
HANSEN THORP PELLINEN OLSON,Inc.
7510 Market Place Drive Eden Prairie, MN 55344
952-829-0700 952-829-7806 fax
Engineering Surveying
Landscape Architecture
LANDSCAPE NOTES:
CITY REQUIREMENTS:
SEED MIX:
LEGEND
3/18/19
X
X X X X XX
HANSEN THORP PELLINEN OLSON,Inc.
7510 Market Place Drive Eden Prairie, MN 55344
952-829-0700 952-829-7806 fax
Engineering Surveying
Landscape Architecture
TREE PRESERVATION NOTES:
LEGEND
X
3/18/19
HANSEN THORP PELLINEN OLSON,Inc.
7510 Market Place Drive Eden Prairie, MN 55344
952-829-0700 952-829-7806 fax
Engineering Surveying
Landscape Architecture
3/18/19
PAGE 1 of 2
MEMORANDUM
Date: April 18, 2019
To: Ken Roberts, Planner Director Re: Metro Transit Park & Ride at I94 and CSAH‐15
Cc: Chad Isakson, Assistant City Engineer Engineering Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Metro Transit Park & Ride Station Engineering Plans at I94 and
Manning Avenue (CSAH‐15) received on March 25, 2019. The submittal consisted of the following documentation:
I‐94 and Manning Avenue Park & Ride Station Plans, dated 03.29.2019, prepared by SRF.
Stormwater Management, dated November 2018, prepared by SRF. Not Certified.
STATUS/FINDINGS: Engineering has prepared the following review comments:
PRELIMINARY PLAT AND EASEMENTS
No lot easements have been provided as required.
A retaining wall and chain link fence are proposed along the length of the rear lot line. The retaining wall
and chain link fence encroach the required rear lot line easement. Temporary construction easements or
permits will be required from adjacent properties to construct the proposed retaining wall. Temporary
construction easements should be shown on the plans and provided to the City.
The plans show a future charging station encroaching the required side lot easement on the north side.
The plans should be revised to relocate the future charging station outside of the easement.
Drainage and utility easements must be added to the plans over all watermain and hydrants. Easements
must extend minimum 15‐feet from pipe and hydrants (see Utility Plan comments). Drainage and utility
easements must be provided in the City’s standard form of drainage and utility easement agreement.
STORMWATER MANAGEMENT
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. A storm water management plan has been submitted but has not yet been reviewed by the
VBWD. The stormwater management plan must be a prepared and certified by an engineer licensed in the
State of Minnesota. The plan must be resubmitted with professional certification. Any plan revisions
made to obtain the VBWD approval must be resubmitted to the City for review and approval.
The site plan shows storm water management being addressed using on‐site underground storage located
beneath the proposed parking spaces. 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.
The 100‐year high water flood level (HWL) and 100‐year HWL contour must be calculated and shown on
the grading plans, must be fully contained within private property, and must be protected by easement.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 2
PERMITS/APPROVALS
• A copy of the VBWD permit is required prior to start of construction.
• A copy of the MnDOT drainage permit is required prior to start of construction.
• A copy of the MPCA Stormwater Construction permit is required prior to start of construction.
• Any plan revisions made to obtain the above permits must be resubmitted for City review and approval.
An executed Stormwater Maintenance and Easement Agreement in the City’s standard form is required
prior to start of construction.
Retaining walls that exceed 4 feet in height must have a design submitted and certified by an engineer
licensed in the State of Minnesota.
Written landowner permission must be provided for any off‐site grading work, easements and storm
water discharges to adjacent properties.
No construction for this project may begin until the applicant has received City Engineer approval for the
Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; a site improvement agreement has been executed
with the City and all required securities have been provided, and a preconstruction meeting has been held
by the City’s engineering department.
CONSTRUCTION PLANS
Construction Phasing. The plans should be updated to better identify the Hudson Boulevard
Improvements as “proposed construction by others” and to require coordination between contractors.
The plans and specifications should carefully address construction phasing, such as the timing for water
and sewer connection and testing, and driveway connections to Hudson Boulevard.
C3.0. Grading, Drainage and Erosion Control. Revise the erosion control plans to include the City of Lake
Elmo standard plan notes for erosion control and City standard details for erosion control. The
specifications must be updated to include the City of Lake Elmo standard specifications for erosion
control. The City specifications, details and plan notes must be identified to supersede all other plans and
specifications in case of conflict.
C3.0. Grading, Drainage and Erosion Control. Revise plans to identify Hudson Boulevard as “proposed”
and to be constructed “by others”. Add plan note that grading revisions may be required to match into
the final constructed grades for Hudson Boulevard.
C3.0. Grading, Drainage and Erosion Control. Add erosion control and restoration measures at the storm
sewer outfall pipe off‐site.
C4.0. Utility Plan. Revise the utility plans to show the sewer and water service connections to be located
at the right‐of‐way of Hudson Boulevard. The public improvement project must be updated to provide
sewer and water service stubs from the mains to the right‐of‐way consistent with City of Lake Elmo
standard service details.
C4.0. Revise the utilities shown in Hudson Boulevard from “existing” to “installed by others”.
C4.0. Utility Plan. Add hydrants interior to the site as required by the Lake Elmo Fire Department. See
attached plans showing required locations.
C4.0. Utility Plan. Revise plans to extend 8‐inch watermain interior to site to each hydrant and create a
looped main configuration. Update the plans to show a minimum 30‐foot utility easement centered over
all watermain and hydrants. Easement must extend minimum 15‐feet from all pipe and hydrants.
C4.0. Utility Plan. Revise the utility plans to include the City of Lake Elmo standard plan notes for
watermain and City standard details for watermain. The specifications must be updated to include the
City of Lake Elmo standard specifications for watermain. The City specifications, details and plan notes
must be identified to supersede all other plans and specifications in case of conflict.
C5‐X. Civil Details. The plans must be revised to replace all civil details, plan notes and specification for
erosion and sediment control to meet the standards of the City of Lake Elmo.
L1.0. Landscape Plans. All proposed utilities must be shown on the landscape plans and all trees relocated
to maintain 10 feet of separation from all public utilities.
LEGEND
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Ken Roberts, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: March 29, 2019
Subject: City of Lake Elmo Landscape Plan Review
Metro Transit Park and Ride, Review #1
Submittals
Tree Preservation Plan, dated March 18, 2019, received March 26, 2019.
Landscape Plans, dated March 18, 2019, received March 26, 2019.
Location: Northwest quadrant of the intersection of I-94 and Manning Avenue. Lot 1, Block
1 of the Four Corners 2nd Addition development.
Land Use Category: C - Commercial
Surrounding Land Use Concerns: None
Special landscape provisions in addition to the zoning code: None
Ken Roberts
Planning Director
City of Lake Elmo March 29, 2019
2
T:\6443 Lake Elmo\21 Metro Transit Park & Ride\01 Preliminary Plans\2019-03-26\2019-03-26 Metro Transit Park & Ride Landscape Plan Review.docx
Tree Preservation:
A. A tree preservation plan has been submitted that does not meet all requirements.
1. Significant trees are not appropriately designated:
i. The nuisance tree category includes noxious or invasive species such as
buckthorn, boxelder and cottonwood.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 45.0 Cal Inches
Common Trees 15
Conifer/Evergreen Trees 0
Hardwood Trees 0
Nuisance Trees 30
Significant Inches Removed On-Site 45 Cal Inches
Common Trees 15
Conifer/Evergreen Trees 0
Hardwood Trees 0
Nuisance Trees 30
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 4.5 15
Subtract Conifer/Evergreen Tree Removals 0 0
Subtract Hardwood Tree Removals 0 0
Removals in excess of 30% allowances
Removals in excess of 30% allowances 10.5 Cal Inches
Common Removals in Excess of 30% Allowance 10.5
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) 2.6 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 1.1 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees
B. Tree replacement is required because more than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
C. Tree replacement calculations do not follow the current required procedure as of the
ordinance updates approved on 9-19-2018:
1. A calculation must be provided which breaks out the number of inches removed
for hardwood, evergreen/coniferous, and common trees. The 30% removal figure
applies to each category individually and trees over the 30% allowance are to be
replaced according to:
i. Common tree species shall be replaced with new trees at a rate of one-
fourth (1/4) the diameter inches removed.
Ken Roberts
Planning Director
City of Lake Elmo March 29, 2019
3
T:\6443 Lake Elmo\21 Metro Transit Park & Ride\01 Preliminary Plans\2019-03-26\2019-03-26 Metro Transit Park & Ride Landscape Plan Review.docx
ii. Coniferous/evergreen tree species shall be replaced with new coniferous
or evergreen trees at a rate of one-half (1/2) the diameter inches
removed. Since coniferous species are often sold by height rather than
diameter inch, the following conversion formula can be used: Height of
Replacement Coniferous Tree/2 = Diameter Inches of Credit
iii. Hardwood deciduous tree species shall be replaced with new hardwood
deciduous trees at a rate of (1/2) the diameter inches removed.
D. This project is commercial development, therefore mitigation replacement trees can be
included toward landscape required tree counts.
Landscape Requirements:
The preliminary landscape plans meet the code required number of trees.
Preliminary Plan Preliminary Plan
(Code Required) Proposed
Street frontage 400 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 400 Lineal Feet
/50 Feet = Required Frontage Trees 8 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 4.7 Acres
*5 = Required Development Trees 24 Trees
Interior Parking Lot Spaces* 550 Spaces
/15 = Required Parking Lot Trees 37 Trees
Perimeter Parking Lot Frontage Length* 0 Lineal Feet
/50 = Required Frontage Strip Trees 0 Trees
Required Mitigation Trees 1
Required Number of Trees** 70
Total Trees to Date 84
* Parking lot landscaping or screening trees are included in landscape required tree counts.
None if 0 - 30 Parking Spaces
1 tree per 10 spaces if 31 - 100 Parking Spaces
1 tree per 15 spaces If >101 Parking Spaces ** Commercial development - mitigation replacement trees are included in 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.
Ken Roberts
Planning Director
City of Lake Elmo March 29, 2019
4
T:\6443 Lake Elmo\21 Metro Transit Park & Ride\01 Preliminary Plans\2019-03-26\2019-03-26 Metro Transit Park & Ride Landscape Plan Review.docx
The landscape plans do meet the minimum compositions of required trees:
Preliminary Plan Qty % Composition
Deciduous Shade Trees 56 67% >25% required
Coniferous Trees 22 26% >25% required
Ornamental Trees 6 7% <15% required
Tree Count 84
A. A landscape plan has been submitted that does not include all requirements.
1. Utilities are not shown on the landscape plan to review for tree placement
conflicts.
B. The landscape plan does meet the landscape layout requirements.
C. Interior Parking Lot Landscaping – The development does include an interior parking lot
with more than 30 spaces and satisfies the landscaping requirements.
1. At least 5% of the interior area of parking lots is devoted to landscape planting
areas. The parking lot is measured at approximatively 203,250 square feet and
planting areas measuring approximately 15,000 square feet in the parking lot
islands and bump outs The planting area is approximately 7% of the interior of
the parking lot area.
2. The interior parking lot planting area includes approximately 45 shade trees
satisfying the minimum required tree planting requirements for interior parking
lots.
D. Perimeter Parking Lot Landscaping – The development does include a perimeter parking
lot and satisfies the landscaping requirements.
1. A landscaped frontage strip is provided along Hudson Boulevard for screening
from the public street. The width of the strip exceeds the required 8’ minimum.
E. Screening – Screening is not required by City code.
Findings:
1. Tree Preservation Plan – Boxelder trees were classified as common trees. According to
the ordinance updates approved on 9-19-2018, they are now classified as nuisance trees
and not required to be included in the tree inventory and mitigation calculations.
2. Tree Replacement Calculations – Because of the different tree classification, the
applicant over estimated the number of replacement trees required. When calculated,
1.1 replacement trees is required. Fraction amounts are typically required to be rounded
up. Since only 1 common tree (15” ash) is being removed and the fraction is 0.1; 1
replacement tree will be adequate.
3. Landscape Plan - Utilities are not shown on the landscape plan to review for tree
placement conflicts.
Ken Roberts
Planning Director
City of Lake Elmo March 29, 2019
5
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Recommendation:
The preliminary tree preservation and landscape plans meet and exceed City requirements.
It is recommended that a condition of approval include:
1. Submit a revised landscape plan showing locations of utilities to review that all trees are
10’ minimum away from utility lines.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
Metropolitan District
1500 County Road B-2 West
Roseville, MN 55113
An equal opportunity employer
February 15, 2019
Ken Roberts, Planning Director
City of Lake Elmo
3880 Laverne Avenue North
Lake Elmo, MN 55042
SUBJECT: Four Corners Second Edition Preliminary Plat
MnDOT Review #P19-002
NW quad of I-94 and CSAH 15 (Manning Ave N)
City of Lake Elmo, Dakota County
Dear Mr. Roberts:
MnDOT has reviewed the preliminary plat received 1/31/19 for the Four Corners Second Edition project
in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before further development, please
address the following:
Design
The preliminary plat shows the relocation of the frontage road (Hudson Blvd) and its intersection with
CSAH 15 (Manning Ave N) within the MnDOT right-of-way, which extends several hundred feet north
of I-94 along Manning Ave. Roadway configuration changes of this magnitude require a Level 2 layout,
as noted in MnDOT’s review of the EAW for the Manning Avenue Corridor Management and Safety
Improvement Project (see MnDOT comment letter of 12/21/2016 attached).
MnDOT layout design guidance and layout requirements are provided at:
http://www.dot.state.mn.us/design/geometric/index.html. Please direct questions regarding roadway
design to Jeff Rones of MnDOT’s Metro District Design Section at 651-234-7647 or
Jeff.Rones@state.mn.us.
Traffic
MnDOT strongly recommends that the city require a traffic impact study (TIS) to be performed, as the
traffic volumes associated with the proposed development and uses are significant (likely exceeding
15,000 AADT) and meet MnDOT warrants for a TIS (2,500 or more new daily vehicle trips).
See Chapter 5 of MnDOT’s Access Management Manual for TIS guidance:
www.dot.state.mn.us/accessmanagement/docs/pdf/manualchapters/chapter5.pdf.
Please direct questions regarding traffic to Kaare Festvog of MnDOT’s Metro District Traffic
Engineering Section at 651-234-7814 or Kaare.Festvog@state.mn.us.
Right-of-Way
The 60’ drainage way shown on the future Lot 1 labeled “PARCEL No. 44 (TO BE VACATED BY MN
DOT)” is currently owned in fee by MnDOT. Therefore, MnDOT will need to convey fee ownership of
the parcel to the owner. Please contact Jennifer Matti in MnDOT’s Metro District Surveys Section at
651-234-3474 or Jennie.Bailey@state.mn.us regarding acquisition of the drainage way.
Page 2 of 3
Please direct questions regarding right-of-way to Michael Lynch of MnDOT’s Metro District Right of
Way Section at 651-234-7558 or Mike.Lynch@state.mn.us.
Drainage
A MnDOT drainage permit will be required to ensure that current drainage rates to MnDOT right-of-
way will not be increased. MnDOT’s Drainage Permits Checklist is attached. The drainage permit
application is available online at: https://dotapp7.dot.state.mn.us/OLPA and requires the following
information:
1. A grading plan showing existing and proposed contours.
2. Drainage area maps for the proposed project showing existing and proposed drainage areas.
Any off-site areas that drain to the project area should also be included in the drainage area
maps. The direction of flow for each drainage area must be indicated by arrows.
3. Drainage computations for pre- and post-construction conditions during the 2-, 10-, 50- and
100-year rain events.
4. Time of concentration calculations.
5. An electronic copy of any computer modeling used for the drainage computations.
6. See also the attached Drainage Permits Checklist for more information.
The application should be submitted to:
MnDOT – Metropolitan District Permit Office
1500 West County Road B-2
Roseville, MN 55113
MnDOT will perform a thorough review of the application and request any additional information that
may be needed. For questions, please contact Bryce Fossand of MnDOT’s Metro District Water
Resources Section at 651-234-7529 or Bryce.Fossand@state.mn.us.
Permits/No Impacts to Interstate Highway
In addition to the drainage permit, any other work affecting or impacting MnDOT right of way on
Manning Ave N will require a permit. No work within or impacts to the I-94 right-of-way will be
allowed. Permit forms are available from MnDOT’s utility website:
http://www.dot.state.mn.us/utility/forms.html. Please include one 11”x17” plan set and one full size plan
set with each permit application.
Please direct questions regarding these requirements to Buck Craig of MnDOT’s Metro District Permits
Section at 651-234-7911 or Buck.Craig@state.mn.us.
Review Submittal Options
MnDOT’s goal is to review proposed development plans and documents within 30 days of receipt.
Electronic file submittals are typically processed more rapidly. There are four submittal options:
1. Email documents and plans in .pdf format to metrodevreviews.dot@state.mn.us. Attachments may
not exceed 20 megabytes per email. If multiple emails are necessary, number each message.
2. Upload .pdf file(s) to MnDOT’s external shared internet workspace site at:
https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at
metrodevreviews.dot@state.mn.us for access instructions and send an email listing the file name(s)
after the documents have been uploaded.
Page 3 of 3
3. Mail, courier, or hand deliver documents and plans in .pdf format on a CD-ROM compact disc to:
MnDOT – Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville, MN 55113
4. Submit printed documents via U.S. Mail, courier, or hand delivery to the address above.
Include one set of full size plans.
You are welcome to contact me with questions at 651-234-7795.
Sincerely,
David Elvin, AICP
Senior Planner
Copy via E-Mail:
Adam Josephson, Area Engineer
Ryan Coddington, Engineering
Jeff Rones, Design
Mike Lynch, Right of Way
Jennifer Matti, Surveys
Buck Craig, Permits
Bryce Fossand, Water Resources
Kaare Festvog, Traffic Engineering
Carl Jensen, Transit Advantages
Mike Nelson, Surveys
Cameron Muhic, Multi-Modal
Russell Owen, Metropolitan Council
Michael Welling, Washington County Survey Division