HomeMy WebLinkAbout3.3PZ Agenda packet; 8-12-19PAGE 1 of 3
MEMORANDUM
Date: August 6, 2019
To: Ken Roberts, Planning Director Re: Inwood 6th Addition – Kwik Trip
Cc: Chad Isakson, P.E., Assistant City Engineer Preliminary Plat Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Inwood 6th Addition – Kwik Trip Convenience Store. A
Preliminary Plan submittal was received on July 12, 2019. The submittal consisted of the following documentation
prepared by Carlson McCain:
Inwood 6th Addition Preliminary Plat dated June 28, 2019.
Kwik Trip Store #1078 Site Plans dated June 28, 2019.
Kwik Trip Store #1078 Storm Water Management Plan dated June 28, 2019.
STATUS/FINDINGS: Engineering has prepared the following review comments based on the plans submitted.
PRELIMINARY PLAT AND EASEMENTS
1.Outlot ownership should be identified on the Preliminary Plat and on the Preliminary Plans. Outlots A and
B should be shown as Developer owned.
2.Lot lines and easements are not shown consistently between the Preliminary Plat and the Preliminary
Plans. The plans must be revised to accurately reflect the proposed plat. The lot lines and easement
locations may be subject to revision once they can be accurately reviewed with respect to the proposed
improvements.
3.Drainage and utility easements must be provided for any public utilities constructed as part of the project,
including City owned watermain and hydrants, with the easements shown on the preliminary plans.
4.Consideration should be given to adjusting the east lot line of Outlot A further west to facilitate a shared
commercial driveway access between Outlot A and Outlot B. See comment #3 below for Site Plans, Traffic
and Access Management.
5.Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual, using City details, plan notes and specifications and meeting
City Engineering Design Guidelines. The Final Construction Plans must include detailed existing condition
information surrounding the plat boundaries to demonstrate that the proposed improvements match at
the construction limits. Additional existing condition information is required along 5th Street North
including existing small utilities, lane widths and pavement markings, existing street signs, and other
features that may be impacted by the improvements.
SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT
1.Access Management Guidelines were reviewed and approved along 5th Street North as part of the Inwood
PUD Preliminary Plat/Plan application process (see SRF Consulting review memo dated December 15,
2014). The Preliminary Plans were amended to eliminate access between Inwood Avenue (CSAH 13) and
Irene Avenue in accordance with this memorandum. Irene Avenue is located approximately 660 feet east
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
of Inwood Avenue which meets the City’s access spacing requirements for streets and commercial
driveways along a collector roadway.
2. The Kwik Trip Store site improvements show a proposed full access commercial driveway along the south
leg at Irene Avenue and an intermediate right‐in/right‐out access to be located approximately half way
between Inwood Avenue and Irene Avenue with the construction of a right turn lane. These improvements
have also been reviewed by SRF Consulting with the following recommendations:
The proposed full access commercial driveway at Irene Avenue is consistent with the approved
preliminary plans and access spacing requirements for 5th Street north. Right and left turn lanes
are already in place in anticipation of this intersection.
The proposed intermediate right‐in commercial driveway access is acceptable with modifications
to the proposed right turn lane. The right turn lane should be constructed using a 150‐foot full
width turn lane with 5:1 taper for a total turn lane length of 210 feet.
The proposed intermediate right‐out commercial driveway access should be eliminated. It is
recommended to design this driveway access as right‐in only with internal signage directing traffic
to the full driveway access intersection at Irene Avenue. A “No U‐turn” sign should also be placed
on eastbound 5th Street at the intersection with Irene Avenue. If a right‐out access is permitted
traffic safety concerns exist with vehicles attempting U‐turns at Irene Avenue and 5th Street which
is an uncontrolled intersection.
3. It is recommended that both the full access at Irene Avenue and the intermediate right‐in access be
constructed as shared commercial driveways to further manage access spacing along 5th Street North.
The full commercial driveway access at Irene Avenue should be constructed as a shared access to
both Outlot A and Outlot B.
It appears from the site plans that the right‐in access driveway is proposed as a shared access
between Lot 1, Block 1 and Outlot A, with the lot line dividing the access road.
4. Inwood Avenue (CSAH 13) and 5th Street North Traffic Signal. A traffic impact study must be completed to
review and evaluate the impacts to the intersection at Inwood Avenue (CSAH 13) and 5th Street North. A
financial contribution to traffic signal should be considered.
MUNICIPAL WATER SUPPLY
1. The proposed property is located in the Southwest Planning MUSA and water system high pressure zone.
2. Water availability charges and connection charges will apply to the service connections. A Met Council SAC
determination will be required to determine the WAC/Connection charges for each building.
3. Connection to the municipal water supply is readily available to serve this property. Based on the proposed
Inwood PUD 6th Addition plat lines, the existing watermain stub for the Kwik Trip Store (Lot 1, Block 1) will
now be located on the new Outlot A and may need to be extended across a portion of Outlot A to serve Lot
1, Block 1. The applicant will be required to connect, at its sole cost, to the existing 8‐inch DIP stub on
Outlot A, and/or the existing 16‐inch HDPE pipe located along Inwood Avenue, and extend watermain and
any required hydrants internal to the site.
4. The project proposes to extend a 6‐inch DIP watermain internal to the site with a hydrant placed near the
rear of the proposed building. The portion of the watermain internal to the site that serves a hydrant must
be City owned and operated and may need to be upgraded to an 8‐inch DIP pipe based on fire suppression
requirements. The applicant must submit fire suppression requirements for the building to determine the
size of watermain up to each hydrant.
5. The applicant will be responsible to place hydrants throughout the property at the direction of the Fire
Department. All fire hydrants and connecting watermains shall be owned and maintained by the City.
6. The applicant may be required to construct a looped watermain with a second connection point,
depending upon site layout, or connect to the existing 16‐inch HDPE pipe located along Inwood Avenue.
7. Any watermain lines serving hydrants placed internal to the site will require minimum 30‐foot easements
centered over the hydrant and pipe. Easements must be dedicated to the City and be provided in the City’s
standard form of easement agreement.
PAGE 3 of 3
MUNICIPAL SANITARY SEWER
1. The proposed property is located in the Southwest Planning MUSA current Regional Sewer Staging Plan
and would discharge to the MCES WONE Interceptor.
2. Sewer availability charges and connection charges will apply to the service connections. A Met Council SAC
determination will be required to determine the SAC/Connection charges for each building.
3. Connection to the municipal sanitary sewer system is readily available to serve this property. The applicant
will be required to connect, at its sole cost, to the existing 8‐inch PVC stub that was installed to serve this
property. A 6‐inch diameter private sewer service is proposed to be extended internal to the site to serve
the Kwik Trip Store. No public sanitary sewer mains are proposed to be extended internal to the site.
4. Based on the proposed Inwood PUD 6th Addition plat lines, the existing sanitary sewer stub for the Kwik
Trip Store (Lot 1, Block 1) will now be located on the new Outlot A and will need to be extended across a
portion of Outlot A to serve Lot 1, Block 1. A private sewer service easement may be needed between the
property owners of Outlot A and Lot 1, Block 1.
STORMWATER MANAGEMENT
1. A State and South Washington Watershed District (SWWD) permit will be required. The site plan is subject
to a storm water management plan meeting State, SWWD and City rules and regulations.
2. The storm water management report indicates that the existing storm water facilities for this property,
located just south of the property, have been designed for Lot 1, Block 1 and Outlot A to each be 75%
impervious. The narrative also indicates that the proposed Kwik Trip site (Lot 1, Block 1) is proposed to be
70% impervious. Therefore, no additional storm water BMPs are proposed. Preliminary Plat approval
should be contingent upon verification of these assumptions by the SWWD and City storm water
consultant.
3. The applicant is proposing a private storm sewer system internal to the commercial site to collect and
convey storm water runoff. The storm water will be discharged to the City owned storm water pond and
infiltration basin located to the south of the proposed site. This system was constructed as part of the
Inwood PUD development and will be turned over to the City upon acceptance of the Inwood PUD 1st
Addition development improvements.
4. A new (2nd) storm water discharge location to the existing storm water pond is proposed. A sump
manhole is shown on the plans as required with a SNOUT oil and debris stop device. The sump manhole
and SNOUT device should be relocated from manhole #102 to manhole #101.
5. The storm sewer system constructed for this development should remain privately owned and maintained.
The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement
in the City’s standard form of agreement. The agreement should provide a maintenance plan defining the
maintenance responsibilities for the private owner, the type of maintenance and the maintenance
intervals, including the SNOUT oil and debris stop device.
6. The storm sewer minimum pipe size should be 15‐inch diameter pipe.
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: July 22, 2019
Subject: City of Lake Elmo Landscape Plan Review
Kwik Trip Store #1078, Review #1
Submittals
Landscape Plans, dated 06/28/2019, received 07/15/2019.
Location: Southeast quadrant of Inwood Ave N (CSAH NO 13) and 5th Street N , Lake Elmo,
MN)
Land Use Category: Commercial Planned Unit Development
Surrounding Land Use Concerns: None.
Special landscape provisions in addition to the zoning code: None.
Ken Roberts
Planning Director
City of Lake Elmo July 22, 2019
2
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Tree Preservation:
A. A tree removal plan has been submitted showing all trees to be removed. All trees are
less than the significant tree definition and no mitigation is required.
B. There are no specimen trees identified in the tree inventory.
C. Tree replacement is not required because no significant trees are being removed.
D. This project is commercial development; therefore mitigation replacement trees can be
included toward landscape required tree counts, however there are no mitigation trees
required.
Landscape Requirements:
The master landscape plans does not meet the code required number of trees.
Master Plan Master
Plan
(Code Required) Proposed
Street frontage 630 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 630 Lineal Feet
/50 Feet = Required Frontage Trees 13 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 2.27 Acres
*5 = Required Development Trees 12 Trees
Interior Parking Lot Spaces* 18 Spaces
/10 = Required Parking Lot Trees 0 Trees
Perimeter Parking Lot Frontage Length 150 Lineal Feet
/50 = Required Frontage Strip Trees 3 Trees
Required Mitigation Trees 0
Required Number of Trees ** 28
Total Trees to Date 25
* Parking lot landscaping or screening trees are included in landscape required tree counts.
None if 0 - 30 Parking Spaces
1 tree per 10 spaces if 31 - 100 Parking Spaces
1 tree per 15 spaces If >101 Parking Spaces ** Commercial development - mitigation replacement trees are included in landscape
required tree counts.
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
Ken Roberts
Planning Director
City of Lake Elmo July 22, 2019
3
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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 13 52% >25% required
Coniferous Trees 6 24% >25% required
Ornamental Trees 6 24% <15% required
Builder Trees
Tree Count 25
A. A landscape plan has been submitted that does meet all requirements
B. The landscape plan does not include the landscape layout requirements:
Topsoil Minimum ....................................................................................... 6‐inch
Tree Location without Sidewalk or Trail ...................................... 8‐feet back of curb
Tree Location with Sidewalk or Trail........................................... 5‐feet back of curb
C. Interior Parking Lot Landscaping – The development does include interior parking lots
however its less than 30 parking space. No additional tree planting is needed.
D. Perimeter Parking Lot Landscaping – The development does include perimeter parking
lots along 5th Street. Perimeter parking lot landscaping has not been provided according
to:
1. A landscaped frontage strip at least five (5) feet wide shall be provided between
parking areas and public streets, sidewalks, or paths.
a. Within the frontage strip, screening shall consist of either a masonry wall,
fence, berm, or hedge or combination that forms a screen a minimum of
three and one-half (3.5) and a maximum of four (4) feet in height, and not
less than fifty percent (50%) opaque on a year-round basis.
b. Trees shall be planted at a minimum of one deciduous tree per fifty (50)
linear feet within the frontage strip.
E. Screening – Screening is not required by City code.
Special Landscape Considerations:
A. 5th Street – The development is along 5th Street.
i. The landscape plan does not include the required landscaping elements:
Topsoil Minimum ....................................................................................... 6‐inch
Turf Treatment ............................................... Salt Tolerant Sod (MN DOT 3878 C)
• Turf sod to be located from back of curb to 5 feet behind trail or sidewalk.
Prairie sod may be used for remaining R/W
Tree Location .......................................................................... 7‐feet back of curb
Ken Roberts
Planning Director
City of Lake Elmo July 22, 2019
4
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Findings:
1. The submitted landscape plan does not meet the required number of trees. 3 Additional
trees are needed to account for the Perimeter Parking Lot Frontage.
2. The proposed development has perimeter parking along 5th Street that requires
perimeter parking lot landscaping.
3. One tree was found to be in conflict with sidewalk and curb setbacks and should be
relocated to elsewhere on the property. See attached markup plan.
4. Two evergreen trees are in conflict with proposed stormsewer and should be relocated to
elsewhere on the property. See attached markup plan.
5. 6” of topsoil is required versus the 4” of topsoil stated in the notes. See attached
markup plan.
Recommendation:
It is recommended that a condition of approval include:
1. Submit a revised landscape plan to address the findings above.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
7030-209
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FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
7967-00
2019-06-28
GRAPHIC
DRAWN BY
SCALE
PROJ. NO.
DATE
SHEET
DESCRIPTIONDATE#
Name:
Signature:
Date:License #:
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
3890 Pheasant Ridge Dr, #100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
06/28/19
James A. Kalkes, RLA
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Landscape Architect
under the laws of the State of Minnesota.
45071
JAK
1.A MINIMUM OF (1) TREE PER 50 LF
OF STREET FRONTAGE.
·TOTAL STREET FRONTAGE = 630 LF.
··630/50 = 13 TREES REQUIRED
2.ADDITIONALLY, (5) TREES SHALL BE PLANTED
PER (1) ACRE OF DEVELOPED LAND OR
DISTURBED BY DEVELOPMENT ACTIVITY
·OVERALL SITE ACREAGE = (98,974sf) =2.27 ac
··2.27 x 5 =12 TREES REQUIRED
4.AT LEAST 25% OF TREE COUNT SHALL BE DECIDUOUS OR CONIFEROUS
5.IRRIGATION SHALL BE PROVIDED FOR ALL SOD/SEED AND LANDSCAPE
AREAS PER LAKE ELMO DETAILS/SPECIFICATIONS
LAKE ELMO LANDSCAPE CODE
34-271
35-221
25-131 (OLD MNDOT 260) &
ALL AREAS DISTURBED BY
CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET
SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1)
25-131
FOR GENERAL STABILIZATION (USE EROSION CONTROL BLANKET
OF PAD AREAS FOR SLOPES OVER 3:1)
SEED MIX LEGEND (FOR ALL SHEETS)
Malus x 'Spring Snow'
Picea glauca var.
Densata
LANDSCAPE LEGEND
Syringa Reticulata
Picea abes
SHADEMASTER
HONEYLOCUST
HACKBERRY
SUGAR
MAPLE
NORTHWOODS
MAPLE
Acer rubrum
'Nothwoods'
Acer
saccharum
Celtis
occidentalis
Gleditsia triacanthos
var. inermis
'Shademaster'
JAPANESE
TREE LILAC
SPRING SNOW
CRABAPPLE
BLACK HILLS
SPRUCE
NORWAY
SPRUCE
LANDSCAPE QUANITIES
1
Tanya Nuss
From:Amland Melissa <honeybee7698@yahoo.com>
Sent:Monday, August 5, 2019 3:48 PM
To:Ken Roberts; Melissa Douglas
Subject:Kwik Trip Proposal
Caution: This email originated outside our organization; please use caution.
To: Lake Elmo Planning Commission
From: Ben and Melissa Douglas, 8769 Upper 7th Place North, Lake Elmo
Re: Proposed Kwik Trip Station at Inwood at 5th
We are homeowners in the Inwood neighborhood who received a letter regarding the proposed use of a
vacant lot at 5th and Inwood for a Kwik Trip gas station. We are writing to let you know that we are vehemently
against this request for several reasons.
First of all, we feel there is no reason for a gas station at this location. There is already a Kwik Trip at Hudson
Blvd N. and Keats Avenue. There are also several gas stations just west of our neighborhood in Oakdale on 10 th
Street at Helmo Avenue and then again just across 694 at both 11 th St. N. and Hadley Avenue. Going east on
10th Street, there is a Marathon at Lake Elmo Avenue. Hagberg’s on County 14 also has a gas station. Adding
another gas station to the area will not provide any additional benefit to the residents of Lake Elmo. If you are
truly trying to serve the residents of Lake Elmo by adding another gas station, you should consider allowing
the building of another gas station further out from the proposed area.
Second, research has proven that gas stations and convenience stores drive down property values for homes
close to the them. Why should the homeowners suffer when we were here first? Gas stations/convenience
stores do not belong next to homes. Again, research has shown that gas stations lead to an increase in
accidents, both traffic and pedestrian (and the intersection of Inwood and 5 th is already way too busy!) and
robberies. The reason we chose to live in the Inwood neighborhood is because it is a quiet, peaceful
residential neighborhood with great walking trails. Adding a busy gas station and convenience store will
completely destroy the feeling of this neighborhood.
Third, we have environmental concerns as well despite all the safety guidelines, gas stations, must follow, they
can still pose significant exposures including ground level ozone from gasoline fumes groundwater hazards
from petroleum leakage, and carbon monoxide from idling vehicles. There is also, light, sound and air pollution
from the gas station, all of which are migraine triggers for me. Adding a gas station so close to our home, could
greatly add pollution to our neighborhood and exacerbate my chronic migraines which have been much better
maintained since moving to this neighborhood.
Thank you for your time,
Ben and Melissa Douglas