HomeMy WebLinkAbout5-13-19 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 May 13, 2019
at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Public Hearings
a. Preliminary PUD Plan, Preliminary Plat and Zoning Map Change – Springs Apartments -
property on the north side of Hudson Blvd, west of Keats Avenue
4. Business Items
a. None
5. Communications/Updates
a. City Council Update – May 7, 2019
1. Easton Village 5th Addition Final Plat
b. Staff Updates
1. Upcoming Meetings:
• May 29, 2019 (Wednesday after Memorial Day)
• June 10, 2019
6. 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.
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STAFF REPORT
DATE: 05/13/19
REGULAR –
ITEM #: 4A - Public Hearing
TO: Planning Commission
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Zoning Map Amendment and the Springs Apartments Preliminary
Plat and Preliminary Planned Unit Development (PUD) Plans
REVIEWED BY: Ben Prchal, City Planner
Jack Griffin, City Engineer
BACKGROUND:
The City has received land use requests from Continental 483 Fund LLC (c/o Gwyn Wheeler) for
approval of:
1. A Zoning Map Amendment (rezoning) from RT (rural development transitional) to HDR (urban
high density residential); and
2. Preliminary Plat and Preliminary Planned Unit Development (PUD) Plans for a 300 unit multi-
family residential development on a 17.01-acre parcel to be called Springs Apartments.
The City Council reviewed and approved the concept plans for this PUD on March 5, 2019. This
approval was documented in Resolution 2019-017 and was subject to 13 conditions of approval.
ISSUE BEFORE COMMISSION:
The Planning Commission is being asked to review the proposal, hold a public hearing, provide feedback
and make a recommendation to the City Council on the above-mentioned requests.
GENERAL INFORMATION:
• Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345
• Applicant: Continental 483 Fund LLC (c/o Gwyn Wheeler)
• Location: North of Hudson Blvd. N, west of Keats Avenue
• Site Area: 17.57 gross acres, 17.33 net acres
• Land Use Guidance: 2030 Comprehensive Plan – Commercial, 2040 Comprehensive Plan –
Mixed Use Commercial
• Existing Zoning: Rural Development Transitional
• Proposed Zoning: Urban High Density Residential
• Surrounding Land Use Guidance: Commercial to the East, Urban Medium Density Residential to
the North, Commercial to the West, and Hudson Boulevard and I-94 to South.
• History: The property has been used as rural vacant land and as a homestead. There is a wetland
on the site that staff is estimating is about 0.3 acres in size. It is located along the north side of
Hudson Blvd about 240 feet west of the east property line of the site (in about the location of
proposed Building 15). A large portion of the eastern part of the site is covered in trees.
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• Deadline for Action: Application Complete: 4-12-2019
60-day timeline: 6-10-2019
PROPOSAL DETAILS/ANALYSIS:
Project Overview/Site Plan. The proposed site plan includes 15 buildings with 20 units each. The
buildings are a townhouse design, two stories tall with a mix of studio, 1-bedroom, 2-bedroom and 3-
bedroom units. Many units provide attached, direct-access garages for a total of 120 attached garage
spaces for the 300 units. The applicant also is planning to have seven detached garage buildings (with a
total of 42 spaces), 399 surface parking spaces, an approximately 4,300 square foot club house (including
a large gathering room, fitness center, kitchen area, coffee bar and office space), pool with sun deck, trash
enclosure, mail kiosk, and one pet playground all within a fenced, controlled access community.
The site plan shows the primary entrance to the development would be off of Hudson Boulevard and there
would be an emergency access drive connecting to the north/south road (Julia Avenue) to the west of the
site. The applicant also is proposing to preserve much of an existing wetland on the site that is near
Hudson Boulevard.
About the Applicant. Continental 483 Fund LLC. (Applicant) desires to develop a Class A, market-rate
apartment community within the City. The company, started in 1979, is based out of Menomonee Falls,
WI, and as of 2016 has broken ground on 3,175 apartment homes in 7 states. 65 Springs Apartment
communities, similar to this proposed development, have been developed, including three in Minnesota
(Apple Valley, Rochester, and Savage). The applicant has indicated in meetings with City that
Continental owns and operates all Springs developments and they do not have third party management of
their properties.
2040 Comprehensive Plan Update. As the Planning Commission is aware, the City has been working to
complete its required 2040 Comprehensive Plan update. The City Council approved the proposed Plan
update at its February 5, 2019 meeting and authorized City staff to submit the updated Comprehensive
Plan to the Metropolitan Council for their approval. Since then, City staff and the City Planning
consultant have been working with the Metropolitan Council to clarify information in the proposed plan
and we have submitted additional information to ensure the 2040 Comprehensive Plan will be complete
and will meet all the requirements of the Metropolitan Council. This review and approval process by the
Metropolitan Council may take up to 120 days. However, staff has been working closely with
Metropolitan Council staff and we are confident they will approve the 2040 Comprehensive Plan by
August. Once the Metropolitan Council approves the proposed Plan, the City must give the proposed
2040 Comprehensive Plan final approval and then start using and implementing the updated Plan.
Land Use. The proposed land use map in the 2040 Comprehensive Plan update shows this site
designated as MU-C (mixed use commercial). The proposed 2040 Plan notes “this designation is a new
land use and identifies where a mix of commercial and residential uses may be integrated to benefit from
proximity and adjacencies to each other. Commercial uses in this category include service and retail uses
such as, but not limited to, restaurants, shops, convenience stores, salons, studios and dry cleaners. Land
with this designation is assumed to develop with a minimum of 50 percent residential use with a density
ranging from 10-15 dwelling units per acre.”
In this case, the applicant is proposing a development with 300 dwelling units on 17.33 net acres. This
calculates to 17.31 dwelling units per net acre thus exceeding the density limits set for this area in the
2040 Comprehensive Plan (without any credit for density bonuses that the City may grant through the
PUD process). At 15 dwelling units per net acre, this site could accommodate 260 units. (Please see the
Density Analysis below for more information about this.)
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With the pending land use designation (MU-C) for this site, the City will not be able to give final
approval the proposal until after the Metropolitan Council and the City Council have finalized the 2040
Comprehensive Plan. The City could require the applicant to wait to submit the final plat and final PUD
plans for this project after the City has given the 2040 Comprehensive Plan final approval. This timing
will ensure that what is proposed for this site is consistent with the 2040 Comprehensive Plan and that the
City will get credit for the residential density that the project would bring to this part of Lake Elmo.
Another option would be for the City to require the applicant to wait to submit applications for final PUD
and final plat approval until the City has notification from the Metropolitan Council that the proposed
Comprehensive Plan is complete for their review. City staff has been working closely with the
Metropolitan Council staff since February to submit and resubmit all required data and information to
them to ensure the proposed Comprehensive Plan update is complete. Once the City knows the proposed
Comprehensive Plan update is complete, we are quite confident that that Metropolitan Council will
approve the proposed plan in a timely manner.
No matter when the applicant submits applications for final plat and final PUD approval, the City will
need to make any and all final project approvals contingent upon final approvals of the 2040
Comprehensive Plan by the Metropolitan Council and by the City Council.
Zoning Map Amendment. In order for this development to proceed, the City will need to approve a
zoning map amendment (rezoning) for the property from RT (rural development transitional) to HDR
(urban high density residential). According the Lake Elmo Zoning Code, the HDR district is to provide
for moderate to high density attached and multi-family housing, designed to present an attractive
appearance to neighboring street and adjacent uses, to include sufficient private and semi-private outdoor
space and to be well-integrated into their surroundings. Development in this district may occur at
densities in excess of seven dwelling units per acre, provided the overall densities are consistent with the
net densities specified in the Comprehensive Plan.
Preliminary Plat/PUD Plans
Preliminary Plat. The proposed preliminary plat shows one parcel for the project site. It does not show
the required 100-foot-wide street right-of-way for the north/south street (Julia Avenue) and any additional
right-of-way along Hudson Boulevard that might be needed to accommodate the required turn lanes and
public trail. The City should require the developer to include all necessary street right-of-way on the final
plat as a condition of approval.
Density Analysis. The proposed development includes 300 dwelling units. The applicant’s data shows
the site with a total of 20.36 acres (including right-of-way for Hudson Boulevard (2.23 acres)) and right-
of-way for the north/south road (1.12 acres) with no proposed parkland or arterial right-of-way and a 0.24
acre wetland. The calculation by the developer of net density for the site is as follows: 20.36 acre site –
0.24 acre wetland = 20.12 net acres. 300 units divided by 20.12 acres = 14.91 units per acre. The net
project density as calculated by the developer is 14.91 units per acre.
However, the City calculates the site density in this case as follows: Site – 17.01 acres plus 0.56 acres
(1/2 right-of-way for north/south road) – 0.24 acres (wetland) = 17.33 net acres. 300 divided by 17.33
acres = 17.31 units per net acre. As noted above, this density would exceed the City’s density
requirements for residential development in the mixed use commercial land use designation of 15 unit
units per acre (without any credit for density bonuses the City may grant through the PUD process).
Proposed Unit Breakdown. The proposed number of dwelling units totals 300. The following provides a
breakdown of the proposed unit types and the number of units of each:
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Unit Type Number of Units
Studios 30
1-Bedroom 120
2-Bedroom 120
3-Bedroom 30
PUD – Overlay and Minimum Requirements.
Consistency with Planned Unit Development Regulations. 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, there is a proposed reduce building setback from the west property
line and the proposed detached garage buildings are larger than the maximum-allowed 1,000
square feet in size.
• 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 in land development techniques that may be more suitable for a given
parcel than conventional approaches.
• The proposed development is not a typical, multi-story apartment building and instead
proposes a townhouse design two stories in height with private, ground-level entrances
to each unit.
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 playgrounds, clubhouse, and pool.
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 housing opportunities within the City,
as there are currently very few multi-family buildings within the City.
G. Coordination of architectural styles and building forms to achieve greater
compatibility within the development and surrounding land uses.
• The townhouse design will be compatible in design those of the nearby Savona
townhomes and with the future Pulte townhomes to the north of the site.
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H. Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
• The City does not currently have standards for single family housing. As such, the City
cannot impose guidelines and standards set forth with the Lake Elmo Design Guidelines
& Standards Manual on single family homes. However, the City may impose such
guidelines on high density residential development such as this proposal.
• 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 exceeds this requirement with a proposed 20.36 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 their project narrative that there will be 5.77 acres of open
space with this development. This is 28 percent of the gross project site area
including the pet area, green spaces 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 new north/south road connecting 5th Street to Hudson Blvd meets this
requirement. It is a recommended condition of approval that the developer address
all the comments outlined in the Engineering memo dated May 8, 2019 before
submitting plans for a final plat and final PUD approval for this site.
Proposed Amenities. The City’s PUD ordinance provides that developers may provide amenities with
their projects for increased density of up to 20 percent. In this case, because the applicant is proposing a
housing density of 17.31 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 10-15 units per acre of
the future MU-C land use designation. In addition, a PUD should offer the City (and future residents)
amenities in exchange for the flexibility of allowing a reduced setback to the westerly property line, more
than one building on a parcel as well as allowing detached garages larger than 1,000 square feet.
In this case, the developer is proposing the following site amenities that may qualify for amenity points:
• Underground or structure parking. The narrative of the application indicates that many units
provide attached, direct-access garages. It has not been indicated that this will reduce the surface
parking area outside the footprint of the principal structure by 25%, however, as required by the
PUD Code. (5-10 points possible)
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• Contained Parking. By proposing 162 garage spaces for its residents, the proposed development
limits the amount of visible surface parking. (5 points possible)
• Pedestrian Improvements. By proposing a site and building design that allows for exceptional
and accessible pedestrian and/or bicycle access through and /or around the site. The
improvements shall use 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 ADA accessibility requirements. In this case, the developer is
proposing a series of trails and sidewalks in and around their site that will provide many places
for pedestrians to move about without having to walk on the streets or on the driveways. (5 points
possible)
• Plaza. The applicant is proposing a pool, an approximately 4,300 square foot club house
(including a large gathering room, fitness center, a kitchen area, coffee bar and office space) and
the pet play area (dog park) within the development. The clubhouse/pool area could serve as a
plaza within this development as the PUD ordinance indicates that plazas are landscaped or paved
open areas of a minimum of 1,000 square feet and wholly or partially enclosed by a building or
buildings. The PUD ordinance requires that plazas within commercial or mixed-use development
shall be open to the public during daylight hours. The PUD ordinance does not require that
plazas within residential PUDs be open to the public. It also should also be noted that the
proposed development is providing a dog park that Staff believes in and of itself warrants an
additional amenity point. (5 total points possible)
• Providing theming. Significant use of various elements of theming consistent with the 2013 Lake
Elmo Branding and Theming Project, including but not limited to signage, fencing, landscaping
lighting and site furnishings. The City will award amenity points based upon the quality and
magnitude of the Theming elements integrated into the project.
In this case, the City could award the developer amenity points for the use vehicular and
pedestrian lighting in and around their site, increasing their landscaping and tree planting well
above the minimums set by the Code, (especially along Hudson Boulevard), adding several
benches within their site and using a white, ornamental-style fence (instead of chain link) around
their site.
It is a recommended condition of approval that the applicant provide the City specific examples
of proposed development fencing, landscaping, lighting and site furnishings, including the
clubhouse that will meet the standards outlined in the Lake Elmo Branding and Theming Study.
(1-3 points possible)
• Additional Amenities? Additionally, the City also may consider the allotment of amenity “points”
for site amenities that are not otherwise specified within the ordinance.
For this site, with a maximum of 15 dwelling units per acre, a 20 percent increase in density would bring
the maximum density to 18 dwelling units per acre. At 17.33 net acres, the site could have up to 312
dwelling units if the City approved the maximum amount amenity points to increase the project density.
In summary, the Planning Commission should consider and make a recommendation to the City Council
as to what design elements in the development should receive amenity points (and how many points) so
Staff can memorialize these amenities within the findings of fact in the Resolution.
Consistency with Proposed Urban High Density Zoning District. As noted earlier, the proposed
development will require City approval of a Zoning Map Amendment to rezone the property to Urban
High Density Residential (from the current RT (rural development transition)) zoning designation. As
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such, staff reviewed the proposed PUD Plans against the standards including setbacks, impervious
coverage, etc. of the Urban High Density Residential zoning district, as shown below.
Standard Required Proposed
Impervious Surface Maximum 75 percent 66 percent
Minimum Lot Area 1,800 square feet per unit 2,469 square feet per unit
(average)
Minimum Lot Width 60 feet 1,085 feet on Hudson Blvd.
Front Yard Setback (Hudson
Blvd)
20 feet 20 feet
Interior Side Yard 10 feet 55 feet
Corner Side Yard 15 feet 10 feet (to north/south road)
Rear Yard Setback 20 feet 20 feet
Accessory Building Setbacks 10 feet 15 feet
Maximum Building Height 50 feet 35 feet (to roof peak)
Detached Structures 1,000 square feet maximum 3,000 square feet
Parking Not to be located in the front
yard or between the front façade
and street.
Parking is located in front of the
proposed club house, though
this parking lot design is
consistent the design of parking
lots for commercial/office
buildings and would not be
parking for the residential
buildings on the site.
Open space 200 square feet of common open
space provided per unit. In this
case, at least 60,000 square feet.
251,449 square feet = 5.77 acres
(830 square feet per unit)
Site Plan Review
Streets and Access. The proposed site plan shows a primary access driveway into the site from Hudson
Boulevard. After their initial submittal, the applicant submitted a revised site plan showing the secondary
site access (at least for emergency vehicles) moved from Hudson Boulevard to the planned north/south
street (Julia Avenue) on the west side of the site. They made this change to the access based on early staff
comments about the proposal. The new north/south street is a planned public street connection between
5th Street North and Hudson Boulevard North. The developer should either construct the portion of the
north/south street adjacent to the development with a temporary turnaround on the north end or work with
the proposed development to the north to construct the entire planned north/south street to make a
continuous street connection from 5th Street North to Hudson Boulevard North.
Issues with the proposed setbacks. The applicant is asking the City to approve a 10-foot side yard
setback (instead of the required 15-foot setback) from the west property line for the buildings along the
north/south road. As a condition of approval, the City is requiring the developer to dedicate a 100-foot-
wide right-of-way for this road, consistent with the requirements the City made for the Bentley Village
development to the north. The applicant notes that because of this right-of-way requirement, they need
the reduce setback to make their proposed site plan work.
Impervious Surfaces. As noted by the applicant in the project narrative and in the table above, the
proposed plan is 66 percent impervious, well below the maximum impervious surface standard in the
HDR zoning district of 75 percent.
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Streets, Sidewalks and Trails. The City will be requiring the applicant to reconstruct Hudson Boulevard
along the frontage of their site to an “Urban Section” (with curb and gutter, turn lanes and a bituminous
trail along the north side of the road). The City also will be requiring the applicant to design and
construct the north/south road (Julia Avenue) adjacent to their western property line from Hudson
Boulevard north to Bentley Village. This road section will be in a 100-foot-wide right-of-way to
accommodate drive lanes, a center turn lane, turn lanes, a bituminous trail on one side of the road and a
concrete sidewalk on the other side. This right-of-way width and design is consistent with the City
requirements for the new north/south road in the Bentley Village development to the north of the site.
(Please see the attached design cross section for Road G (now known as Julia Avenue)).
The Comprehensive Plan’s Trail Plan shows a planned trail down the proposed north/south street along
the west side of the development. The proposed site plan does not show the future road or a trail or a
sidewalk along the future road. The City should require the developer to show the north/south road on all
project plans and to install the planned trail(s) along Hudson Boulevard and along the north/south street
and crosswalks with pedestrian ramps where needed as part of this development.
Within the development site itself, the developer will be constructing 4 and 5-foot-wide concrete
sidewalks along the private driveways and between the buildings to provide pedestrian access throughout
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 wetland and the wetland buffer and in regards to the stormwater
management system.
Architecture/Proposed Design. The proposed design of the development is a townhouse design with the
residential buildings being two stories in height with private, ground-level entrances to each unit. The
building elevations provide architectural interest with use of exterior accents, a large percentage of
windows, and high quality materials including fiber cement board siding and stone masonry. The
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buildings create additional high architectural value with use of varied roof lines, and vertical and
horizontal articulation. These features will give the buildings a more attractive appearance than buildings
with flat facades and consistent or straight facades and roof lines. The proposed color pallets for the
buildings include slate, gray, beige and browns. I have included several images of the proposed building
elevations for your review.
The typical interiors of the units include dark wood colored cabinets, stainless steel appliances, granite
countertops in all kitchens and wood laminate flooring. Select units will be upgraded to include enhanced
finishes, painted access walls, granite countertops throughout, among other features.
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development adheres to 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.
• The trash enclosure is located away from most of the residential buildings.
• 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.
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 issuing building permits for the clubhouse or for the residential buildings.
Garages. The proposed plans include 120 attached garages and 7 detached garage buildings with 6
garage stalls in each building. There also is a proposed maintenance garage building for the residents to
perform minor service to their vehicles and to wash their vehicles.
Wetland and Buffers. The site has a 0.4 acre wetland on the south side of the property along Hudson
Boulevard. The applicant had proposed with the Concept Plan for the site to fill the entire wetland. The
latest project plans show the applicant preserving much of the wetland and providing a 25-foot-wide
buffer around the wetland on their site. The only filling of the wetland is the part along Hudson
Boulevard to accommodate the City- required turn lane and trail on the north side of the road. The City
requires the applicant to put easements on the final plat to accommodate the wetland and the wetland
buffer.
Tree Removal, Preservation and Replacement. There is an area of about 300,000 square feet (6.9
acres) of tree cover on the site. The applicant provided a tree inventory that documented the significant or
specimen trees on the property. They include several large spruce trees in the southeast corner of the site,
along with elms, oaks, maples and aspen trees on the property. The proposed project would remove all
the existing trees on the site. Their proposed tree replacement plan meets all City requirements.
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Landscaping. The applicant has provided the City with a landscaping plan for the site. The City’s
Landscape Architect has reviewed these plans and has found that they do not meet all City requirements. I
have attached his review comments for your review. He noted that the applicant is not proposing to plant
enough trees (184 versus 233) and the proposed composition or types of trees do not meet the City
requirements. He also noted that the applicant is proposing to plant trees near proposed utility lines where
the City wants to have new trees placed at least 10 feet from the nearest utility. In addition, he noted that
the proposed screening along the north side of the site (with a proposed single, row of evergreen trees), is
inadequate to meet the City’s screening requirements. The City will require the applicant to revise the
landscaping and screening plans to meet or exceed the City’s Landscape Requirements for the replanting
of trees and for screening.
Landscape Walls. The applicant is proposing several landscape (retaining) walls around much of the
perimeter of the site. The proposed grading plans show these walls ranging in height from 3 feet to 12
feet. Any such wall that is taller than 4 feet requires a separate building permit from the City and must be
designed by a licensed Minnesota engineer or architect.
Parkland Dedication. The Parks Commission reviewed the proposed development at its February 20,
2019 meeting. At that meeting they recommended that the developer pay the City cash in lieu of land
dedication to meet the City’s park dedication requirements. The Parks Commission may need to reaffirm
this recommendation at their May 20 meeting. The proposed development does not propose a public park
but does provide recreation for its residents through the club house, pool and open space. This area is
already served by Savona Park.
The proposed development site (include road right-of-ways) consists of 17.57 acres, and the required
parkland dedication for the Urban High Density Residential zoning district is 10%. The required amount
of fees would be 10% of the purchase price of the property, which has yet to be determined.
Subdivision Signs. Section 154.212(G) (1) (c) of the Zoning Code allows each residential subdivision to
have one subdivision identification sign per entrance. The maximum size for subdivision identification
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sign is 32 square feet in area for the main entrance and a maximum sign area of 24 square feet per sign for
all other locations.
The developer submitted a drawing for an entrance monument sign with the PUD plans that has 52.1
square feet of sign face. They will need to reduce the size of this sign to a maximum of 32 square feet of
sign face to meet the City Code standards. Any signs would require a permit from the City.
Parking. The City’s Zoning Code requires one parking space per studio and 1 bedroom unit, two parking
spaces per 2 and 3 bedroom units and at least one visitor space per four units. With the proposed mix of
300 units, the City Zoning Code requires the developer to provide at least 525 parking spaces on site. In
this case, the developer is proposing a total of 562 parking spaces – including attached garage and
detached garage spaces (163 total) and 399 surface parking spaces. The proposed plans include 17
parking spaces to the west of the main entrance drive aisle for the clubhouse. This computes to a unit
parking ratio of 1.87 spaces per unit – above the 1.75 parking spaces per unit required by the City Code.
The proposed width and length of parking stalls is compliant with code, and the proposed width
(estimated to be 24’) is adequate for a 2-way drive aisle width according to the Zoning Code. Of these
parking spaces, a total of 22 spaces are proposed to be Americans with Disabilities Act (ADA)-accessible.
The ADA requires 2% of parking spaces totaling over 501 to be ADA-accessible, and so the proposed
number of ADA parking spaces is compliant, provided they are built with adequate width and access aisle
spacing.
Engineering Comments. The City Engineer has provided a detailed review memo (dated May 8, 2019)
regarding the proposed General Preliminary Plat/Plans. I have attached this memo for reference. Staff
would like to highlight the following comments in summary:
• Streets and Transportation
o Hudson Boulevard Right-of-Way. Additional right-of-way on Hudson Blvd must be
dedicated to the City as needed to accommodate the Hudson Boulevard improvements,
including turn lanes and a 10-foot-wide utility easement.
o Hudson Boulevard Improvements. Hudson Boulevard must be improved along the
frontage of the proposed development in accordance with the Hudson Boulevard design
Standards, with and Urban Section along the north boulevard and a bituminous trail. The
developer will be required to construct right turn lanes at both the entrance to the
proposed development and at the intersection with the new north-south collector street,
and a left turn lane at the development entrance.
o New North-South Collector Street Improvements. The developer must construct new
north-south collector street along the west side of the development, from Hudson
Boulevard to the northerly plat line of the Springs of Lake Elmo. The new street shall be
designed and constructed as an urban collector street consistent with City design
standards and within a 100-foot-wide right-of-way, including a bituminous trail along one
side and a concrete sidewalk along the other side.
o New North-South Collector Street right-of-Way Dedication. The property owner or
developer must dedicate a 100-foot-wide right-of-way/roadway easement to the city for
the new north-south collector street. The proposed perimeter fencing must be located
outside of the 10-foot-wide drainage and utility easement.
o Site Access. The proposed site plan proposes a single primary access to the site on
Hudson Boulevard approximately 660 feet east of the proposed new north-south collector
street. This proposed access spacing from the new collector street meets the City
minimum spacing of 660 feet.
o Secondary/Emergency Access. The latest site plan shows a secondary access to the new
north-south collector street (to the west) and is called out a proposed emergency access
point.
12
o Perimeter Decorative Fence. As shown, this fence encroaches the 10 foot utility
easement, and so the fence location must be revised to preserve the City standard 10-foot-
wide drainage and utility easement.
o Private Streets. Private streets are proposed within the development that would remain
privately owned and maintained. The interior street and driveway design may require
revisions to ensure the adequacy of fire lanes and safety access.
• Municipal Sanitary Sewer
o The plans include a sanitary sewer utility plan that proposes 300 REC units plus
additional facilities such as a fitness center, swimming pool and a car care center.
o Sanitary sewer is available to the site. The applicant or developer will be responsible for
connecting to the city’s 10-inch sanitary sewer system and extend sanitary sewer in to the
property at the applicant’s sole cost.
• Municipal Water Supply
o The existing water system has sufficient capacity for domestic service for the proposed
300 REC units and additional facilities.
o The applicant will be responsible to place fire hydrants throughout the property at the
direction of the Fire Department. All fire hydrants shall be owned and maintained by the
City.
o Any watermain lines and fire hydrants placed within the development will require 30-
foot-wide utility easements centered over the pipe. These easements must be dedicated to
the city and provided in the city’s standard form of easement agreement.
• Stormwater Management
o The storm water management plan is not complete. 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. The storm water management plan must be revised to incorporate
storm water management for the Hudson Boulevard and Julia Avenue Street
improvements.
o All stormwater facilities constructed for this development and are internal to the site 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 its standard form.
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 Review. The City has not yet seen any comments from the
Watershed District about this proposal.
North/South Road (Julia Avenue) Design. The City Engineer noted the City standards for this road in
his comments. I have attached the typical cross-section for this road for your review.
Development Phasing/Grading Phasing. The project narrative notes that the developer intends to grade
the entire site and install the public improvements in a single phase with each building gaining occupancy
in sequential order starting with the Clubhouse. Their hope is start site work this fall (pending City
approvals) with final completion of the entire development by the fall of 2021.
Stormwater Management and Storm Sewer System Improvements. The proposed development
site is in the Valley Branch Watershed District (VBWD). The design of the storm water management
systems must be compliant with the requirements of the State, VBWD, the City of Lake Elmo Storm
13
Water Management Ordinance, and the City of Lake Elmo design standards manual. The applicant is
advised to fully read and comprehend the City’s storm water and erosion control ordinance since these
standards are different, and in some cases more stringent, than the watershed district.
In his project review, the City Engineer noted the following:
The storm water facilities will be privately owned and maintained so no outlots will be required for the
underground storm water facilities. The storm water management plan must incorporate storm water
management for the Hudson Boulevard and Julia Avenue Street improvements.
The City will require drainage and utility easements over all 100-year high water level areas and
to protect all overland emergency overflow paths.
The City Engineer’s review memo further addresses the stormwater management considerations
and requirements for this development.
Utilities – Municipal Water Supply and Municipal Sanitary Sewer. The City Engineer’s review
memo provides a review of the municipal sewer and water considerations for this development. Public
water and sanitary sewer service are available in this area of Lake Elmo and the developer will be
extending them into and through the site. He noted the following:
The applicant will be responsible for extending municipal water into the development at its sole
cost and will be required to construct a looped watermain network with multiple connection points. This
includes a connection to the future watermain in the Bentley Village development to the north.
The applicant will 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.
All utility plans will be subject to the final approval of the City Engineer.
Staff has reviewed the plans based on the assumption that the sanitary sewer extended internal to
the site will be privately owned and maintained by the applicant.
Fire Chief Comments. The Fire Chief reviewed and commented on the preliminary project plans. He
notes that the fire hydrant will have to be spaced and placed in the development according to code and
that access to the buildings must be maintained in all weather conditions. I have attached his comments
for your reference.
RECOMMENDED FINDINGS:
Recommended Finding for Rezoning:
That the proposed rezoning will be consistent with the proposed land use classification for the site as
designated in the 2040 Comprehensive Plan.
Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the
Preliminary Plat and Preliminary PUD Plan for the Springs Apartments based on the following findings:
1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are
approved in 2019, that the new land use designation for the site of the proposed planned
development will be MU-C (mixed use commercial); and that the preliminary PUD Plan would
be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use
Map for this area.
2. That the preliminary PUD Plan complies with the general intent of the Urban High Density
Residential zoning district with PUD modifications.
14
3. That the preliminary PUD Plan generally complies with the City’s Subdivision regulations.
4. That the preliminary PUD Plan must be revised to be consistent with the City’s engineering
standards as noted in the City Engineer’s memorandum dated May 8, 2019.
5. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum
lot area, open space and street layout.
6. That the preliminary 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.
7. That the preliminary 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) and the
use of design elements consistent with the 2013 Lake Elmo Branding and Theming project.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer will be required to pay for any
amendments needed to accommodate the increase in REC units. The Concept Plan approval did not afford
the applicant development rights. When the property develops, it will have urban services and will pay
sewer and water connection charges, building permit fees and the like that the developer and/or contractors
will pay.
RECOMMENDATIONS:
Recommended Conditions of Approval. Staff recommends the Planning Commission recommend
to the City Council approval of the requested Preliminary Plat and preliminary PUD plans for the Springs
Apartments on Hudson Boulevard subject to the following conditions:
1. That the Metropolitan Council give final approval of a City’s 2040 Comprehensive Plan Update
and adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City
Council. The City’s final plat approval will be good for 120 days after the Met Council’s
approval of the City’s 2040 Comprehensive Plan update or for 120 days after the City Council’s
approval of the final plat, whichever comes first.
2. That the City approves a Zoning Map Amendment to rezone the site from RT (Rural
Development Transitional) to HDR (Urban High Density Residential).
3. That the applicant prepare the final plat and final PUD plans showing all of the site perimeter
property lines - including any revisions necessary for including the right-of-way for the north-
south street and all additional right-of-way needed for Hudson Boulevard as the proposal only
includes a portion of the parcel with the PID# 34.029.21.43.0003.
4. That the final plat and final PUD Plans submittal identify all requests for flexibility from the
Zoning Code.
15
5. That the applicant address all comments and conditions of approval in the City Engineer’s
Memorandum dated May 8, 2019 with revised project plans for the future final plat and final
PUD Plans submittal.
6. That the final Plat and final PUD Plans submittal include a revised tree preservation/replanting
and revised landscape plans to address all the comments and changes noted in the memo from
the City’s Landscape Architect dated May 7, 2019. These final plans must be reviewed and
approved by the City’s Landscape Architect before the applicant submits applications for final
plat and final PUD approval.
7. That the final Plat and final PUD Plans submittal include accurate open space and impervious
surface calculations.
8. That the final plat show a drainage and utility easement over the wetland and the wetland buffers,
including the 100-year high water level.
9. That a bituminous trail be installed along Hudson Boulevard and along the future north/south road
as part of this development.
10. That the applicant provide the City fees in lieu of park land dedication as required by Section
153.14 with future final plat.
11. That the applicant provide the City for staff approval specific examples of proposed development
fencing, landscaping, lighting and site furnishings, including the clubhouse that will meet the
standards outlined in the Lake Elmo Branding and Theming Study.
12. That the final plat and final PUD Plans submittal include detailed architectural plans for the exterior
of the buildings for staff review and approval.
13. That the applicant receive a permit from the Valley Branch Watershed District for the construction
of the proposed development.
14. 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.
15. That all comments of the Fire Chief be addressed with any future final plat plans and final PUD
plan submittal.
16. The Preliminary Plat approval is conditioned upon the applicant meeting all City standards and
design requirements unless specifically addressed otherwise in these conditions.
17. That the PUD overlay zoning allow for the following:
a. Setbacks:
Springs Apartments at Lake Elmo Minimum Building Setbacks
Front (Hudson Blvd). 20 ft.
Interior Side 10 ft.
Corner Side (Julia Avenue) 10 ft.
Rear (north property line) 20 ft.
b. Attached Garages: That the attached garages shall not exceed 1,000 sq. ft. in area at the
ground floor level except by conditional use permit.
16
c. Detached Garages: That the detached garages shall not exceed 3,000 sq. ft. in area at the
ground floor level.
18. The Final Plat shall include all necessary public right-of-way and easements for Hudson Boulevard
and for the new north/south road (Julia Avenue North).
19. The Final Plat 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. These plans also must incorporate storm water
management for the Hudson Boulevard and Julia Avenue Street improvements including the future
east bound left turn lane along Hudson Boulevard at Julia Avenue and must meet all VBWD
requirements.
20. Before the city issues any building permits, the developer shall delineate and identify all wetland
buffers via staking, fencing and/or signage that is acceptable to the City.
21. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed districts
before the commencement of any grading or development activity on the site.
22. 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.
23. That the Final Plat include Valley Branch Watershed District preliminary 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.
24. 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 application.
25. That the applicant or developer address all the comments of the Fire Chief and the Building Official
with final PUD, site and building plans including the placement of buildings and fire hydrants,
street and driveway design, parking and emergency vehicle access within the site.
26. That the applicant revise the project plans to show 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 easement agreements are included with the final plat application and plans.
27. 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, buildings and storm water retention.
28. That the developer prepare exhibits for City staff approval that clearly identifies the property lines,
easements, proposed locations of retaining walls, fences and accessory buildings and the required
and proposed setbacks for each building site within the development.
29. 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.
30. 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. The proposed monument entrance sign submitted with the
preliminary PUD plans is not approved as it exceeds the City size limit of 32 square feet.
31. 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 (including
required streets, turn lanes, 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 of streets or driveways.
17
32. Before the execution and recording of a final plat for the development, the developer or applicant
shall enter into a Developer’s Agreement with the City. The Developer’s Agreement must be
approved by the City Attorney and by the City Council. Such Developer’s Agreement shall
delineate who is responsible for the design, construction and payment for the required
improvements with financial guarantees therefore.
33. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City Engineer shall review any
grading plan that is submitted in advance of a final plat, and said plan shall document extent of any
proposed grading on the site.
34. That the applicant shall submit revised preliminary plat and 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 application for any phase of the
development and before the start of any clearing or grading activity on the site.
35. That the City’s preliminary plat 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.
Motions:
Staff recommends that the Planning Commission recommend to the City Council approval of the
Preliminary Plat and Preliminary PUD Plans for the Springs Apartments to be located on Hudson
Boulevard with the following motion (the City Council cannot give this development final approval until
the Metropolitan Council approves the Lake Elmo 2040 Comprehensive Plan update):
“Motion to recommend approval of the preliminary plat and preliminary PUD Plans as requested by
Continental 483 Fund LLC for PID# 34.029.21.43.0003 for the project to be known as the Springs
Apartments located on the north side of Hudson Boulevard, subject to recommended conditions of
approval.”
Staff recommends the Planning Commission recommend approval of the zoning map amendment
(rezoning) of the site of the proposed Springs Apartments from RT (rural development transitional) to
HDR (urban high-density residential) after final approval of the 2040 Comprehensive Plan with the
following motion:
“Move to recommend approval of the rezoning of site of the Springs Apartments on Hudson Boulevard
from RT (rural development transitional) to HDR (urban high density residential) after final approval
of the 2040 Comprehensive Plan based on the findings listed in the Staff report.”
ATTACHMENTS:
1. Project Narrative dated May 1, 2019
2. 2 City Maps
3. Aerial Photo 2
4. Overall Plan and Revised Site Plan
5. Density Exhibit
6. Project Plans (#21654)
7. N/S Road Typical Section
8. Building Elevations
9. Fire Chief comments
10. City Engineer’s comments dated May 8, 2019
11. Landscape Architect comments dated May 7, 2019
12. Neighbor comments dated May 4, 2019
1
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
LAND USE REQUEST
_____________________________________________________________________________________
Continental 483 Fund LLC ("Continental") formally requests consideration of a Zoning District
Amendment as well as a Preliminary Plat/PUD application for its proposed Springs at Lake Elmo (the
“Springs”) from the City of Lake Elmo. The proposed site for the Springs apartment community is
generally located west of Keats Avenue on the north side of Hudson Boulevard, as shown on the
enclosed site plan. Continental proposes an up‐scale, market‐rate apartment community on the 20.36‐
acre site (17.01 acres excluding right of way), see enclosed Density Exhibit.
The Springs includes 300 homes within 15 residential buildings. The
buildings will offer a townhouse design featuring two stories with
private, ground‐level entrances to each unit. Residents will have a
choice between attached, direct‐access garages, detached garages
and ample surface parking to best fit their needs. There will be a mix
of studio, 1‐bedroom, 2‐bedroom, and 3‐bedroom units, as broken
down in the chart to the right.
The proposed land use is consistent with the 2040 Comprehensive Plan Future Land Use designation of
Mixed Use‐Commercial (MU‐C). The subject site requires a rezoning from Rural Development
Transitional (RT) to Urban High Density Planned Unit Development (HDR‐PUD). The Future Land Use
designation of MU‐C allows for residential densities up to 15 units per acre; with greater densities
allowed through the PUD process. Continental’s request proposes a density of 14.73 du/acre gross and
14.91 du/acre net (excluding preserved wetland area).
The existing RT district zoning is an interim holding zone. Rezoning to HDR is required for the proposed
density and a PUD is necessary to have more than one principal building per parcel of land. Continental’s
proposal meets or exceeds the criteria of the base HDR zoning district, with the exception of the interior
corner building setback and the size of the detached garages (see Dimensional Standards on page 4).
Additionally, the Springs will be a high‐quality apartment community that is compatible in architecture
and scale to existing land uses. Continental would like the opportunity to provide a unique, upscale
rental housing option in this very fitting location to support Lake Elmo's growth.
2
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Continental has reached a private agreement with the current land owner to design and construct June
Avenue North. The new connector road will be complete prior to completion of the Springs community.
The City of Lake Elmo has determined the necessary width of the June Avenue right of way is to be 100’
instead of the originally planned 80’. Continental agrees to dedicate a 10’ strip along June Ave. to
achieve the 100’ right of way width however, a reduced setback on that frontage is needed in order to
accommodate the City’s requirement for the additional right of way area.
Continental has received approval for a partial fill of the existing wetland from the Valley Branch
Watershed District. The project has gone through a number of site plan revisions in order to minimize
the impact to the wetland. However, a portion of the wetland will need to be impacted in order to
provide the multiuse bituminous trail required by the City. The existing wetland is approximately 0.4
acres and the remaining area after the impact is 0.24 acres. A 25’ minimum wetland buffer will be
maintained around the remaining portion of the wetland, apart from the required trail on the south side
along Hudson Blvd.
The proposed Springs community is anticipated to break ground in late summer of 2019, pending
municipal approvals. Construction is to be completed in a single phase with each building gaining
occupancy in sequential order starting with the Clubhouse. All public improvements will occur with
initial sitework early in the project. Occupancy of the Clubhouse is expected in Spring of 2020, with the
residential buildings coming online every 2‐3 weeks thereafter and final completion of the community to
be achieved by late summer of 2021.
Along with the submitted site plan, elevations, sign package and associated documents, the following is
a list of the project standards to be considered as a part of the PUD:
Architectural Standards:
o Maximum 2 stories or 35’ to top of roof peak
o Minimum 25’ principal building separation
o Exterior Materials:
Mix of stone masonry and fiber cement siding on all four facades of the primary
buildings.
The percentage of each material will be provided as shown in the enclosed
elevations.
3
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
o Resident amenities to include:
Minimum 4,000 sf clubhouse
Pool with outdoor seating
Grill area
Fitness center
Pet playground
Car care center with
Pet Spa
Signage:
o 3 illuminated clubhouse tower building signs
Maximum of 20 SF each
o 1 illuminated double faced monument sign with electronic reader board
Sign to be setback from property line a minimum of 5’
Gross sign area may be 60 SF per side maximum (sign area plus electronic
reader board)
Maximum 12’ tall from adjacent grade
Accessory Structures:
o The design and construction of any garage, carport, or storage building shall be similar
to or compatible with the design and construction of the main building. The exterior
building materials, roof style, and colors shall be similar to and compatible with the
main building.
o The structure shall meet the required yard setbacks for a principal structures.
o Detached garages shall not exceed 3,000 square feet at ground floor level and shall not
exceed a height of 22 feet.
Overall Parking Standards:
o Parking will meet the City Ordinance.
4
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Dimensional Standards:
ZONING CODE COMPARISON
URBAN HDR
ZONING DISTRICT
PROPOSED SPRINGS
DEVELOPMENT
MINIMUM LOT AREA 1,800 sf / unit 17.01 acres
(2,469 sf/unit)
OPEN SPACE REQUIREMENT 200 sf / unit 830 sf / unit
(251,449 sf = 5.772 ac)
BUILDING SETBACK‐ FRONT (Hudson
Blvd) 20' 20'
BUILDING SETBACK‐ REAR 20' 20'
BUILDING SETBACK‐ CORNER SIDE
(June Ave N) 15' 10'
BUILDING SETBACK‐ INTERIOR SIDE 10' 10'
BUILDING HEIGHT stories n/a ‐ 50' 2 stories ‐ 32'
BUILDING HEIGHT‐CLUBHOUSE 50' 32'
LOT COVERAGE 75% 66%
(489,765 sf = 11.243 ac)
DENSITY 7.5 du/ac ‐ 15.0 du/ac 14.91 du/ac (net)
14.73 du/ac (gross)
BUILDING SEPARATION N/A 30' min.
PARKING 1.75 spaces / unit 1.75 spaces / unit
GARAGE PARKING N/A 163 spaces (.54 / unit)
DETACHED STRUCTURES Max. 1,000 SF 3,000 SF
LANDSCAPING 154.258 of Zoning
Code Meets
LIGHTING 150.035 ‐ 150.038 of
Zoning Code Meets
Washington County, MN
January 24, 2019
0 375 750187.5 ft
0 110 22055 m
1:4,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
HUDSON BLVD N
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved: Book / Page:
Phase:Initial Issue:
ClientCONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
EAV CJL
EAV
PRELIMINARY 4/12/2019
21654
PRELI
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4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
May 01, 2019 - 10:02am - User:mlarson L:\PROJECTS\20355\CAD\Civil\Exhibit\20355 Dale Properties Exhibit.dwg
C2.06
OVERALL
DEVELOPMENT
PLAN
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B20EBLDG 5BFFE=1006.35GFE=1006.02
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B20EBLDG 4BFFE=1006.65GFE=1006.32
B20EBLDG 3AFFE=1006.20GFE=1005.87 B20EBLDG 2BFFE=1005.47GFE=1005.14
B20EBLDG 1AFFE=1005.50GFE=1005.17
B20EBLDG 14AFFE=1001.75GFE=1001.42
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ADAB20EBLDG 15BFFE=1002.20GFE=1001.87D
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R1
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04 04 04
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C
07
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29
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07
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J JJ
ATYP
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H H H HH
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved: Book / Page:
Phase:Initial Issue:
ClientCONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
EAV CJL
EAV
PRELIMINARY 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
4/12/201954914Eric A. Vogel
PRELI
M
I
N
A
R
Y
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
SCALE IN FEET
0 10050
NORTH
May 01, 2019 - 10:02am - User:mlarson L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.01
SITE PLAN
AREAGROSS SITE AREA
BUILDING INFORMATION
B20E (20 DU/BUILDING)TOTAL RESIDENT BUILDINGS
GENERAL HOME MIX
STUDIO1-BEDROOM
2-BEDROOM
3-BEDROOM
TOTAL HOMES
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING INFORMATION
GARAGE TOTALS:
NUMBER OF ATTACHED
MAINTENANCE GARAGES
NUMBER OF STAND ALONETOTAL GARAGE
PARKING REQUIRED PER CODE
SURFACE PARKING AMOUNT
TOTAL PARKING PROVIDED
UNIT PARKING RATIO
COVERED PARKING RATIO
CLUBHOUSE PARKING*INCLUDED IN PARKING CALCS
1. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.
2. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB UNLESS OTHERWISE NOTED.
3. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER
DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB.COORDINATE WITH GRADING CONTRACTOR.
4. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.
5. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.
6. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF
EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE
LOCATIONS.
7. SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHTPOLE.
8. REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS.
9. ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE
OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). THE
MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE 2.08%
(1:48). THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA
ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY
THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUSTHE DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR.
10. "NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY.
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT SUMMARY DEVELOPMENT NOTES KEY NOTES
WETLAND LIMITS
TREELINE
BUILDING, STOOPS, STAIRS SEE ARCHITECTURAL PLANS
TRASH/RECYCLING PICKUP AREA - SEE ARCHITECTURAL PLANS
MAIL KIOSK - SEE ARCHITECTURAL PLANS
POOL - SEE ARCHITECTURAL PLANS
MONUMENT SIGN - SEE ARCHITECTURAL PLANS
VEHICLE GATE - SEE ARCHITECTURAL PLANS
TRANSFORMER - LOCATION TBD
741,214 SF 17.02 AC
QUANTITY HEIGHT
15 UNITS 2-STORY / 35'15 UNITS
HOMES PERCENTAGE
30 10%
120 40%
120 40%
30 10%
300 100%
RURAL DEVELOPMENT TRANSITIONAL
URBAN HIGH-DENSITY PLANNED UNIT (HDR.PUD)
120 GARAGES142 GARAGES
163 GARAGES
525 SPACES399 SPACES
562 SPACES
1.87
0.29
17 SPACES
(24 ADA)
XX
XX
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
CONCRETE SIDEWALK
DETAILS
A
B
C
D
E
F
G
B-612 CONCRETE CURB AND GUTTER - SEE SHEET C9.0101
B-618 CONCRETE CURB AND GUTTER - SEE SHEET C9.0102
TAPERED CURB - SEE SHEET C9.0103
4' SIDEWALK - SEE SHEET C9.0104
5' SIDEWALK - SEE SHEET C9.0105
STOP SIGN - SEE SHEET C9.0106
ACCESSIBLE PARKING SIGN - SEE SHEET C9.0107
ACCESSIBLE PARKING STALL - SEE SHEET C9.0108
ARCHITECTURALCONCRETE
DETAIL XX
CHAIN LINK FENCE - SEE ARCHITECTURAL PLANSH
DECORATIVE WOODEN FENCE - SEE ARCHITECTURAL PLANSI
CHAIN LINK FENCE
DECORATIVEWOODEN FENCE
AIR CONDITIONINGUNIT
VALLEY GUTTER - SEE SHEET C9.0109
BITUMINOUS PATHJ
Board and Batten
"Phantom"
PPG 1036-6
Door
"Phantom"
PPG 1036-6
Lap
"Sharkskin"
PPG 1025-4
Stone
"Texas Rubble"
Coronado CT501
Flat Panel
"Sharkskin"
PPG 1025-4
Trim
"Crushed Silk"
PPG 1024-3
"Slate Tile"
SW 7624
"Slate Tile"
SW 7624
"Gray Area"
SW 7052
"Gray Area"
SW 7052
"Accessible Beige"
SW 7052
Right Elevation
SCALE: 1/16":1'0'
Left Elevation
SCALE: 1/16":1'0'
vqu ARE HERE
Board and Batten
"Clam Shell"
PPG 1023-6
Door
"Clam Shell"
PPG 1023-6
Lap
"Rock Cliffs"
PPG 1101-4
Stone
"Texas Rubble"
Coronado CT501
Flat Panel
"Rock Cliffs"
PPG 1101-4
Trim
"Crushed Silk"
PPG 1024-3
12-112-15-201610/17/2017
"Foothills"
SW 7514
"Foothills"
SW 7514
"Basket Beige"
SW 6143
"Basket Beige"
SW 6143
"Accessible Beige"
SW 7036
Right Elevation
SCALE: 1/16":1'0'
Left Elevation
SCALE: 1/16":1'0'
vqu ARE HERE
Front Elevation
I �
Right Side Elevation
SCAl.£. l/ll'":l"O" _,
LJ\ J
J
[ I CLUBHOUSE
vqu ARE HERE
L __ I
Rear Elevation
Left Side Elevation
SCALE: 3/32":1'0"
CLUBHOUSE
vqu ARE HERE
:nm ii-------
1nm nm
KITCHEN
!11'-4"CLG!
MUL Tl-PURPOSE
!14'-0" CLG!
FILES/IT
!10'-0"CLG!
CONFERENCE ROOM !10'-0" CLG!
OFFICE !10'-0" CLG!
( _J
,,.-- -
VESTIBULE
125'-0" CLG!
Clubhouse Floor Plan
SCALE, 3/32",l'O"
nm: --------mnm nm1
POOL EQ. STORAGE
!10'-0" CLG!
MEP
!10'-0" CLG!
OFFICE
!10'-0"CLG!
24-HR
ENTRY
!10'-0" CLG!
YOGNWARM
UP
L _________ __J
FITNESS
CENTER
!13'-0" CLG!
D D D
CLUBHOUSE FLOOR PLAN
vqu ARE HERE
“Proudly Serving Neighbors & Friends”
May 3, 2019
This is a follow up review, based on the limited drawings provided, for the revised plans of the SPRINGS
APARTMENTS dated 5/1/19. The applicant has addressed some of the items from the previous review dated
April 17, 2019. I have also added items, more specific, under the final bullet based on the revised drawing.
• FDC (Fire Department Connection) locations for each building to be approved by Fire Chief.
Incomplete.
• Locations and spacing of fire hydrants to meet requirements of 300’ spacing by road.
Incomplete.
• Clubhouse lockbox location to be approved.
Incomplete.
• Ensure roads are built to current standards with proper turning radius.
Engineering to confirm.
• Revise current secondary Fire Apparatus Access Road to meet requirements of MN State Fire Code
Appendix D 104.3 Remoteness. Per code spacing between access points should be approximately 700’.
Addressed.
• Address Section D105 AERIAL ACCESS ROADS, which is determined by the height of the buildings.
Incomplete.
• Chemical storage for pool.
Incomplete.
• All applicable codes from the MN State Fire Code 2015.
o Meet requirements for security gates pertaining to width and emergency access.
o Ensure year around, maintained access to all sides of structures.
Greg Malmquist, Fire Chief
LAKE ELMO FIRE DEPARTMENT
Station #1
3510 Laverne Ave. No.
Lake Elmo, MN 55042
651-770-5006
________________________
Station #2
4259 Jamaca Ave. No.
Lake Elmo, MN. 55042
651-779-8882
________________________
PAGE 1 of 4
MEMORANDUM
Date: May 8, 2019
To: Ken Roberts, Planner Director Re: Springs at Lake Elmo (Continental Properties)
Cc: Chad Isakson, Assistant City Engineer Preliminary Plat/Plan Review
From: Jack Griffin, P.E., City Engineer
We have reviewed the Springs at Lake Elmo Preliminary Plat/Plans received April 12, 2019 and revised plans
received May 1, 2019 consisting of the following documentation:
Preliminary Site Development Plans, Sheets C1.01 – C9.01, dated March 21, 2019.
Revised Preliminary Site Development Plans, Sheets C2.06 and C3.01, dated May 1, 2019.
Land Use Request Narrative dated April 12, 2019
Supplemental Narrative and application memorandum, undated, received May 1, 2019.
Stormwater Management Plan dated March 22, 2019.
Traffic Impact Study dated and received April 26, 2019.
STATUS/FINDINGS: Engineering has prepared the following review comments based on the plans submitted.
PRELIMINARY PLAT AND EASEMENTS
The Preliminary Plat creates one lot (Lot 1, Block 1) with 10‐foot drainage and utility easements on all
sides of the lot, except no easement is proposed along the west property line. The City is requiring a 100‐
foot right‐of‐way along the proposed North‐South Collector Road along this west property line and has
agreed that the small utility corridor may be placed within the road right‐of‐way.
The preliminary plans show several retaining wall and fencing encroachments to the Lot 1 Block 1, 10‐foot
drainage and utility easements.
The plat must be revised to include a drainage and utility easement over the wetland and wetland buffers,
and must include the 100‐year high water level.
North‐South Collector Street (Julia Avenue) Right‐of‐Way Dedication. A 100‐foot Right‐of‐way/Roadway
Easement must be dedicated to the City along Julia Avenue to allow for the construction of this
improvement as part of this development project. The dedicated right‐of‐way must be identified and
made a part of the Final Plat. If roadway easement is proposed along the west half of Julia Avenue the
easement must be provided in the City standard form of easement agreement and a fully signed and
executed easement agreement must be submitted with the final plat application. The 100‐foot right‐of‐
way/easement must be centered over the existing sanitary sewer pipe and aligned with the right‐of‐way
provided in the Bentley Village preliminary plat.
Hudson Boulevard Right‐of‐Way Dedication. Additional right‐of‐way may need to be dedicated to the City
along Hudson Boulevard to accommodate the Hudson Boulevard Improvements, including turn lanes and
trail. The existing conditions plan and preliminary plans/plat are incomplete in regards to showing the
existing Hudson Boulevard roadway centerline and right‐of‐way. A minimum right‐of‐way of 50 feet to the
north from existing centerline is required. Additional right‐of‐way may be needed at turn lanes to meet
the Hudson Boulevard design standards.
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 4
There are no Outlots proposed or needed for the privately owned and maintained underground storm
water facilities. Drainage and utility easements will be required over all 100‐year high water level areas
and to protect all overland emergency overflow paths. For any privately owned and maintained storm
water facilities, the applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement.
The storm water management plan was incomplete. Stormwater management is required for all project
improvements including Julia Avenue and Hudson Boulevard. Additional storm water facilities must be
located in Outlots or easements that are part of the Final Plat or within drainage and utility easements
provided in the City standard form of easement agreement. Fully signed and executed easement
agreements must be submitted with the final plat application.
Watermain utility easements. The proposed watermain interior to the site will be owned and maintained
by the City. Drainage and utility easements are required over the watermain and hydrants, 30‐feet in
width, centered over the watermain/hydrant. The easements must be shown on the grading, watermain,
storm sewer and site plans, and must be provided on the Final Plat.
Sanitary sewer utility easements. The proposed sanitary sewer interior to the site will be privately owned
and maintained. Drainage and utility easements are NOT required.
Written landowner permission must be submitted as part of the final plat applications for any off‐site
grading work and storm water discharges to adjacent properties. The proposed off‐site easements must
be shown on the preliminary site plans, grading plans, and utility plans. Fully signed and executed
easement agreements must be submitted with the final plat application.
STORMWATER MANAGEMENT PLAN
The Stormwater Management Plan is incomplete. Preliminary Plat approval must be contingent upon a
complete storm water management plan meeting State, VBWD and City rules. Storm water facilities
proposed as part of the site plan to meet State and VBWD permitting requirements must be constructed
in accordance with the City Engineering Design Standards Manual.
The storm water management plan must be revised to incorporate storm water management for the
Hudson Boulevard and Julia Avenue Street improvements.
Permitting requirements will require rate control from all points of discharge from the site and will
require volume control. Overland emergency overflows or outlets are required as part of the site plan
for flood protection. The storm water management plan must be revised to demonstrate that the pre
and post discharges are reduced at ALL site locations rather than one combined location.
The storm water management must be revised to relocate the outfall pipe to avoid conflicting with the
urbanization of the north boulevard of Hudson Boulevard and must be redesigned to control outfall
velocities and erosion.
The Final Plat 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.
Preliminary plan review and comments from the VBWD must be submitted with the Final Plat
application.
Maintenance access roads meeting the City engineering design standards must be provided for all
storm water facilities, including privately owned and maintained facilities.
To the extent adjacent properties are impacted by storm water management discharges, written
permission from those properties must be submitted as part of the Final Plat application.
The storm water management plan must be certified by a MN registered professional engineer.
PRELIMINARY SITE PLANS
Hudson Boulevard Improvements. Hudson Boulevard must be improved along the frontage of the
proposed development in accordance with the Hudson Boulevard Design Standards, with an Urban
section along the north boulevard and bituminous trail. An east bound right turn lane and must be
PAGE 3 of 4
constructed along Hudson Boulevard at both the entrance to the proposed development and at the
intersection with Julia Avenue. Storm water management for a future west bound left turn lane at Julia
Avenue must be accommodated or it must be demonstrated that storm water management can be
readily addressed with a future project. These improvements must be submitted as part of the Final Plat
and construction plans.
North‐South Collector Street (Julia Avenue) Improvements. Julia Avenue must be constructed along the
west side of the development, from Hudson Boulevard to the northly plat line of the Springs at Lake Elmo.
Julia Avenue shall be designed as an urban collector street consistent with City design standards and
within a 100‐foot right‐of‐way, including a bituminous trail along one side and a sidewalk along the other
side. The street alignment must accommodate the existing sanitary sewer and trunk watermain such that
manholes are not within wheel paths. These improvements must be submitted as part of the Final Plat
and construction plans.
The vertical profile for Julia Avenue and its relation to the existing sanitary sewer and watermain facilities
must be submitted and approved by the City Engineer prior to the development of Final Plat Construction
Plans and submittal of Final Plat. The profile plan must extend the full length from 5th Street North to
Hudson Boulevard, and show existing grade, existing utilities and proposed street profile with vertical
curve design data.
Sheet C3.01 Revised Site Plan. A revised site plan was received that among other changes, relocates the
secondary (emergency) access to Julia Avenue. This new location is a requirement for City approval.
Design details for the emergency access will need to be further reviewed once the remaining grading and
utility plan revisions are received.
Sheet C3.01 Revised Site Plan. The typical section dimensions shown for Hudson Boulevard are not
consistent with the Hudson Boulevard design standards and appear to create a centerline shift to the
south. This design/alignment may not be an approvable design. Information provided is incomplete to
facilitate a full review. The Final Plat application must include a revised Hudson Boulevard design that is
consistent with the City design standards.
Sheet C3.01 Revised Site Plan. Perimeter Fence. A perimeter decorative fence is shown around most of
the proposed site and often encroaches the easement or right‐of‐way by 1‐2 feet. The fence locations
must be revised to reside 1‐foot inside the property lines or easement lines as applicable.
Sheet C3.01 Revised Site Plan. Retaining walls are shown around the perimeters for most of the site. The
retaining wall locations must be revised to reside on or inside of the property lines or easements as
measured at the wall footing to preserve the full use of the easement or right‐of‐way.
Sheet C4.01 Grading Plan. The grading plan is incomplete.
All localized 100‐year HWL elevations and HWL contours must be shown on the grading plans.
The wetland NWL and HWL must be shown on the plans.
The overland emergency overflow path must be shown on the plans.
Building pad elevations must be a minimum of 2‐feet above all adjacent 100‐year HWL elevations
and at least 1‐foot above all adjacent emergency overflow elevati ons.
Proposed grading contours must be labeled more frequently to facilitate plan review.
All 100‐year HWL areas and EOFs must be fully protected by drainage and utility easements.
The wetland and wetland buffers must be fully protected by drainage and utility easements.
All easements must be shown on the Preliminary Plat, site plan, grading and utility plans.
Sheets C5.01 – C5.03 Erosion Control Plans. The erosion control plans must be revised to be consistent
with the City of Lake Elmo Design Standards manual including use of City Standard erosion control plan
notes and details. Conflicting or redundant plan notes and details should be removed from the plans.
Sheet C6.01. Sanitary Sewer and Watermain Plan. This plan is incomplete.
The utility plan must include the minimum 30‐foot utility easements centered over all watermain
and hydrants. The easements must also be shown on the grading, storm sewer and site plans.
PAGE 4 of 4
The existing utilities along Hudson Boulevard have been shown incorrectly and are not complete.
A field survey must be completed to verify utility locations along Hudson Boulevard and Julia
Avenue and the plans revised accordingly. The existing pressure reduction valve (PRV) located
along Hudson Boulevard is a critical component of the City’s infrastructure and must be accurately
shown on the plans to facilitate staff review and to demonstrate no encroachments.
The proposed watermain plans must be revised to connect to the City’s existing high‐pressure
zone in three locations. 1) Connect to the existing 12‐inch watermain along Julia Avenue as shown
on the plans along the emergency secondary access. 2) Connect to the existing 12‐inch high
pressure zone watermain in Hudson Boulevard with the connection located west of the existing
PRV station. 3) Coordinate 12‐inch watermain loop connection with Bentley Village located
approximately 1,050 feet east from the Julia Avenue centerline. Remove the 12‐inch watermain
connection to the low pressure zone along Hudson Boulevard, east of the wetland.
The sanitary sewer plans must be revised to replace approximately 160 feet of existing 8‐inch
sanitary sewer located in the Julia Avenue right‐of‐way with 10‐inch sanitary sewer with a new
manhole directly west of the Springs sewer connection location. A public 8‐inch sewer stub must
then extend east to a second manhole placed at the right‐of‐way edge to terminate the public
sanitary sewer. The private sanitary sewer will then extend east into the site from this manhole.
The plans must clearly identify utilities to be owned by the City and to be owned by Springs.
No watermain pipe oversizing is anticipated at this time. Further review will be completed with
the Final Plat application.
The applicant will 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.
Sheet C6.02. Storm Sewer Plan. The storm sewer plan is incomplete.
The storm sewer improvements along Hudson Boulevard and Julia Avenue must be incorporated
into the construction plans for City review.
The plans must clearly identify storm sewer to be owned by the City and to be owned by Springs.
All storm sewer to be owned and maintained by the City and all storm sewer located in City right‐
of‐way must be design and constructed in accordance with the City Design Standards Manual.
The plans must include a storm sewer structure chart showing structure type, number, build, rim,
invert, pipe cover and structure casting.
Storm sewer calculations must be submitted with the storm sewer plans to show pipe velocities
meeting City design standards.
Sheet C9.01. Civil Details. Civil details and construction plans must be revised to include the City Standard
Plan Notes and Details for all infrastructure components that are to be owned and maintained by the City
and for grading and erosion control. City Standard Plan Notes are to be placed on the applicable plan
sheet depicting City owned infrastructure and the City Standard Details are to be shown on a detail sheet
and identified for use with public owned infrastructure (see City standard plan format requirements).
Private Streets. The streets interior to the development are proposed to remain privately owned and
maintained. Interior street design is required to provide adequate fire lanes and safety access. The plans
must include turning templates to demonstrate adequate turning radius for fire safety apparatus.
Due to the high density of this development it is strongly recommended that plan details for grading and
utility plans be submitted using a 1” = 20 scale.
TRAFFIC IMPACT STUDY, prepared by Swing Traffic Solutions, dated April 26, 2019
The Traffic Impact Study concludes that the proposed development has appropriate access to the site and
surrounding roadway network and the roadway network will function well with the project. However, this
conclusion assumes that the CSAH19‐Hudson Boulevard Traffic Signal is constructed as planned by the
City prior to the completion of the development and that dedicated left and right turn lanes are
constructed at both the Hudson Boulevard and Julia Avenue intersection and at the development
entrance.
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: May 7, 2019
Subject: City of Lake Elmo Landscape Plan Review
Springs at Lake Elmo, Review #1
Submittals
Tree Preservation Plan, dated April 12, 2019, received April 12, 2019.
Landscape Plans, dated April 12, 2019, received April 12, 2019.
Location: North of Hudson Boulevard North, West of Keats Avenue North in Lake Elmo, MN
Land Use Category: Rural Development Transitional being rezoned to Urban High Density
Planned Unit Development
Surrounding Land Use Concerns:
The property to the north (Bentley Village) is Urban Medium Density Residential and is less
intensive land use than the proposed Urban High Density Residential. Screening is required
on the north boundary.
The property’s use to the west (Rural Development Transitional) is unknown at the moment
and east (Commercial) is a zone that is more intensive land use than this proposed Urban
High Density Residential. Screening is not required on the east or west boundaries. To the
south is Interstate 94 where screening is suggested to help with noise abatement.
Special landscape provisions in addition to the zoning code:
None.
Ken Roberts
Planning Director
City of Lake Elmo May 7, 2019
2
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-05-06\2019-05-06 Development Name Landscape Plan Review.docx
Tree Preservation:
A. A tree preservation plan has been submitted that does meet all requirements.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 1050 Cal Inches
Common Trees 489
Conifer/Evergreen Trees 303
Hardwood Trees 258
Nuisance Trees 0
Significant Inches Removed On-Site 1050 Cal Inches
Common Trees 489
Conifer/Evergreen Trees 303
Hardwood Trees 258
Nuisance Trees 0
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 146.7 489
Subtract Conifer/Evergreen Tree Removals 90.9 303
Subtract Hardwood Tree Removals 77.4 258
Removals in excess of 30% allowances
Removals in excess of 30% allowances 142.0 Cal Inches
Common Removals in Excess of 30% Allowance 342.3
Conifer Removals in Excess of 30% Allowance 212.1
Hardwood Removals in Excess of 30% Allowance 180.6
Common Tree Replacement Needed (1/4 the dia inches removed) 85.6 Cal Inches
Conifer Tree Replacement Needed (1/2 the dia inches removed) 106.1 Cal Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 90.3 Cal Inches
Common Tree Replacement Required @ 3" per Tree 29 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 36 # Trees
Hardwood Tree Replacement Required @ 3" per Tree 31 # Trees
B. There are 37 specimen trees identified in the tree inventory. The following tree ID
numbers are defined as specimen, 3501-3534, 3557, 3561, and 3563. All specimen
trees are proposed for removal.
C. Tree replacement is required because more than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
D. Tree replacement calculations does follow the required procedure.
E. This project is residential development; therefore, mitigation replacement trees shall be
in addition to landscape required tree counts.
Ken Roberts
Planning Director
City of Lake Elmo May 7, 2019
3
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-05-06\2019-05-06 Development Name Landscape Plan Review.docx
Landscape Requirements:
The preliminary landscape plans do not meet the code required number of trees. The
preliminary plans show fewer than the code required tree quantities.
Master Plan Master Plan
(Code Required) Proposed
Street frontage 1100 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 1100 Lineal Feet
/50 Feet = Required Frontage Trees 22 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 17 Acres
*5 = Required Development Trees 85 Trees
Interior Parking Lot Spaces* 36 Spaces
/10 = Required Parking Lot Trees 4 Trees
Perimeter Parking Lot Frontage Length* 1286 Lineal Feet
/50 = Required Frontage Strip Trees 26 Trees
Required Mitigation Trees 96
Required Number of Trees 233
Total Trees to Date 184
* Residential development - mitigation replacement trees are in addition to 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.
The landscape plans do meet the minimum compositions of required trees:
• At least 25% of the required number of trees shall be deciduous shade trees
• At least 25% of the required number of trees shall be coniferous trees
• Up to 15% of the required number of trees may be ornamental tree
Master Plan Qty % Composition
Deciduous Shade Trees 125 74% >25% required
Coniferous Trees 44 26% >25% required
Ornamental Trees 15 9% <15% required
Tree Count 169
A. A landscape plan has been submitted that does not include all requirements.
1. The landscape plan does not include required City standard notes and details.
Ken Roberts
Planning Director
City of Lake Elmo May 7, 2019
4
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-05-06\2019-05-06 Development Name Landscape Plan Review.docx
B. The landscape plan does not meet the landscape layout requirements.
• No utility conflicts; Prefer that the trunk of trees shall be 10 feet from the nearest
utility, including water and sewer service stubs to each lot.
C. Interior Parking Lot Landscaping – The development does include several interior
parking lots. Only one meets the threshold of 30 parking spaces and does not meet the
following landscape requirements.
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 8,650 square feet and a planting bed measuring approximately 0
square feet separates the parking lot from the circle drive/drop-off area. The
planting area is approximately 0% of the interior of the parking lot area.
2. The planting area includes 1 shade tree and does not satisfy the minimum
required 4 tree planted to meet the requirements for this interior parking lot.
D. Perimeter Parking Lot Landscaping – The development does include perimeter parking
lots and does not meet the following landscape requirements.
1. Alongside and rear property lines abutting residential properties or districts,
screening shall be provided, consisting of either a masonry wall, fence or berm in
combination with landscape material that forms a screen a minimum of four (4)
feet in height, a maximum of six (6) feet in height, and not less than ninety
percent (90%) opaque on a year-round basis. Landscape material shall include
trees, planted at a minimum of one deciduous or coniferous tree per forty (40)
linear feet along the property line.
E. Screening – The landscape plan does not meet screening requirements.
Screening is required by City code. Screening shall be used to provide visual and noise
separation of intensive uses from less intensive uses. Where screening is required in the
City Code between uses or districts, it shall consist of either a masonry wall (chain link
will not suffice) or fence in combination with landscape material that forms a screen at
least six (6) feet in height, and not less than ninety percent (90%) opaque on a year-
round basis. Landscape material shall include trees, planted at a minimum of one
deciduous or coniferous tree per forty (40) linear feet along the property line. Additional
landscape material such as shade trees or trellises may be required to partially screen
views from above.
A single, straight row of evergreen trees is inadequate for screening. Vegetative
screening should consist of more than one row of evergreen trees and include a row of
other trees or native shrubs in front of the evergreens to soften the “development wall”
effect.
Ken Roberts
Planning Director
City of Lake Elmo May 7, 2019
5
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-05-06\2019-05-06 Development Name Landscape Plan Review.docx
Findings:
1. Tree calculations for mitigation and landscape requirements are based on 3” DBH trees.
This diameter exceeds the minimum size required and provides fewer trees at a larger
diameter.
2. Tree replacement calculations do not follow the required procedure. We are not able to
follow the math of how the common, conifer, and nuisance species were tabulated.
Please provide tabulations.
3. Preliminary landscape sheets do not include required City standard notes and details.
Update details using City standard notes and details.
4. There are some landscape conflicts with utility lines. Please refer to attached document
for problem areas. Please correct tree spacing so the trunk of trees shall be 10 feet from
the nearest utility, including water and sewer service stubs to each lot.
5. The preliminary landscape plans do not calculate interior parking lot and perimeter
parking lot tree plantings. Please refer to attached document for identified issues. Please
update landscape plan to provide the required plantings.
6. The north side of the property will need to satisfy both screening and perimeter parking
lot requirements.
Recommendation:
It is recommended that a condition of approval include submitting a revised landscape plan
addressing findings 2-6 listed above.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved: Book / Page:
Phase: Initial Issue:
ClientCONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAYMENOMONEE FALLS, WI 53051
SPRINGS ATLAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
EAV CJL
EAV
PRELIMINARY 4/12/2019
21654
Registration No.Date:
I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision
and that I am a duly Licensed LANDSCAPE
ARCHITECT under the laws of the State ofMinnesota.
This certification is not valid unless wet signed in blueink. If applicable, contact us for a wet signed copy ofthis survey which is available upon request atSambatek, Minnetonka, MN office.
4/12/201940252William L Delaney
PRELI
M
I
N
A
R
Y
4/12/2019 CITY SUBMITTAL
SCALE IN FEET
0 10050
Apr 12, 2019 - 3:14pm - User:clichty L:\PROJECTS\21654\CAD\Civil\Sheets\21654-L1-LAND.dwg
L1.01
LANDSCAPEPLAN
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
NUMBER OF PARKINGSTALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTYASPHALT PAVING
HEAVY DUTYASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
WETLAND LIMITS
TREELINE
CONCRETE SIDEWALK
ARCHITECTURALCONCRETE
DETAIL
CHAIN LINK FENCE
DECORATIVEWOODEN FENCE
AIR CONDITIONINGUNIT
TREES CODE BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY
CM Acer x freemanii `Armstrong` / Armstrong Freeman Maple B & B 3"Cal.21
HB Celtis occidentalis / Common Hackberry B & B 3"Cal.15
GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 3"Cal.13
IH Gleditsia triacanthos `Imperial` / Imperial Honeylocust B & B 3"Cal.11
KC Gymnocladus dioica `Espresso` / Kentucky Coffeetree B & B 3"Cal.11
SO Quercus bicolor / Swamp White Oak B & B 3"Cal.14
RP Quercus robur x warei`Long` / Regal Prince Oak B & B 3"Cal.15
BL Tilia americana `Boulevard` / Boulevard Linden B & B 3"Cal.9
PE Ulmus americana `Princeton` / American Elm B & B 3"Cal.16
CONIFERS CODE BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY
NS Picea abies / Norway Spruce B & B 6` 18
AP Pinus nigra / Austrian Black Pine B & B 6`15
WP Pinus strobus / White Pine B & B 6`11
ORN. TREES CODE BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY
SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 9
JL Syringa reticulata / Japanese Tree Lilac B & B 2"Cal 6
TREE SCHEDULE
MITIGATION FROM TREE PRESERVATION PLAN REQUIREDCOMMON TREES (46" @ 3" TREES)15 TREES
CONIFER TREES (149" @ 6' TREES)50 TREES
HARDWOOD TREES (129" @ 3" TREES)43 TREES
TOTAL 108 TREES
SETBACK AREA LANDSCAPE REQUIREMENTS REQUIRED
STREET FRONTAGE (1100 FT / 50 = 22 TREES @ 2.5")
(22 X 2.5" = 55" @ 3" TREES)18 TREES
DISTURBED AREA (17 ACRES X 5 = 85 TREES @ 2.5")
(85 X 2.5" = 213" @ 3" TREES)71 TREES
TOTAL 89 TREES
PROPOSED PLANTINGS REQUIRED PROPOSED PERCENTAGEOVERSTORY TREES 125 TREES 74%CONIFEROUS TREES 44 TREES 26%ORNAMENTAL TREES* 15 TREES
TOTAL 197 TREES 169 TREES
SHRUBS AND PERENNIALS 1,449 UNITS
*DOES NOT COUNT TOWARDS REPLACEMENT TREE TOTALS.
LAKE ELMO, MN LANDSCAPE CODE
NON-STEEL EDGER
GROUND COVERS CODE BOTANICAL NAME / COMMON NAME CONT QTY
TUR HIG Turf Sod Highland Sod / Sod Sod 76,939 sf
SOD SCHEDULE
Saturday May 4, 2019
Good Evening Lake Elmo Planning Commission,
My family and I have lived in the Savona Neighborhood for a year now. I’ve seen the videos of
past Council meetings of my neighbors fighting to stop Continental from building apartments
along this entire stretch of 5th St. & Hudson Road. Here are a few key points from what I
brought to the discussion at the February meeting where I spoke up.
If these are going to truly be marketed as “high end” apartments, then the standard for the
inside, outside, and surrounding landscapes should be required to look “high end”.
A few key points that the Planning Commision and City should request Continental revise in
their plan before making a firm consideration:
1.No Chain Link Fences - We as a Savona Neighborhood are required to have aluminum
fences - Please keep a higher standard for design. Require that Continental have a 6 to
8 foot metal/split rail fence. This will keep the area looking aesthetically pleasing and
hold a higher standard for design on future apartments that want to build in Lake Elmo
a.From their plans they have “decorative fencing” in certain areas
b.The entire property should be surrounded by 6 to 8 foot metal fencing
c.Nicer townhomes will be built behind these apartments, I bet those residents
would appreciate nicer fencing when they have to look out at these apartments
2. Green Space - why is there no designated green space for kids and families? For this
large of a complex, there should be a section for people and not just pets.
3. Have an emergency exit for residents - I know in the February meeting there was
yet to be a decision on a 2nd exit for residents. Has this been determined and figured out?
Please hold Continental to a higher standard as Lake Elmo’s first apartment complex.
Thank You for your time and consideration.
Sincerely,
Annie Daugherty
553 6th St. Ln N.
Lake Elmo, MN 55042