HomeMy WebLinkAboutRESOLUTION 2017-026CITY OF LAKE ELMO
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LAKETVOOD CROSSING 2AD ADDITION
WHEREAS, CM Propel ties 94, LP c/o MFL Properties Corp., 3460 Washington Dr.,
Ste 100, Eagan, MN 55112, ("Applicant") has submitted an application to the City of Lake Elmo
("City") for a General Planned Unit Development (PUD) Concept Plan, a copy of which is on
file in the Lake Elmo Planning Department; and
WHEREAS, the proposed PUD Concept Plan is to allow the commercial development of
a 3.82 parcel to be called Lakewood Crossing 2 d Addition that will be located within the area
north of 1-94 and south of I Ott Street N, and will incorporate exceptions from the City's Zoning
Regulations as noted below; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on March 13,
2017 to consider the PUD Concept Plan; and
WHEREAS, on March 13, 2017 the Lake Elmo Planning Commission adopted a motion
to recommend that the City Council approve the PUD Concept Plan with conditions; and
WHEREAS, the Lake Elmo Planning Commission submitted its report and
recommendation to the City Council as part of a memorandum from the Planning Department
dated March 13, 2017; and
WHEREAS, the City Council reviewed the recommendation of the Planning
Commission concerning the PUD Concept Plan at its regular meeting on March 21, 2017.
NOW, THEREFORE, based upon the testimony elicited and information received, the
City Council makes the following:
1) That the procedure for obtaining approval of said PUD Concept Plan is found in the Lake
Elmo City Code, Article XV111.
2) That all the requirements of said City Code Article XVIII related to the PUD Concept
Plan have been met by the Applicant.
3) That the proposed PUD Concept Plan would allow the development of three commercial
parcels of 3.82 acres and would allow for platting of Outlot A of Lakewood Crossing I"
Addition.
4) That the PUD Concept Plan would be located on property legally described as Outlot A
of Lakewood Crossing I" Addition.
5) That the Applicant shall specifically outline which exceptions from the underlying C-
Commercial Zoning District requirements are being proposed in the PUD Concept Plan.
The following have been preliminarily identified:
a) The smallest street trontage of 23.4 feet.
b) Maximum impervious surface of 80% for Lot 2.
c) Comprehensive Sign Plan allowing additional wall signage if justified by the
Applicant and approved by Council.
d) Drive-thru number and placement, if further analyzed and approved by Council.
e) Outdoor dining as a permitted use, if ftirther analyzed and approved by Council.
f) Waiver of 20% open space requirement, if Council determines that an alternative
public or site amenity is being proposed.
g) Alternative to access spacing requirement of 660 feet on Hudson Blvd., provided the
Applicant works with the westerly property to provide shared access.
h) Minimum parking requirements, if further analyzed and approved by Council.
6) That the proposed General Concept Plan for aPUD-
a) Is consistent with the goals, objectives, and policies of the Comprehensive Plan and
that the uses proposed are consistent with the C-Commercial land use designation
shown for the area on the official Comprehensive Land Use Plan.
b) Is generally consistent with the purpose of Article XVIII of the City Code.
c) Generally complies with the development standards of Article XVIII of the City
Code.
7) That the proposed PUD will allow a more flexible, creative, and efficient approach to the
use of the land than if the applicant was required to conform to the standards of the
existing zoning districts on this property.
8) That the uses proposed in the PUD will not have an adverse impact on the reasonable
enjoyment of neighboring property and will not be detrimental to potential surrounding
Vises.
9) That the PUD is of sufficient size, composition, and arrangement that construction,
marketing, and operation are feasible as a complete unit, and that provision and
construction of dwelling units and open space are balanced and coordinated.
10) That the PUD will not create an excessive burden on parks, schools, streets, and other
public facilities and utilities, which serve or are proposed to serve the development.
11) That the PUD is designed in such a manner as to form a desirable and unified
environment within its own boundaries.
1. Based on the foregoing, the Applicant's PUD Concept Plan for the development of a 3 parcel
commercial subdivision to be called Lakewood Crossing 2 d Addition is hereby approved,
subject to the following:
1. The Applicant shall address all of the comments outlined in the City Engineer
memorandum dated March 8, 2017.
2. The Applicant shall obtain all necessary permits including but not limited to all
applicable city permits (building, grading, sign, etc.), NPDES/SWpPP pern-lits, Valley
Branch Watershed District approval, and review by the MPCA if infiltration practices
will be allowed.
3. The Applicant shall be required to extend sanitary sewer and municipal water service to
the westerly adjacent property:
4. Storrawater facilities shall be privately owned and maintained. A maintenance agreement
in a foam acceptable to the City should be executed and recorded.
5. The Applicant shall amend the proposed Landscape Plan to comply with City standards
and obtain approval by the City's Landscape Architect,
6. The Applicant shall provide financial security for 125% of landscaping materials.
7. The Applicant shall submit a Comprehensive Sign Plan and narrative detailing what sort
of flexibility is being proposed and for what reason and obtain approval from the
Planning Director.
8. The Applicant shall detail the uses of each building and provide necessary information
for the Planning Director to review and approve that the City's Off -Street Parking
requirements have been met,
9. The Applicant shall clearly propose what public or site amenity is being proposed as an
alternative to the City's 20% open space requirement for a PUD and obtain approval from
Council that the proposed public or site amenity is an acceptable alternative.
10. The Applicant shall detail the location of the drive-thru elements and outdoor dining
facility to ensure standards for such uses have been met.
11. The Applicant shall submit a photometric plan, and all lighting must meet requirements
of Sections 150.035-150,038 of the City Code.
12. The Applicant shall submit a plan and obtain approval from the Building Official and
Fire Chief for the location of hydrants and No Parking and Fire Lane signs.
13. The Applicant shall work to include PID# 34,292.1440004 (Ebertz property) as part of
the Preliminary Plat and PUD Plans or work with the owner of this property to provide
shared access.
14. Full left and right turn lanes should be constructed for any new permitted access to the
development.__
1 .'The City shall further evaluate shoulder i cning/i iprovements as pert of the
development:
16. The Applicant shall include in the application narrative why an off-street loading area is
not required, to be reviewed by the Planning Commission and approved by Council:
17. A deed restriction that guarantees access to the parking for all uses shall be submitted.
IS. Mechanical rooftop equipment must be screened,
19. The Applicant shall provide an analysis of the drive-thru traffic volume, including an
impact use parking areas, overall development, and secondary access for review and
approval by Council.
Passed and duly adopted this 21 day of March 2017 by the City Coun ' City of Lake
Elmo, Minnesota.
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