HomeMy WebLinkAbout#17 - School Bus Terminal - reduced STAFF REPORT
DATE: 7/17/2018
REGULAR
ITEM #: 17
MOTION
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Zoning Map Amendment, Preliminary and Final Plat, Bus Terminal Ordinance
Zoning Text Amendment, and Conditional Use Permit
REVIEWED BY: Ben Gozola, Consultant Planner
Soren Mattick, Campbell Knutson
BACKGROUND:
The City has received a set of applications from Stillwater Area Public Schools (Kristen Hoheisel) and
Terry Emerson requesting consideration of the following four (4) items:
1) A Zoning Map Amendment to re-zone a portion of the subject property to Business Park;
2) Preliminary and Final Plats to subdivide the property located at 11530 Hudson Boulevard North;
3) A Zoning Text Amendment to allow "bus terminal" as a conditionally permitted principal use
within the Business Park Zoning District; and
4) A Conditional Use Permit to operate a school district transportation center on the subject
property.
ISSUE BEFORE COUNCIL:
The Council is being asked to hold a public hearing and make recommendation on each of the four
requests beginning with the broadest issue (zoning district change) and working towards the most specific
(approval of a CUP to allow operation of a bus terminal). As all four of the applications are generally
linked, denial of any individual request may impact the Council’s decision(s) on subsequent requests.
PROPOSAL DETAILS/ANALYSIS:
Applicants: Stillwater Area Public Schools (Kristen Hoheisel), 1875 Greeley Street South,
Stillwater, MN 55082 (Zoning Map Amendment, Zoning Text Amendment,
and Conditional Use Permit) and Terry Emerson, 2204 Legion Ln Cir N, Lake
Elmo, MN 55042 (Preliminary and Final Plat)
Council Meeting 7/17/2018 Item #17
Page 2
Property Owners: EN Properties, LLC (Terry Emerson), 11530 Hudson Boulevard North, Lake
Elmo, MN 55042
Location: 11530 Hudson Boulevard North (PID# 36.029.21.43.0001)
Request: Zoning Text Amendment, Preliminary and Final Plat, Zoning Map
Amendment, and Conditional Use Permit.
Existing Land Use: Trucking Terminal – sales, repairs, and service of diesel trucks
Existing Zoning: RT - Rural Development Transitional
Surrounding Land
Use / Zoning:
South – I-94 and Woodbury; West – Outdoor Storage (RT – Rural
Development Transitional); East – Vacant land (RT – Rural Development
Transitional); North – Vacant land (RT – Rural Development Transitional)
Comprehensive
Plan Guidance:
BP – Business Park
Deadline(s) for
Action:
Application Complete – 5/4/2018
60 Day Deadline – 7/3/2018
Extension Letter Mailed – At request of Applicant – extended to July 29, 2018
120 Day Deadline – N/A
Applicable
Regulations:
Chapter 153 – Subdivision Regulations
§154.210 – Off-Street Parking
Article XIV: Commercial Districts
§154.258: Landscape Requirements
ZONING MAP AMENDMENT
The applicant is seeking approval to rezone a portion of the subject property (11 acres of approximately
63.73 total acres) from RT (Rural Development Transitional) to BP (Business Park). The RT designation
provides landowners with interim use options as they wait for the availability of sewer, and/or until such
time as a landowner requests a zoning change to a new district consistent with the future guided land use.
In this case, the land in question is guided for Business Park both within the current 2030 Comprehensive
Plan and within the draft 2040 Comprehensive Plan. Therefore, staff does find it would be appropriate to
approve the requested rezoning if that is the desire of the landowner. Note that if the rezoning is
ultimately approved but subsequent applications are denied, the applicant will be consulted as to whether
this change should still occur, or whether the zoning change application will be withdrawn.
Council Meeting 7/17/2018 Item #17
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Recommended Condition of Approval.
1. That the Four Corners 1st Addition Preliminary and Final Plat obtain approval from the
City.
PRELIMINARY AND FINAL PLAT
Purpose. The preliminary and final plat portion of this application package assumes the City
approves the requested zoning map amendment to BP. If the rezoning failed, this application fails
due to the inability to meet minimum RT zoning standards. If the rezoning was approved, the
following analysis will apply:
Minimum Lot Size Requirements. The following table outlines how the lot dimension and setback
requirements of the Business Park zoning district are met by the requested lot layout.
Lot Dimension Requirements, Business Park District
Standard Required Proposed
Minimum Lot Area 2 acres 11 acres
Minimum Lot Width 200 feet 670 feet
Minimum Lot Depth - 715feet
Parkland Dedication. The City requires $4500 per acre for commercial subdivisions. The proposed
subdivision will create one new lot of 11 acres. Therefore, it is recommended that a condition of approval
require the applicant to pay $49,500 ($4500 X 11 acres) in park dedication fees for this development
should the plan move forward.
As staff did not identify any ways in which the proposed lot layout would be deficient to minimum
zoning standards, we are recommending the requests can be approved. Note that if the Preliminary and
Final plats are ultimately approved but subsequent applications are denied, the applicant will be consulted
as to whether this application should still move forward, or whether it will be withdrawn.
City Engineer Review.
Stormwater Management
• State and Valley Branch Watershed District permit will be required.
• The site plan is subject to a storm water management plan meeting State, VBWD and City rules
and regulations. No proposed storm water management plan was provided as part of the Plan
submittal.
• The storm water facilities 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.
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• Even as privately owned and maintain facilities, maintenance access roads meeting the City
engineering design standards must be provided for all storm water facilities.
• The storm water facility 100‐year HWL must be fully contained within the subject property or
easements must be acquired to protect the 100‐year HWL flood area. The proposed plans show
the 100‐year HWL event discharging off‐site at the southeast corner.
Streets and Transportation
• A traffic study should be required as a condition of approval to determine the timing and extent of
improvements required for the CSAH 15 and Hudson Boulevard intersection realignment and
traffic signal improvements. A financial contribution to CSAH 15/Hudson Boulevard traffic
signal/realignment should be considered. In addition, the study is needed to determine if an
eastbound left turn lane along Hudson Boulevard is also needed at the site access.
• No additional right-of-way dedication is required unless an eastbound turn lane is required as
determined by the traffic study. A 10-foot utility corridor easement for small utilities must be
dedicated ot the City along the north boulevard of Hudson Boulevard.
• Hudson Boulevard must be improved per the City design standards to an urban section on the
north side of the street including a westbound right turn lane to the site, a 4-foot shoulder (curb
section), a 9-foot boulevard, and 10-foot shared use bituminous trail with 2-foot clear zone.
Municipal Sanitary Sewer
• Because the property is guided in the City’s Comprehensive Plan for 2020-2030 Regional Sewer
Staging Plan and would discharge to the MCES Cottage Grove Ravine Interceptor, provisions for
connecting to the municipal sanitary sewer service must be included with this application. The
site plans/application indicates a new sewer service line connecting to future sanitary sewer but
does not address the extension of sewer to the site.
• The applicant will be responsible to connect to the City sanitary sewer system and extend sanitary
sewer into the property at applicant’s sole cost and must stub sewer to adjacent parcels.
• Sanitary sewer is available along Hudson Boulevard near the MCES Meter Station. The sanitary
sewer trunk size will need to be determined based on the 2040 Comprehensive Plan.
• Sanitary sewer capacity demands including the number of residential equivalency units (RECs)
based on the Met Council SAC determination policty should be provided and account for all land
uses and connections to the sewer system including bus wash wastewater.
• Existing sanitary sewer utility easements along Hudson Boulevard and the new commercial street
corridor must be shown on the plans and plans must be made to avoid encroachments/conflicts
with these easements.
• Any main sewer lines placed within the development will require minimum 30‐foot easements
centered over the pipe (or wider dependent upon the sewer depths) dedicated to the City and in
the form of the
• City’s Utility Easement Agreement.
Municipal Water Supply
• Because the property is located in the MUSA, provisions for connecting to the municipal water
supply must be included.
• The applicant will be responsible for extending municipal water to the property at the applicant’s
cost, and watermain stubs will be required to eastern property limits. Water is available to be
extended to the property from the Hunter’s Crossing development but will require easements
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across adjacent properties. The watermain extension to the site will likely be a 12-inch trunk
watermain.
• The applicant shall provide water capacity demands including average day use, peak day use, and
fire suppression demands. All demands should be included, including potable drinking water, bus
washing operations, etc. in order to evaluate eater improvements needed to support the
development and to determine the water availability charges.
• The proposed site is in the water system’s low pressure zone which has limited capacity until a
new water tower is constructed to serve the area.
• Hydrants will be required to be placed at the direction of the Fire Department, and all fire
hydrants shall be owned and maintained by the City.
Recommended Findings.
1. That the Four Corners preliminary and final plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
2. That the Four Corners preliminary and final plat complies with the minimum lot frontage and
area requirements of the City’s BP – Business Park zoning district.
3. That the Four Corners preliminary and final plat complies with the City’s subdivision ordinance.
4. That the Four Corners preliminary and final plat meets other City zoning ordinances, such as
landscaping, erosion and sediment control, and other ordinances, provided comments outlined in
the City Engineer Review Memo dated May 30, 2018 are met; or as may be amended due to
changes in the site plan or proposed use.
5. That the Four Corners preliminary and final plat is consistent with the City’s engineering
standards provided final plans are updated to address the City Engineer’s comments documented
in a letter dated May 30, 2018; or as may be amended due to changes in the site plan or proposed
use.
6. The land being subdivided is legally described as:
S1/2-SE1/4 EXC WEST 2 RODS EXC TO HWY EXC HWY PARCEL 44 MN DOT R/W PLAT #82-35 SECTION 36
TOWNSHIP 029 RANGE 021
7. That the Four Corners preliminary and final plat will create one new lot of 11 acres to be legally
described as Lot 1, Block 1, Four Corners; and three outlots: A (46.64acres), B (5.01 acres), and C
(1.08 acres).
Recommended Conditions of Approval. Staff recommends the following conditions be attached to any
approval of the Four Corners Preliminary and Final plats:
1) The property shall be rezoned to BP – Business Park.
2) The applicant shall pay a fee in lieu of parkland dedication in the amount of $4500 per acre of the
newly created lot (11 acres X $4500 = $49,500 total) prior to any formal City authorization.
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3) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, landscaping, and payment of
the required improvements for the Four Corners Final Plat with financial guarantees
therefore.
4) Final grading, drainage and erosion control, sanitary sewer and stormwater management, street
and utility construction plans shall be submitted, reviewed and approved by the City Engineer,
meeting City Engineering Design Standards, prior to the recording of the Final Plat. All changes
and modifications to the plans requested by the City Engineer in a memorandum dated May 30,
2018 and all subsequent memorandums regarding the plans shall be incorporated into these
documents before they are approved.
5) The applicant must obtain all other necessary City, State, and other governing body permits prior
to the commencement of any construction activity on the parcel including but not limited to
building permits, conditional use permits, etc.
6) Any plans for construction on the newly created parcel must comply with the Lake Elmo Design
Standards Manual and specific general site considerations and development standards for specific
uses within the Business Park District.
7) The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed
District and City rules and regulations. All applicable permits must be obtained. Maintenance
access roads meeting City engineering design standards must be provided for all storm water
facilities.
8) Stormwater facilities shall remain privately owned and maintained. The applicant will be required
to execute a Stormwater Maintenance and Easement Agreement in the City’s standard form of
agreement.
9) A Traffic Impact Study shall be completed and submitted in order to determine timing and extent
of improvements required for the CSAH 15 and Hudson Boulevard intersection realignment and
traffic signal improvements as well as the need for an eastbound left turn lane along Hudson
Boulevard for site access. Additional right-of-way along Hudson Boulevard may be required if the
eastbound left turn lane is required.
10) Hudson Boulevard must be improved per the City design standards to an urban section on the north
side of the street including a west bound right turn lane to the site, a four foot shoulder (curb
reaction), a nine foot boulevard, and a ten foot shared use bituminous trail with two foot clear zone.
11) Provisions for connecting municipal sanitary sewer service and for connecting to the municipal
water supply must be provided on submitted plans. The applicant shall be responsible to extend
and connect to the City sanitary sewer system and municipal water at the applicant’s sole cost and
extend such services to adjacent properties. The applicant shall be required to obtain easements
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from adjacent properties in order to extend water. A detailed description of the sanitary sewer and
water capacity demands shall be provided.
12) Hydrants will be required to be placed at the direction of the Fire Department, and all fire
hydrants shall be owned and maintained by the City.
13) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to its execution by City Officials.
ZONING TEXT AMENDMENT
Purpose. The zoning text amendment being requested would allow "bus terminals" as a
conditionally permitted principal use on properties zoned Business Park. If approved, the applicant
would seek a conditional use permit to authorize a permanent bus terminal on the subject property.
What’s currently in the Zoning Code Regarding Bus Terminals?
• Definition of Local Transit 154.012.B.12. The Zoning Code defines bus terminals as local
transit:
o “Local Transit. Establishments primarily engaged in furnishing local and suburban
passenger transportation, including taxicabs, passenger charter services, school
buses, and terminals (including service facilities) for motor vehicle passenger
transportation.”
o Currently, local transit is not an allowed use within any of the zoning districts.
• Parking Standards for Local Transit. The Zoning Code sets forth the following minimum
o “2 spaces per 3 employees on the largest shift, based on maximum planned
employment.”
• Local Transit is currently not an allowed use within any Zoning District as indicated by the
list of Permitted, Conditional, and Interim Uses within the Commercial Zoning Districts.
Intent of Business Park Land Use/Zoning District within the Comprehensive Plan and Zoning Code.
The 2030 Comprehensive Plan states that “the Business Park land use category is intended to encourage
the creation of significant employment centers that accommodate a diverse mix of office and light industrial
uses and jobs. Specific desired attributes of this land use include a diversity of jobs, high development
densities and jobs per acre, high quality site and building architectural design, and increased tax revenues
for the community. Office, office showroom/warehousing, research and development services, light and
high-tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate
for this land use category. Some retail and service uses may be allowed as supporting uses for the primary
office and light industrial uses of the employment center.”
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While this proposal does create a significant number of jobs per acre (200 jobs on about 11 acres of
property), the jobs it is creating don’t really fit in to the category of types of jobs this land use category is
intended to have (office and light industrial uses and jobs). Additionally, a bus terminal does not necessarily
fit in to the category of "high quality site and building architectural design." It also does not fit in to any of
the described uses appropriate for this land category. Finally, it would not add to increased tax revenues for
the community since it would be tax exempt.
The Draft 2040 Comprehensive Plan states that Business Park (BP) areas are to “…provide for a wide
variety of professional businesses such as medical and research facilities, offices, and corporate
headquarters. Uses specifically excluded from existing business park areas include warehousing,
manufacturing, distribution, assembly and truck terminals. Retail sales of goods and services are allowable
uses by conditional use permit provided such uses are goods and services for the employees of the permitted
business use. This category excludes any residential use.”
While truck terminals are not exactly the same as local transit in that truck terminals provide tax base, they
are similar in assumed site layout and traffic, noise, etc. Trucking terminals are currently a conditional use
within the BP – Business Park zoning district and have not been explicitly disallowed per the current
Comprehensive Plan. The draft 2040 Comprehensive Plan will exclude such a use within the Business Park
land use if the plan in its current draft form is ultimately adopted.
The Zoning Code states the following about the BP Business Park/Light Manufacturing District: “The
purpose of the BP District is to provide areas for attractive, high quality business park development
primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which
provide a harmonious transition to residential development and neighborhoods by: 1) Conducting all
business activities and essentially all storage inside buildings; 2) Consisting of high quality and attractive
buildings which blend in with the environment; 3) providing open space, quality landscaping and berming;
4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting
and enhancing the natural environment; and 6) providing users with an attractive working environment
that is unique in the eastern metropolitan area with immediate access to I-94.”
A bus terminal does not necessarily provide a harmonious transition to residential development and
neighborhoods as most business and activities are conducted outside, not inside buildings. While there are
limited peak traffic times, there is a significant amount of traffic at those peak times. There will be only one
building which is existing and will not be remodeled. There is opportunity to provide berming and buffering
on the site should this move forward.
Recommendation. Due to guidance of the current 2030 and draft 2040 Comprehensive Plans as well as
the Zoning Code, staff would not recommend that bus terminals be an allowed use (conditional nor
permitted) within the Business Park Zoning District due to the following findings:
1. That the procedures for requesting a Zoning Text Amendment are found in the Lake
Elmo Zoning Ordinance, Section 154.105.
2. That all the submission requirements of said Section 154.105 have been met by the
Applicant.
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3. That the proposed Zoning Text Amendment includes the following components:
a. That local transit be a conditional use within the Business Park zoning district.
4. The Current comprehensive plan calls for Business Park areas to become "significant
employment centers," and bus terminals do not provide significant employment relative to
acreage needed for the use;
5. Business Park areas are to include uses with "high quality site and building architectural
design," and bus terminals will typically include neither quality by the nature of the use;
6. Business Park land is meant to generate increased tax revenues for the City, and public bus
terminals are tax exempt;
7. The use is specifically excluded from Business Park areas in the draft comprehensive plan
anticipated to move forward for approval by the end of 2018;
8. The Zoning Code calls for Business Park areas to provide a harmonious transition between
the City's commercial areas and its residential areas, and a bus terminal with outdoor storage
of busses is antithetical to that goal;
9. The Zoning Code calls for Business Park activities to occur inside of buildings, and bus
terminals by their nature include outdoor use and storage of vehicles;
10. The applicant's request to make bus terminals a conditionally permitted use cannot
overcome all of the listed problems in findings 4 through 10 via conditions (as proposed or
otherwise).
Possible Standards. It should be noted that motor freight and warehousing, which is defined as follows:
“establishments engaged primarily in either the storage or shipment of goods and materials, including
terminal facilities for handling freight, and maintenance facilities in which the trucks (including tractor
trailer units) involved with the operation of the business are stored, parked and serviced. Materials within
a warehouse or terminal facility may be combined, broken down, or aggregated for trans-shipment or
storage purposes where the original material is not chemically or physically changed,” (this includes truck
terminals) are a conditional use currently within the Business Park zoning district. A bus terminal is quite
similar in use to that of a truck terminal, though the definitions in the Zoning Code differentiate the two. It
is also recognized that the development of this property would prompt the extension of City services to this
area. If the Council disagrees with staff and believes that bus terminals are an appropriate use within areas
guided for Business Park, staff would recommend the City only adopt narrowly tailored language to
preclude bus terminals from certain Business Park areas in order to limit the number of bus terminals
allowed in the City and to minimize impact to adjacent properties. If the Council goes this route, staff
would suggest the following standards accompany any such change:
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1. The use shall be limited to a school district transportation center, owned by a public school
district, serving as a bus terminal for buses and vans which transport passengers to and from
schools or between school programs and community residences.
o This provision would limit “local transit” to bus terminals and not allow, as per definition
from the zoning code, taxicab terminals, passenger charter services, etc.
2. The property on which the use is located must be located within one half mile of property owned
and used by a public school district for an active school or school administration building.
o The property on which the bus terminal is being proposed would be the only parcel on the
east side of the City that is guided for Business Park and that is within one half mile of
such school property.
3. Must be on a property of at least 10 acres in size or more.
o There are parcels on the west side of the city that are zoned Business Park that are in
within one half mile of school district land, but none of those parcels meet a ten acre
minimum and therefore could not qualify for use as a bus terminal.
4. Must be sufficiently screened, as determined by the City, from adjacent properties through
techniques such as berming and landscaping.
o This condition would provide the City with authority to determine the level and location of
screening needed to hopefully ensure an acceptable separation of uses.
5. Accessory uses to bus terminals may include an office and routine maintenance of operable school
buses including but not limited to washing and fueling.
o This condition would ensure the site is used as a hub for a bus operation, but would not
become a major maintenance center for inoperable vehicles in the bus fleet.
CONDITIONAL USE PERMIT
Purpose. The conditional use permit application would seek to utilize the previous text amendment
and allow a "bus terminal" on a portion of the subject property. Failure of the previous
application(s) to be approved will likely preclude approval of this application.
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Existing Conditions. The applicant is planning to re-locate the existing bus terminal on the property that
was previously operating as Rihm Kenworth at 11530 Hudson Boulevard N in Lake Elmo, MN (see below).
Current Interim Use Permit. The property currently operates under an interim use permit which was
granted by Resolution No. 2014-095, which allows a bus/truck terminal. This interim use permit will expire
on December 2, 2019, and may be renewed with approval by Council. It will terminate when any portion
of the property is rezoned or when public sanitary sewer is provided on site. The consent agreement states
that the remaining portion of the property must be used for agricultural purposes and that the interim use
shall terminate upon any redevelopment of the property for a permitted or conditional use. There has been
discussion of the eastern portion of this property developing, being provided sanitary sewer, and no longer
being used for agricultural purposes. Therefore, the applicant does not want to operate under the current
interim use permit.
Current Building. The current building was constructed in the 1990’s and was used for office space by
E&H Earthmovers and also provided bus storage for Stillwater Schools. It was then used by Kenworth
Diesel Trucks for sales, repairs and service of diesel trucks.
Current Bus Terminal Operation. The current bus terminal operates in Oak Park Heights within
Stagecoach in the Old Junker Landfill.
Proposed Operation and Jobs Created. School buses for the Stillwater School District will be parked at
this facility when not in use, and routine maintenance will be performed at this facility, including washing
and fueling. The existing building will be used for office workers (dispatch, payroll, safety manager, etc.);
a home base for drivers to check in and out, training, assignments, and mechanical work (repair and
maintenance on buses). Approximately 200 people would work at the facility, with morning and afternoon
shifts of drivers and attendants. Hours of operation would be from about 6:00 a.m. to 6:00 p.m. during the
Future planned bus
terminal area
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weekdays with occasional Saturday use for limited special school district transportation needs. There would
be parking provided for school buses (140 spaces), transportation vans (approximately 20), and employees’
personal vehicles (approximately 200).
Why this Location? The location is adjacent to major traffic corridors and routes within this area of the
City of Lake Elmo. The School District has proposed this location as opposed to a location located adjacent
to lower volume roads so as to create less impact. Peak bus traffic times will be limited to morning hours
(7:00 a.m. to 9:00 a.m.) and afternoon (2:00 p.m. to 4:00 p.m.).
Setback and Impervious Surface Requirements. The following table outlines how the proposed use
adheres to the setback and impervious surface requirements of the Business Park Zoning District. All of the
proposed requirements are met. The property to the north is guided for Business Park in both the current
(2030) and proposed (2040) Comprehensive Plan Land Use Plan, and so the required setback from
residential zones does not apply.
Setback Requirements, Business Park District
Standard Required Proposed
Maximum Height 50 feet Less than 50 feet
Maximum Impervious Coverage 75% 57%
Front Yard Setback – Building 50 feet 120 feet from existing right-of-way
line
Interior Side Yard Setback – Building 30 feet 120 feet from west side and 470
feet from east side
Corner Side Yard Setback – Building 30 feet N/A
Rear Yard Setback - Building 30 feet Approximately 445 feet
Residential Zones – Building 150 feet Approximately 445 feet
Front Yard – Parking 30 feet Approximately 60 feet from
existing right-of-way line
Interior Side Yard – Parking 15 feet Approximately 45 feet from west
side and approximately 130 feet
from east side
Corner Side Yard – Parking 30 feet N/A
Rear Yard - Parking 15 feet Approximately 32 feet
Minimum Building Floor Size 5,000 square feet 15,498 square feet
General Site Design Considerations, Commercial Districts. The following outlines how the proposed
development adheres to the City’s General Site Design considerations for the Business Park zoning district.
Circulation.
o Internal connections when feasible. The parcel to the west has an existing access owned by the
parcel to the northwest, so it does not make sense to require this. Additionally, a bus garage would
not need to access an adjacent development.
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o Curb cuts minimized. The proposed development will use an existing curb cut.
Fencing and Screening. There is a proposed chain link fence, which will be consistent with what is
currently on the property, enclosing the eastern portion of the parking lot.
Lighting Design. It is a recommended condition of approval that the applicant submit a photometric
plan that meets the requirements of Sections 150.035-150.038 of the City Code.
Exterior Storage. Exterior materials storage must be screened from view from adjacent public streets
and adjacent residential properties. It is a recommended condition of approval that the applicant
provide sufficient berming and screening of the parking lot and that the fueling area and above ground
storage tank also be sufficiently screened from adjacent properties and the public right-of-way.
Parking Lot Requirements
Surface and Drainage. It is required that in commercial districts, all areas intended to be utilized for
parking spaces for five or more vehicles be paved with a durable surface including, but not limited to,
hot asphalt, bituminous, or concrete. Additionally, industrial districts are required to be surfaced with
materials suitable to control dust and drainage. The applicant has indicated that the existing paved and
gravel parking area would remain and that the site would be expanded to provide additional gravel
surfaced parking for school buses and employee cars. It is a recommended condition of approval that
the parking area be paved as required by the Zoning Code.
Marking of Parking Spaces. Parking areas containing five or more spaces are required to be marked
with painted lines at least four inches wide. This is a recommended condition of approval.
Curbing. Open off-street parking areas designed to have head-in parking along the property line shall
provide a bumper curb or barrier of normal height. This is a recommended condition of approval.
Accessible Parking. The proposed number of parking spaces is 365, of these, 199 are proposed to be
car stalls. The Americans with Disabilities Act (ADA) requires six accessible stalls with one van
accessible stall with six accessible stalls. The proposed number of ADA stalls is six, though there does
not appear to be a van accessible stall provided.
Landscape Plans. The applicant has submitted landscape plans which include 62 Norway Spruces and 61
Colorado Blue Spruce. The existing berms would also remain. Some cursory comments on the landscape
plan include the following:
There is proposed 670 feet of street frontage on the property, requiring at least 14 trees be planted
along Hudson Boulevard. There are no trees proposed to be planted along Hudson Boulevard. This
requirement is not met.
The applicant has not submitted a Tree Preservation Plan, as is required. It is a recommended condition
of approval that this also be submitted and approved by the Landscape Architect.
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It is not known whether or not the requirement that a minimum of five trees be planted for every one
acre of land developed or disturbed is met, as the applicant has not submitted a Tree Preservation Plan
as indicated above.
Parking Lot Screening Standards
Interior Parking Lot Landscaping. It is not known whether or not the parking lot meets the interior
parking lot landscaping requirements, as the applicant has not indicated what percentage of interior
parking lot area is devoted to landscaping planting areas. At least 5% of the parking lot will need to
be devoted to islands or corner planting beds and include shade trees in accordance with the table
below. Provided the parking lot contains 365 spaces as currently proposed, a minimum of 25 trees will
be required within these interior landscaped areas.
Number of Parking Spaces Minimum Required Tree Planting
0-30 None required
31-100 1 tree per 10 spaces or fraction thereof
101+ 1 tree per 15 spaces or fraction thereof
Perimeter Parking Lot Landscaping.
o Frontage Strip. A well-over 8-foot wide frontage strip is provided between parking areas and
public street as required for parking lots with over 100 spaces. There is a berm that is already
located along Hudson Blvd which screens the parking lot.
Screening. Screening is required to provide visual and noise separation of intensive uses from less
intensive uses. The property to the west is used as exterior storage, and it is unknown what the property
to the east will be used as. It is recommended that the screening be provided from the property to the
west and east that consists of either a masonry wall or fence in combination with landscape material
that forms a screen at least six feet in height and at least 90% opaque on a year-round basis and include
at least one deciduous or coniferous tree per 40 linear feet along the property line.
Lake Elmo Design Guidelines and Standards. The property is located within the I-94 district, and
therefore must adhere to the Lake Elmo Design Guidelines and Standards. As previously indicated, the
applicant has proposed to use the existing building. The building generally adheres to Lake Elmo Design
Guidelines and standards in that the building does not have a blank façade, the window and door styles
reflect the prevailing architecture style of the structure, there is variety in building façade through a change
in materials, high quality and durable materials are used in street facing facades, and the building is
constructed of pre-cast concrete.
Storage Tank. There is a provision in the Zoning Code that requires that the Council permit uses associated
with the bulk storage of over 2,000 gallons of diesel after finding that fire, explosion, or water or soil
contamination hazards are not present that would be detrimental to the public health, safety, and general
welfare and that the Zoning Administrator require the development of diking around the tanks, suitably
sealed to hold a leakage capacity equal to 115% of the tank capacity. The proposed fueling area contains
Council Meeting 7/17/2018 Item #17
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an above ground storage tank that will store 8,000 gallons of diesel. Staff has contacted the Minnesota
Pollution Control Agency (MPCA), and the only requirement they have is for their Aboveground Storage
Tank (AST) Program is that the applicant fill out an AST Notification of Installation or Change in Status
Form informing the MPCA of when the tank has been “closed” from the former location and when it has
been moved to the new location. It is a recommended condition of approval that the applicant fill out this
form both times (when removing it from the former location and when installing it in the new location) as
required by the MPCA.
Bus Washing. The applicant has indicated on the application that the property use will include washing
buses. The applicant has indicated that the buses will be washed at the facility’s wash bay and that waste
water from the wash bay will run in to an oil separator with all of the shop drains, which will go in to a
holding tank, which is then disposed of by a sewer transport service. The oil separator is then emptied and
maintained by a licensed transporter. The applicant indicates that once the septic system is converted to the
municipal sewer system that the wastewater will go directly to the treatment plant after passing through the
oil separator, and the oil separator will be emptied and maintained by a licensed transporter. The disposal
of this water is addressed in the engineering comments.
City Engineer Review. This can be referenced in the Preliminary and Final Plat section of this report.
Fire Chief and Building Official Review. The biggest concern that was provided from the Fire Chief and
Building Official is that the building is sprinklered yet not hooked up to City water. It is a recommended
condition of approval that the property be serviced by City sewer and water prior to the operation of the
bus terminal.
Staff Recommendation. Due to recommended denial of the zoning text amendment request due to its
inconsistency with the Comprehensive Plan and recommended findings outlined below, which are required
for a conditional use permit, staff had recommended denial of the requested conditional use permit to
operate a school district transportation center at a portion of the property located at 11530 Hudson Blvd N
based on the following:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. With over 200 employees
and a use that requires both employee trips in and out of the facility each day as well as
two bus trips in and out of the facility each day, the use will generate a significant amount
of traffic.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park. While the proposal does create a significant number
of jobs per acre, the parcel will be tax exempt, as it will be owned by the school district. It
also does not fit in to the described uses appropriate for this land category. Finally, it does
not propose high quality site and building architectural design, which, per the
Comprehensive Plan, is a trait this land use category should have.
3. The use or development is compatible with the existing neighborhood. The use is compatible
with the existing neighborhood, as the existing use is a truck terminal, which is similar in
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use and design to a bus terminal, and the surrounding parcels are mostly vacant and
undeveloped. However, the surrounding area is planned for uses such as offices,
showroom/warehousing, research and development, manufacturing and assembly, and
medical laboratories, which are not compatible uses with a bus terminal.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. There are no specific development standards for this use listed in Article 7.
The use does not comply with many parking lot, screening, and landscape standards of the
Zoning Code.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located
outside the 0.2% annual chance floodplain.
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The proposed project is a
redevelopment/repurposing of an existing site, to which minimal improvements are
proposed, and will not significantly change the existing character of the area. Operations
are not within a building and so would not meet the intended character of the
neighborhood.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The proposed use will create a significant amount
of traffic, at least at certain times of the day.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The property is within the Metropolitan Urban Service Area (MUSA) and therefore should
be required to be provided by city sewer and water. The application did not detail
provisions to connect to City sewer and water. The use may require the prompt need for the
CSAH 15/Hudson Blvd traffic signal, for which the City will be required to share 25% of
the cost, and the Hudson Boulevard realignment. It is not yet known if the applicant’s
stormwater management plan meets all City, State, and Valley Branch Watershed District
requirements.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The use may require the prompt need for the CSAH 15/Hudson Blvd traffic
signal/realignment, for which the City will be required to share 25% of the cost. It is not
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yet known if the applicant’s stormwater management plan meets all City, State, and Valley
Branch Watershed District requirements.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
proposed use will generate a significant number of trips per day, which may generate
excessive production of traffic.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion may be created
from the significant number of trips to the site the use would generate.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Recommendation Findings for Approval. The Planning Commission recommended approval and the
following findings and conditions of approval:
1. The proposed use will not be detrimental to or endanger the public health, safety,
comfort, convenience or general welfare of the neighborhood or the city. Bus traffic is
not expected to be detrimental or dangerous, as trips and traffic will be limited to
certain times of the day. It is a recommended condition of approval that there be
significant berming to provide a sufficient screening of the parking lot.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park, in which local transit, which meets certain
standards, is a conditional use per the Zoning Code. The use also provides a significant
number of jobs per acre, which is a desired trait of the Business Park land use
designation per the Comprehensive Plan.
3. The use or development is compatible with the existing neighborhood. The use is
compatible with the existing neighborhood, as the existing use is a truck terminal,
which is similar in use and design to a bus terminal. The surrounding parcels are
mostly vacant and undeveloped.
4. The proposed use meets all specific development standards for such use listed in Article 7
of this Chapter. The proposal complies with the proposed development standards as
recommended in the requested Zoning Text Amendment, although it does not comply
with many parking lot, screening, and landscape standards, which have been required
as a recommended condition of approval.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use
meets all the specific standards for such use listed in Chapter 150, §150.250 through
150.257 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The
property is located outside the 0.2% annual chance floodplain.
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity
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and will not change the essential character of that area. While the proposed project is a
redevelopment/repurposing of an existing site and will not change the existing
character of the area, operations are not within a building and so would not meet the
intended character of the neighborhood.
7. The proposed use will not be hazardous or create a nuisance as defined under this
Chapter to existing or future neighboring structures. While the proposed use will create a
significant amount of traffic, it will be limited to certain times of the day.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water
and sewer systems and schools or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of the
proposed use. There are plans to connect to City sewer and water at the applicant’s
cost. The use may require the prompt need for the CSAH 15/Hudson Blvd traffic
signal, for which the City will be required to share 25% of the cost, and the Hudson
Boulevard realignment. It is not yet known if the applicant’s stormwater management
plan meets all City, State, and Valley Branch Watershed District requirements.
9. The proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community. While the use will not pay property taxes, sewer and water service charges
will be paid by the applicant.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
The proposed use will generate a significant number of trips per day, though this will
be limited to certain times of the day. Minimal noise is expected to come from the site,
except during heavy traffic times at specific times within the morning or afternoon.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be
created from the significant number of trips to the site, though these would be limited
to certain times of the day.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Recommended Conditions of Approval. If the Council wishes to recommend approval, staff recommends
the following conditions:
1) The Zoning Text Amendment to allow local transit (school district transportation center) within the
Business Park Zoning District must be approved.
2) No construction or use of the bus terminal (unless in accordance with the Interim Use Permit
approved by the City by Resolution 2014-095) may commence until all items as outlined in the
City Engineer review memo regarding the Four Corners Preliminary & Final Plat (Stillwater
Council Meeting 7/17/2018 Item #17
Page 19
Transportation Center) dated May 30, 2018 and all other subsequent construction plan memos
regarding the Stillwater Transportation Center have been addressed; the Four Corners 1st Addition
Final Plat has been recorded.
3) The applicant must obtain all other necessary City, State, and other governing body permits prior
to the commencement of any construction activity on the parcel including but not limited to an
approved stormwater management plan, utility plans, grading plan, street construction plans (if
required), parking lot permit, building permits, etc.
4) The Applicant shall submit a photometric plan, and all lighting must meet requirements of
Sections 150.035-150.038 of the City Code.
5) The above ground storage tank shall require development of diking around the tank, suitably
sealed to hold a leakage capacity equal to 115% of the tank capacity. The applicant shall
demonstrate that fire, explosion, or water or soil contamination hazards are not present that would
be detrimental to the public health, safety, and general welfare. The applicant shall also fill out an
Aboveground Storage Tank Notification of Installation or Change in Status Form as required by
the Minnesota Pollution Control Agency (MPCA).
6) The Applicant shall submit an updated Landscape Plan and Tree Preservation Plan which
includes sufficient berming and screening and addresses the comments in this report to be
reviewed and approved by the City’s Landscape Architect.
7) Parking areas shall be paved with a durable surface including, but not limited to, hot asphalt,
bituminous or concrete; spaces shall be marked with painted lines at least four inches wide;
required interior and exterior parking lot screening is required; a bumper curb or barrier of normal
bumper height shall be provided; and must provide an adequate number of Americans with
Disabilities Act (ADA) accessible stalls.
8) A sign permit shall be obtained prior to erection of any sign on the property.
9) The property shall be connected to City sewer and water prior to operation of the bus terminal.
10) A Traffic Impact Study is required to determine timing and extent of improvements required for
the CSAH 15 and Hudson Boulevard intersection realignment and traffic signal improvements as
well as to determine if an eastbound left turn lane along Hudson Boulevard is also needed at the
site access.
11) The applicant shall be required to include a description of the sanitary sewer capacity demands
including the number of residential equivalency units (REC) based on the Metropolitan Council
Sewer Availability Charge (SAC) determination policy as well as a description of the water
capacity demands including average day use, peak day use, and fire suppression demands.
Demands must account for all planned uses and connections to the sewer system including bus
wash wastewater as well as include potable drinking water, bus washing operations, etc.
12) Applicant shall be responsible to place hydrants throughout the property at the direction of the
Fire Department. All fire hydrants shall be owned and maintained by the City.
Planning Commission Review. The Planning Commission held a public hearing and considered the
requests for a zoning map amendment, preliminary and final plat, zoning text amendment and conditional
use permit at its June 18, 2018 meeting. No public comments were received prior to the meeting, and no
one from the public spoke at the meeting.
Council Meeting 7/17/2018 Item #17
Page 20
During the meeting, the applicant’s representative explained that they have been working with the City,
offering to pay the water accessory charge, for a number of years. The applicant believes that the
development will help bring water and sewer to the site. It is anticipated that the development will spur
other development which will generate higher taxes. The school district also explained that a school bus
terminal creates quality public services. The location is ideal, as their district spans a number of miles, and
this is a more centralized location for their students.
The Planning Commission was supportive of all of the requests and believed that the requests would spur
development and bring City services to the area. They indicated that the City should not wait for a better
opportunity to come along. They were concerned that the condition that the parking lot be paved and
brought to City standards was a burden to the applicant, but it was explained that these are City standards
and must be met unless a variance is granted. The Planning Commission recommended approval of all four
requests with a vote of 4-0.
FISCAL IMPACT:
If approved and recommended conditions of approval are adopted, the applicant will be required to pay
sewer and water availability charges and will be responsible at its sole cost for bringing sewer and water to
the property and extending it to adjacent properties. Maintenance of streets, trails, sanitary sewer mains,
and other public infrastructure should be considered. The City will collect Sewer Accessibility Charges
and Water Accessibility Charges, building permit fees, and property taxes
OPTIONS:
The Council may:
• Approve the requests for a zoning map amendment to rezone a portion of the property located at
11530 Hudson Blvd N and for the Four Corners preliminary and final plat to subdivide the property
located at 11530 Hudson Blvd N and deny the requests for a zoning text amendment to allow local
transit as a conditional use within the Business Park zoning district and for a conditional use permit
to operate a school district transportation center on a portion of the property located at 11530
Hudson Blvd N with staff recommended findings and applicable conditions of approval.
• Approve the requests for a zoning map amendment to rezone a portion of the property located at
11530 Hudson Blvd N and for the Four Corners preliminary and final plat to subdivide the property
located at 11530 Hudson Blvd N and deny the requests for a zoning text amendment to allow local
transit as a conditional use within the Business Park zoning district and for a conditional use permit
to operate a school district transportation center on a portion of the property located at 11530
Hudson Blvd N with amended findings and applicable conditions of approval.
• Deny all requests with findings to support denial for the Four Corners preliminary and final plat
and zoning map amendment.
• Approve all requests with staff-drafted findings and conditions of approval.
• Amend any recommended findings and conditions of approval and approve all requests with
amended findings and conditions of approval.
RECOMMENDATION:
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Page 21
The Planning Commission recommends approval of the requests for a zoning map amendment, preliminary
and final plat, zoning text amendment, and conditional use permit:
“Move to adopt Ord. 08-244 approving the request from Stillwater Area Public Schools for a Zoning
Map Amendment to rezone Lot 1, Block 1, Four Corners from Rural Development Transitional to
Business Park, subject to recommended condition of approval.”
“Move to adopt Resolution 2018-076 approving the request from Terry Emerson for the Four Corners
preliminary and final plat to subdivide the property located at 11530 Hudson Blvd N in to Lot 1, Block
1, Four Corners, along with three separate outlots, subject to recommended conditions of approval.”
“Move to adopt Ord. 08-215 approving the request from Stillwater Area Public Schools for a Zoning
Text Amendment to allow local transit as a conditional use within the Business Park zoning district.”
“Move to adopt Resolution 2018-077 approving the request from Stillwater Area Public Schools for a
Conditional Use Permit to allow a school district transportation center at the property located at Lot 1,
Block 1, Four Corners with the conditions as recommended by Staff/with the amended conditions of
approval.”
Staff recommends denial of the zoning text amendment and conditional use permit:
“Move to adopt Resolution 2018-078 denying the request from Stillwater Area Public Schools for a
Zoning Text Amendment to allow local transit as a conditional use within the Business Park zoning
district based on recommended findings.”
“Move to adopt Resolution 2018-079 denying the request from Stillwater Area Public Schools for a
Conditional Use Permit to allow a school district transportation center at the property located at Lot 1,
Block 1, Four Corners based on recommended findings.”
ATTACHMENTS:
• Applications for Zoning Text Amendment, Zoning Map Amendment, Conditional Use Permit
and Four Corners preliminary and final plat and Narratives.
• Preliminary and Final Plat
• Engineer Memo
• Bus Terminal Plans
• Ord. 08-214 approving the Zoning Map Amendment
• Resolution 2018-076 approving the Preliminary and Final Plat
• Resolution 2018-078 denying the Zoning Text Amendment
• Resolution 2018-079 denying the Conditional Use Permit
• Ord. 08-215 approving the Zoning Text Amendment
• Resolution 2018-077 approving the Conditional Use Permit
City of Lake Elmo
Narrative for Zoning Map Amendment
April 30, 2018
The property being considered for re-development is currently being used for after-market parts and
equipment sales, along with service of Kenworth Diesel Trucks. The proposed use for a School District
Transportation Center. School buses for the District would be parked at this facility when not in use,
along with performing routine maintenance of the buses at this location. As part of the servicing and
maintenance of the buses, it is also planned to wash and fuel buses at this facility.
Approximately 200 people would work at this facility, with morning and afternoon shifts of drivers and
attendants, along with the vehicle maintenance and administrative staff This proposed use would be
similar to the existing use of the property, in providing routine service of vehicles. Parking for the school
buses (total of 140) transportation vans (about 20) and personal vehicles of the employees (about 200)
would be provided on-site.
This location is adjacent to major traffic corridors and routes within this area of the City of Lake Elmo
and this would have less of an impact on traffic flow than would occur on lower volume roads or those
through residential areas.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
City of Lake Elmo
Narrative for Zoning Text Amendment
April 30, 2018
The property being considered for re-development is currently being used for after-market parts and
equipment sales, along with service of Kenworth Diesel Trucks. The proposed use is for local school
buses to be parked along with routine maintenance at this location. This proposed use (local transit) is
currently not listed in the zoning code as a permitted use in the Business Park Zoning District, but would
be similar to the existing use of the property. In addition, this location is adjacent to major traffic
corridors and routes, and this would limit bus traffic on lower volume roads and through residential
areas.
This proposed use would not be detrimental to the other permitted uses in the Business Park District.
This use would be consistent with the City of Lake Elmo Comprehensive Plan for the Business Park
District in providing a diverse mixed use, with a high density of jobs at this location. This facility will
employee about 200 people, including the various shifts, positions and administrative staff.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
City of Lake Elmo
Narrative for Conditional Use Permit
Stillwater Area Public Schools
April 30, 2018
Contact Information:
Stillwater Area Public Schools – Kristen Hoheisel – 651-351-8321, Email: hoheiselk@stilwaterschools.org
Property Owner: Terry Emerson – 651-845-3373, Email: tse03@comcast.net
Engineer: Greg Buchal - Larson Engineering 651-255-0328, Email: gbuchal@larsonengr.com
Surveyor: Tim Freeman – FFE Surveying 651-439-8833, Email: freeman@ffe-inc.com
Property Address: 11530 Hudson Blvd. North, Lake Elmo, MN 55042
Current Zoning: Business Park
Parcel Size: 11 acres (approximately 479,160 sq. ft.)
PID Number: 36 029 21 43 0001
Current building was constructed in the 1990’s and was used for office space by E& H Earthmovers and
also provided bus storage for Stillwater Schools. The building was then used by Kenworth Diesel Trucks
for sales, repairs and service of diesel trucks, and is currently being considered for bus parking and
maintenance by Stillwater Schools again.
The proposed use is for a School District Transportation Center. The existing building, paved and gravel
parking area, along with the existing landscaped berms would remain as they are and the site would be
expanded to provide additional gravel surfaced parking for school buses and employee cars. School
buses for the District would be parked at this facility when not in use, along with performing routine
maintenance of the buses at this location. As part of the servicing and maintenance of the buses, it is
also planned to wash and fuel buses at this facility.
Approximately 200 people would work at this facility, with morning and afternoon shifts of drivers and
attendants, along with the vehicle maintenance and administrative staff. Hours of operation would be
from about 6:00am to about 6:00pm during the weekdays with occasional Saturday use for limited
special school district transportation needs. This proposed use would be similar to the existing use of
the property, in providing routine service of vehicles. Parking for the school buses (total of 140)
transportation vans (about 20) and personal vehicles of the employees (about 200) would be provided
on-site.
This location is adjacent to major traffic corridors and routes within this area of the City of Lake Elmo
and this would have less of an impact on traffic flow than would occur on lower volume roads or those
through residential areas. Being located along the Highway 94 corridor, the bus traffic would have a
minimal impact on the already higher volumes of traffic in this area. In addition, the peak bus traffic
times will be limited to the morning hours, from about 7:00am to 9:00am to get student to school, and
from about 2:00pm to 4:00pm to get students back home from school.
This proposed use would not be detrimental to the other permitted uses in the Business Park District.
This use would be consistent with the City of Lake Elmo Comprehensive Plan for the Business Park
District in providing a diverse mixed use, with a high density of jobs at this location. This facility will
employee about 200 people, including the various shifts, positions and administrative staff.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
re-development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
PAGE 1 of 3
MEMORANDUM
Date: May 30, 2018
To: Emily Becker, Planner Director Re: Four Corners Preliminary & Final Plat
(Stillwater Transportation Center)
Cc: Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Four Corners Preliminary and Final Plat including the Stillwater
Transportation Center. Preliminary Plat/Final Plat and Site Plans were received on May 16, 2018. The submittal
consisted of the following documentation:
Four Corners Preliminary Plat, dated May 4, 2‐18, prepared by Folz Freeman Surveying LLC.
Four Corners Final Plat, not dated, prepared by Folz Freeman Surveying LLC.
Stillwater Bus Facility Site Plans, dated April 30, 2018, prepared by Larson Engineering Inc.
Project Narratives, dated April 30, 2018.
Engineering has the following review comments:
STORMWATER MANAGEMENT
A State and Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a
storm water management plan meeting State, VBWD and City rules and regulations. No proposed storm
water management plan was provided as part of the Plan submittal.
A storm water management plan must be submitted detailing the stormwater management calculations
to support any proposed improvements to meet agency requirements including the HydroCAD model in
electronic format. The Management plan must include a summary report describing the overall
stormwater management plan and performance criteria for all required storm events.
Storm water facilities proposed for meeting State and VBWD permitting requirements must be designed
and constructed in accordance with the City Engineering Design Standards Manual available on the City
website, dated March 2017.
The storm water facilities 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.
Even as privately owned and maintain facilities, maintenance access roads meeting the City engineering
design standards must be provided for all storm water facilities.
The storm water facility 100‐year HWL must be fully contained within the subject property or easements
must be acquired to protect the 100‐year HWL flood area. The proposed plans show the 100‐year HWL
event discharging off‐site at the southeast corner.
City design standards, details and plan notes must be used for erosion control.
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
STREETS AND TRANSPORTATION
Hudson Boulevard Right‐of‐Way/Easement Dedication. No additional right‐of‐way dedication is required
unless an eastbound left turn lane is required (see below). However, a 10‐foot utility corridor easement
for small utilities must be dedicated to the City along the north boulevard of Hudson Blvd.
Site Access. The site plans propose the continued use of the existing commercial driveway with dedicated
right and left turn lanes leaving the site.
Hudson Boulevard Improvements. As part of the development, Hudson Boulevard must be improved per
the City design standards to an urban section on the north side of the street including a west bound right
turn lane to the site, a 4‐foot shoulder (curb reaction), a 9‐foot boulevard, and 10‐foot shared use
bituminous trail with 2‐foot clear zone (see attached typical section and preliminary layout).
Traffic Impact Study. A traffic impact study should be completed and submitted as part of the preliminary
plat application to determine the timing and extent of improvements required for the CSAH 15 and
Hudson Boulevard intersection realignment and traffic signal improvements. A financial contribution to
CSAH 15/Hudson Blvd traffic signal/realignment should be considered. In addition, the study is needed to
determine if an eastbound left turn land along Hudson Boulevard is also needed at the Site access.
MUNICIPAL SANITARY SEWER
The proposed site is guided in the City’s Comprehensive Plan for 2020‐2030 Regional Sewer Staging Plan
and would discharge to the MCES Cottage Grove Ravine Interceptor. Therefore, provisions for connecting
to the municipal sanitary sewer service must be included with this application. The site plans/application
indicates a new sewer service line connecting to future sanitary sewer but does not address the extension
of sanitary sewer to the site.
The applicant will be responsible to connect to the City sanitary sewer system and extend sanitary sewer
into the property at applicant’s sole cost. In addition, the applicant will be required to stub sanitary sewer
mains to adjacent properties so that these parcels maintain sewer access. Sanitary sewer is available
along Hudson Blvd near the MCES Meter Station. The sanitary sewer trunk size will need to be determined
based on the 2040 Comprehensive Plan.
The application should include a description of the sanitary sewer capacity demands including the number
of residential equivalent units (REC) based on the Met Council SAC determination policy. Demands must
account for all planned uses and connections to the sewer system including bus wash wastewater. This
information is required for staff evaluation of the sewer system improvements needed to support the
development and to determine the applicable sewer availability charges.
Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard and the
new commercial street corridor must be shown with the preliminary plan submittal and plan revisions
must be made to avoid encroachments/conflicts with these easements.
Any main sewer lines placed within the development will require minimum 30‐foot easements centered
over the pipe (or wider dependent upon the sewer depths) dedicated to the City and in the form of the
City’s Utility Easement Agreement.
MUNICIPAL WATER SUPPLY
The proposed facility resides within the Planned MUSA, therefore provisions for connecting to the
municipal water supply must be included with this application. The site plans/application indicate a new
water service line connecting to future water but does not address the extension of the municipal water
supply to the site.
The applicant will be responsible to extend municipal water to the property at the applicant’s cost.
Watermain stubs will be required to eastern property limits. Water is available to be extended to the
property from the Hunter’s Crossing development but will require easements across adjacent properties.
The watermain extension to the site will likely be a 12‐inch trunk watermain.
The application should include a description of the water capacity demands including average day use,
peak day use, and fire suppression demands. All demand should be provided including potable drinking
PAGE 3 of 3
water, bus washing operations, etc. This information is required for staff evaluation of the water
improvements needed to support the development and to determine the water availability charges.
The proposed site is in the water system’s low‐pressure zone which has limited capacity until a new water
tower is constructed to serve the area.
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.
Any watermain lines and hydrants placed within the development will require minimum 30‐foot
easements centered over the pipe. Easements must be dedicated to the City and be provided in the City’s
standard form of easement agreement.
PROJECT:
2018 STILLWATER BUS FACILITY IMPROVEMENTS
STILLWATER AREA PUBLIC SCHOOLS
1875 SOUTH GREELEY STREET
STILLWATER, MINNESOTA 55082
VICINITY MAP INDEX OF DRAWINGS PROJECT CONTACTS
T
-
C1
C2
C3
C3.1
C4
C5
C6
Title Sheet
Topographic Survey
Demolition Plan
Paving and Dimension Plan
Grading and Erosion Control Plan
Landscape Plan
Utility Plan
Details
Details
Civil Engineer:
Greg A. Buchal, P.E.
Larson Engineering, Inc.
3524 Labore Road
White Bear Lake, MN 55110
Tel: 651.481.9120
Fax: 651.481.9201
DescriptionRev. Date
20
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
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:
Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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S
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M
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TITLE SHEET
T
Surveyor:
Tim Freeman, P.L.S.
FFE Surveying LLC
12445 55th Street North
Lake Elmo, MN 55042
Tel: 651.439.8833
Fax: 651.430.9331
Proposed Stillwater Bus Facility
11530 Hudson Boulevard North
Lake Elmo, MN 55042
FFE = 904.50
BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
1
1
32
2 2
4
4
5
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
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:
Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
T
Y
S
U
B
M
I
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T
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L
0
NORTH
20 40 80
REMOVE AND DISPOSE OF EXISTING
BITUMINOUS PAVEMENT SECTION
REMOVE AND DISPOSE OF EXISTING
CONCRETE PAVEMENT SECTION
REMOVE AND DISPOSE OF EXISTING
GRAVEL SECTION
SYMBOL LEGEND
REMOVE AND DISPOSE OF EXISTING CONCRETE CURB AND
GUTTER.
REMOVE AND DISPOSE OF EXISTING CHAIN LINK FENCE FABRIC,
POSTS, AND FOOTINGS.
REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENT
SECTION.
SAWCUT, REMOVE, AND DISPOSE OF EXISTING BITUMINOUS
PAVEMENT SECTION.
REMOVE AND DISPOSE OF EXISTING STORM SEWER.
1
2
DEMOLITION PLAN
C1
KEY NOTES
DEMOLITION NOTES
1.Verify all existing utility locations.
2.It is the responsibility of the Contractor to perform or coordinate all
necessary utility demolitions and relocations from existing utility locations
to all onsite amenities and buildings. These connections include, but are
not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site
lighting, etc.
3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) to
locate utilities throughout the area under construction. The Contractor
shall retain the services of a private utility locator to locate the private
utilities.
4.Sawcut along edges of pavements, sidewalks, and curbs to remain.
5.All construction shall be performed in accordance with state and local
standard specifications for construction.
3
4
5
LOT SIZE
Total Lot Size: 478,997 s.f. = 11.00 Acres
Breakdown:
Existing Building: 15,498 s.f. = 3.23%
Existing Gravel: 91,861 s.f. = 19.18%
Existing Pavement: 9,022 s.f. = 1.88%
Existing Open Space: 362,616 s.f. = 75.71%
FFE = 904.50
BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
9
6
3
16
17 17
20
25
56 56
34
NO PARKING NO PARKING NO PARKING
6
1818
16161616
STORMWATER
POND AREA
C5
1
C5
1
C5
4
C5
4
C5
4
C5
4
C5
4
C5
4
C5
6
C5
6
C5
6
C5
6
C5
7
C5
2
C5
2
C5
2
C5
2
C5
2
C5
3
C5
5
C6
1
(9 TYP)
STORMWATER
POND AREA
FUELING AREA &
ABOVE GROUND
STORAGE TANK
C5
5
18'24'18'18'24'18'18'24'18'14'
45'87'45'87'45.7'
119.7'
98
.
5
'
2'
10
'
57.5'60'45'87'
2'
10
'
2'
10
'
2'
10
'
35
.
2
'
20
'
39
.
8
'
39
.
8
'
19
'
5'
45
'
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'
2'10'
9'
9'
9'
9'
9'9'9'
9'
24
'
24
'
24
'
22
.
6
'
49
.
3
'
7'
18
.
7
'
24
'
18
.
7
'
26
.
3
'
34.3'
9'9'
9'
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
35
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Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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0
NORTH
20 40 80
NEW 6" BITUMINOUS PAVEMENT OVER
NEW 8" CRUSHED AGGREGATE BASE
OVER 24" GRANULAR BACKFILL
SEE DETAIL 1/C5
NEW 6" CONCRETE PAVEMENT OVER
NEW 6" CRUSHED AGGREGATE BASE
SEE DETAIL 3/C5
NEW 10" AGGREGATE OVER
NEW 24" GRANULAR BACKFILL
SEE DETAIL 2/C5
SYMBOL LEGEND
WHERE APPLICABLE, DIMENSIONS ARE FROM
BACK OF CURB TO BACK OF CURB OR BACK OF
CURB TO END OF STALL LINE.
PAVING AND
DIMENSION PLAN
C2
ADA STALLS = 6
CAR STALLS = 199
VAN STALLS = 20
SHORT BUS STALLS = 40
LARGE BUS STALLS = 100
PARKING STALL COUNT
LOT SIZE
Total Lot Size: 478,997 s.f. = 11.00 Acres
Breakdown:
Proposed Building: 15,498 s.f. = 3.23%
Proposed Gravel: 245,791 s.f. = 51.31%
Proposed Pavement: 12,588 s.f. = 2.63%
Proposed Open Space: 205,120 s.f. = 42.83%
901 900
90
2
905
905
904
904
906
907
903
902
902
903
910911
909 908
91
2
91
0
90
9
90
8
90
8
903
90
5
9
0
4
9
0
8
90
6
9
0
3
90
7
90
6
90
5
90
4
90
3
90
2
90
1
90
0
89
9
89
8
89
7
906 907 908 909
909
908
907 906 905
89
7
89
8
89
9
90
0
90
1
89
9
89
7
89
8
89
9
89
6
89
5
.
8
0
901.38 GV*
901.27 RIM
903.40 GV*
903.35 GV*903.60 GV*
907.26 GV
907.31 GV
907.13 GV
906.29 GV
906.11 GV
905.98 GV
904.06 GV
904.18 GV
903.89 GV
903.77 GV
903.00 GV
903.05 GV 903.40 GV903.05 GV
903.25 GV
905.48 GV
904.57 TC
904.07 GL905.00 GV
904.52 GV 904.42 TC
903.92 GL
903.61 TC
903.11 GL
901.78 TC
901.34 GL
902.14 TC
901.64 GL
902.04 TC
901.54 GL
904.50 TC
904.00 GL
904.50 TC
904.00 GL
904.50 TC
904.00 GL
903.40 C
904.90 TC
904.40 GL
904.90 TC
904.40 GL
903.55 TC
903.25 GL*
903.92 TC
903.42 GL*
PRETREATMENT POND
NWL: 895.00
100-YR HWL: 898.19
INFILTRATION POND
BOT: 895.80
100-YR HWL: 898.19
INFIL. VOL: 33,658 CF
1
.
1
1
%
1
.
1
1
%
1.
5
%
1.5%
1.8%
1.6
%
1
.
0
%
1.
0
%
904.50 TC
904.00 GL
FFE = 904.50
BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
C6
6
C6
6
C6
6
C6
6
C6
5
C6
5
C6
5
C6
7(TYP)
C6
4
DescriptionRev. Date
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Sheet:
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
35
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:
Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
T
Y
S
U
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NORTH
20 40 80
GRADING AND
EROSION CONTROL
PLAN
C3
PROPOSED CONTOURS -
MAJOR INTERVAL
GRADE BREAK LINE
PROPOSED CONTOURS -
MINOR INTERVAL949
950
950 EXISTING CONTOURS
2.0%
950.00 TC
949.50 GL
GRADE SLOPE
SPOT ABBREVIATIONS:
TC - TOP OF CURB
GL - GUTTER LINE
B - BITUMUNOUS
C - CONCRETE
EO - EMERGENCY
OVERFLOW
TW - TOP OF WALL
BW - BOTTOM OF
WALL (F/G)
(*) - EXISTING TO
BE VERIFIED
SILT FENCE
RIP-RAP
INLET PROTECTION
CONCRETE WASHOUT
STATION
LEGEND
1. Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall be
responsible for all fees pertaining to this permit. The SWPPP shall be kept onsite at
all times.
2. Install temporary erosion control measures (inlet protection, silt fence, and rock
construction entrances) prior to beginning any excavation or demolition work at the
site.
3. Erosion control measures shown on the erosion control plan are the absolute
minimum. The contractor shall install temporary earth dikes, sediment traps or
basins, additional siltation fencing, and/or disk the soil parallel to the contours as
deemed necessary to further control erosion. All changes shall be recorded in the
SWPPP.
4. All construction site entrances shall be surfaced with crushed rock across the entire
width of the entrance and from the entrance to a point 50' into the construction zone.
5.7KHWRHRIWKHVLOWIHQFHVKDOOEHWUHQFKHGLQDPLQLPXPRI´7KHWUHQFKEDFNILOO
shall be compacted with a vibratory plate compactor.
6. All areas with steeper than 4:1 slope shall have erosion control blankets placed on
them when grading is complete.
7. All grading operations shall be conducted in a manner to minimize the potential for
site erosion. Sediment control practices must be established on all down gradient
perimeters before any up gradient land disturbing activities begin.
8. All exposed soil areas must be stabilized as soon as possible to limit soil erosion but
in no case later than 14 days after the construction activity in that portion of the site
has temporarily or permanently ceased. Temporary stockpiles without significant silt,
clay or organic components (e.g., clean aggregate stockpiles, demolition concrete
stockpiles, sand stockpiles) and the constructed base components of roads, parking
lots and similar surfaces are exempt from this requirement.
9. The normal wetted perimeter of any temporary or permanent drainage ditch or swale
that drains water from any portion of the construction site, or diverts water around the
site, must be stabilized within 200 lineal feet from the property edge, or from the point
of discharge into any surface water. Stabilization of the last 200 lineal feet must be
completed within 24 hours after connecting to a surface water. Stabilization of the
remaining portions of any temporary or permanent ditches or swales must be
complete within 14 days after connecting to a surface water and construction in that
portion of the ditch has temporarily or permanently ceased.
10. Pipe outlets must be provided with energy dissipation within 24 hours of connection to
surface water.
11. All riprap shall be installed with a filter material or soil separation fabric and comply
with the Minnesota Department of Transportation Standard Specifications.
12. All storm sewers discharging into wetlands or water bodies shall outlet at or below the
normal water level of the respective wetland or water body at an elevation where the
downstream slope is 1 percent or flatter. The normal water level shall be the invert
elevation of the outlet of the wetland or water body.
13. All storm sewer catch basins not needed for site drainage during construction shall be
covered to prevent runoff from entering the storm sewer system. Catch basins
necessary for site drainage during construction shall be provided with inlet protection.
14. In areas where concentrated flows occur (such as swales and areas in front of storm
catch basins and intakes) the erosion control facilities shall be backed by stabilization
structure to protect those facilities from the concentrated flows.
15. Inspect the construction site once every seven days during active construction and
within 24 hours after a rainfall event greater than 0.5 inches in 24 hours. All
inspections shall be recorded in the SWPPP.
16. All silt fences must be repaired, replaced, or supplemented when they become
nonfunctional or the sediment reaches 1/3 of the height of the fence. These repairs
must be made within 24 hours of discovery, or as soon as field conditions allow
access. All repairs shall be recorded in the SWPPP.
17. If sediment escapes the construction site, off-site accumulations of sediment must be
removed in a manner and at a frequency sufficient to minimize off-site impacts.
18. All soils tracked onto pavement shall be removed daily.
19. All infiltration areas must be inspected to ensure that no sediment from ongoing
construction activity is reaching the infiltration area and these areas are protected
from compaction due to construction equipment driving across the infiltration area.
20. Temporary soil stockpiles must have silt fence or other effective sediment controls,
and cannot be placed in surface waters, including stormwater conveyances such as
curb and gutter systems, or conduits and ditches unless there is a bypass in place for
the stormwater.
21. Collected sediment, asphalt and concrete millings, floating debris, paper, plastic,
fabric, construction and demolition debris and other wastes must be disposed of
properly and must comply with MPCA disposal requirements.
22. Oil, gasoline, paint and any hazardous substances must be properly stored, including
secondary containment, to prevent spills, leaks or other discharge. Restricted access
to storage areas must be provided to prevent vandalism. Storage and disposal of
hazardous waste must be in compliance with MPCA regulations.
23. External washing of trucks and other construction vehicles must be limited to a
defined area of the site. Runoff must be contained and waste properly disposed of.
No engine degreasing is allowed onsite.
24. All liquid and solid wastes generated by concrete washout operations must be
contained in a leak-proof containment facility or impermeable liner. A compacted clay
liner that does not allow washout liquids to enter ground water is considered an
impermeable liner. The liquid and solid wastes must not contact the ground, and
there must not be runoff from the concrete washout operations or areas. Liquid and
solid wastes must be disposed of properly and in compliance with MPCA regulations.
A sign must be installed adjacent to each washout facility to inform concrete
equipment operators to utilize the proper facilities.
25. Upon completion of the project and stabilization of all graded areas, all temporary
erosion control facilities (silt fences, hay bales, etc.) shall be removed from the site.
26. All permanent sedimentation basins must be restored to their design condition
immediately following stabilization of the site.
27. Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30
days after Final Stabilization.
EROSION CONTROL NOTES
GRADING NOTES
1. Tree protection consisting of snow fence or
safety fence installed at the drip line shall be in
place prior to beginning any grading or demolition
work at the site.
2. All elevations with an asterisk (*) shall be field
verified. If elevations vary significantly, notify the
Engineer for further instructions.
3. Grades shown in paved areas represent finish
elevation.
4.5HVWRUHDOOGLVWXUEHGDUHDVZLWK´RIJRRGTXDOLW\
topsoil and seed or sod. See Landscape Plan.
5. All construction shall be performed in accordance
with state and local standard specifications for
construction.
EROSION CONTROL BLANKET
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FFE = 904.50
BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
20
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DescriptionRev. Date
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Sheet Title:
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Checked By:
Issue Date:
12176010
KJA
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04.30.18
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Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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NORTH
20 40 80
LANDSCAPE
PLAN
C3.1
LEGEND
NORWAY SPRUCE (PICEA ABIES): 6' TALL, 62 TOTAL (50.4%)
COLORADO BLUE SPRUCE (PICEA PUNGENS): 6' TALL 61 TOTAL (49.6%)
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NOT TO SCALE
TREE PROTECTION2
SOD MATERIAL
NATIVE PRAIRIE SEED RESTORATION
BWSR MIX 34-241(MESIC PRAIRIE)
36.5 LB/AC
INFILTRATION POND SEED
BWSR MIX 34-271 (WET MEADOW)
12 LB/AC
WET POND SEED
BWSR MIX 34.181 (EMERGENT WETLAND)
5 LB/AC
EQUALS TWICE BALL
DIAMETER
12
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M
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MIN.
OPTIONAL STAKING
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POSTS AND RUBBER
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HOSE LOOPS
3 GUYS EACH OF
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WIRE 120 DEGREES
APART AROUND TREECOLORED
FLAGS
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BACK 2" FROM STEM.
SOD
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BACKFILL WITH
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FOLD BACK
BURLAP AND
REMOVE ALL
TIES &/OR
WIRES FROM
TOP OF BALL
REFER ALSO TO
SPECIFICATIONS
SCARIFY ALL SIDES
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CONIFEROUS TREE
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BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
CB-5
RIM: 901.27
INV: 897.40
CB-7
RIM: 901.00
INV: 897.56
CB-8
RIM: 903.00
INV: 898.58
CB-9
RIM: 902.00
INV: 898.95
FES
INV: 897.00
62 LF 27" PVC @ 0.57%
MH-1
RIM: 903.50
INV: 897.36
CB-6
RIM: 901.35
INV: 897.44
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INV: 897.88
CB-3
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INV: 898.79
CB-4
RIM: 902.89
INV: 899.61
36 LF 18" PVC @1.02%
98 LF 18" PVC @1.27%
CONNECT TO EXIST 18" PIPE
INV: 900.20 (FIELD VERIFY ELEVATION)
CONNECT TO FUTURE WATER AND SANITARY SEWER(TBD)
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DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
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04.30.18
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Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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UTILITY PLAN
C4
CABLE UNDERGROUND LINE
FIBER OPTIC UNDERGROUND LINE
ELECTRIC UNDERGROUND LINE
ELECTRIC OVERHEAD LINE
TELEPHONE UNDERGROUND LINE
STORM SEWER PIPE
SANITARY SEWER PIPE
NATURAL GAS UNDERGROUND LINE
WATERMAIN PIPE
LIGHT POLE
STORM MANHOLE
FLARED END
CURB INLET
CATCH BASIN
WATER SHUTOFF
GATE VALVE & BOX
HYDRANT
SANITARY MANHOLE
DRAINTILE PIPE
LEGEND
UTILITY NOTES
1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and
relocations from existing utility locations to the proposed building, as well as to all onsite amenities.
These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas,
electric, site lighting, etc.
2. All service connections shall be performed in accordance with state and local standard
specifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer)
may require a permit from the City.
3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any
demolition or excavation.
4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours
prior to construction. All necessary precautions shall be made to avoid damage to existing utilities.
5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where
located within 10 feet of waterlines or the building.
6. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint
pressure test. Installation shall meet ASTM C2321.
7. All RCP pipe shown on the plans shall be MN/DOT class 3.
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insulation (MN/DOT 3760) with a thermal resistance of at least 5 and a compressive strength of at
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10. All watermain piping shall be class 52 ductile iron pipe unless noted otherwise.
11. See Project Specifications for bedding requirements.
12. Pressure test and disinfect all new watermains in accordance with state and local requirements.
13. Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths
between 12' and 26', and class 52 D.I.P. for depths of 26' or more.
14. A structure adjustment shall include removing and salvaging the existing casting assembly,
removing existing concrete rings to the precast section. Install new rings and salvaged casting to
proposed grades, cleaning casting flange by mechanical means to insure a sound surface and
install an external chimney seal from casting to precast section. Chimney seals shall be Infi-Shield
Uni-Band or an approved equal.
40'-0" = CLEAR OPENING 14'-1" = C/B POST
SPACING C/C
14'-1" = C/B POST
SPACING C/C 12
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10'-0" = C/B LENGTH
5"
30'-0" = OVERALL GATE LENGTH
10'-0" = C/B LENGTH
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
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04.30.18
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:
Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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DETAILS
C5
NOT TO SCALE
PAVEMENT SECTION
HEAVY-DUTY BITUMINOUS
1
C5
EXISTING SUBGRADE SOIL
NEW 8" BASE
AGGREGATE
NEW 6" BITUMINOUS PAVEMENT
PLACED IN 3 LIFTS
NEW 24"
GRANULAR
BACKFILL
NOT TO SCALE
GRAVEL SECTION2
C5
EXISTING SUBGRADE SOIL
NEW 10" AGGREGATE
NEW 24"
GRANULAR
BACKFILL
NOT TO SCALE
CURB & GUTTER DETAIL
B612 CONCRETE
4
C5
EXISTING SUBGRADE SOIL
6"
12"
13
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5
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6"
7"
6"
BACKFILL WITH NEW
GOOD QUALITY
TOPSOIL AND SOD
NEW BITUMINOUS
PAVEMENT
NEW BASE
AGGREGATE
SLOPE
3 4" PER FT.
8"
R3"
R3"
6"
NOT TO SCALE
CONSTRUCTION DETAIL
CONCRETE SIDEWALK
3
C5
EXISTING SUBGRADE SOIL
NEW 6" BASE
AGGREGATE
NEW 6" PORTLAND CEMENT CONCRETE
< 10
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M
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9'
10'
2%
M
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M
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NOT TO SCALE
ACCESSIBLE RAMP DETAIL5
C5
6'
4'
-
6
"
5'
1"
CHAIN LINK
FENCE FABRIC
3" O.D. TERMINAL POST
2.5" O.D. LINE POST
TENSION BANDS SPACED
MAXIMUM OF 15" APART
TENSION BAR
MIDDLE RAIL
TOP RAIL
BOTTOM RAIL
FENCE DETAIL6
C5
10' MAX
6"
12" DIA. X 5' CONCRETE
FOOTING (TYPICAL)
7
6
CATCH ASSEMBLY
(SEE DETAIL 2/1)
GATE HANGER ASSEMBLY (SEE DETAIL 1/1)
GATE FRAME (TYP.)4" O.D. POST (TYP.)
GATE HANGER ASSEMBLY
(SEE DETAIL 1/1)
3/16" S.S. CABLE (TYP.)
CATCH ASSEMBLY
(SEE DETAIL 2/1)
BOTTOM GUIDE ASSEMBLY (SEE DETAIL 3/1)
2" x 2" ALUM. TUBE (TYP.)2 X 5" ALUM. TUBE
1" x 1" ALUM. TUBE
PICKET AT 3" O.C. (TYP.)
TOP PRIMARY MEMBER
4" O.D. POST (TYP.)
1" x 2" ALUM. TUBE (TYP.)
NOTES:
1. ALL HARDWARE IS PROVIDED FOR 4" O.D.
SCHEDULE 40 POSTS.
2. GATE ELEVATION IS VIEWED FROM OUTSIDE
THE SECURE AREA LOOKING IN.
3. FOR GATES THAT REQUIRE TWO PIECE
FABRICATION, A 5" ALUMINUM CHANNEL WILL BE
SUBSTITUTED FOR THE 2" x 5" ALUMINUM TUBE.
5
GATE HANGER
ASSEMBLY
(SEE DETAIL 1/1)
GATE FRAME
(SEE DETAIL 4/1)
4" 0.D. SCHEDULE
40 POST
BOTTOM GUIDE
ASSEMBLY
(SEE DETAIL 3/1)
4
STANDARD TRACK
TOP PRIMARY MEMBER
2" x 5" ALUM. TUBE
3
2
1
4" O.D. SCHEDULE 40 POST
BOTTOM GUIDE
BRACKET
GUIDE WHEELS
WITH UL COVERS
W4 TRUCK
STANDARD NUT
LOCK NUT
5/8" BOLT
HANGER BRACKET
2" x 2" ALUM. TUBE
@ ENDS
CATCH POST
COMPANIONGATE FRAME
CATCHER 1" x 1" ALUM. TUBE
1" x 1"
HANGER POST
U-BOLT
U-BOLT
U-BOLT
1" x 2" ALUM. TUBE
12 1/2"
5"
NOT TO SCALE
SLIDE GATE DETAIL
GEORGETOWN
7
C5
DOUBLE GATE DETAIL
7A
7A
7A7A7A
7A
7A
2" x 1/4" ALUMINUM BAR
(THIRD RAIL)
SOIL SEPARATION
FABRIC
SOIL SEPARATION
FABRIC
DescriptionRev. Date
20
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Sheet:
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
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04.30.18
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P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C5&C6.dwg
35
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:
Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
specifications 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.
CI
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DETAILS
C6
SIGN
2.5 LB./FT. FLANGED
CHANNEL SIGN POST
(MNDOT 3401)
12"
18
"
5'
3'
6
"
NOT TO SCALE
SIGN DETAIL
ACCESSIBLE PARKING
1
C6
"O"BOLTS
5/8"
3/4"
1"
4"
6"
12"
"O
"
BARS
3/4"
1"
1-1/4"
SIZE OF PIPE
12" TO 18"
21" TO 42"
48" TO 72"
6"
M
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24"MAX
TIE LAST 3 JOINTS ON INLET AND OUTLET.
IF NO APRON IS USED TIE THE LAST 3 SECTIONS
OF PIPE.
USE 2 TIE BOLT FASTENERS PER JOINT
INSTALLED AT 60 FROM TOP OR BOTTOM
OF PIPE.
USE 5/8" TIE FOR PIPE SIZES 12" TO 27".
USE 3/4" TIE FOR PIPE SIZES 30" TO 66".
USE 1" TIE FOR PIPE SIZES OVER 72".
NUTS AND WASHERS ARE NOT REQUIRED ON
PIPE SIZE LESS THAN 21".
TRASH GUARDS WILL BE REQUIRED ON 18" OR
LARGER PIPE.
PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.
HOT DIP GALVANIZE AFTER FABRICATION.
NOT TO SCALE
SECTION DETAIL
FLARED END
3
C6
Staples/Anchors:
The type of anchors used to secure the blanket to the
JURXQGVKDOOEH6WHHOZLUH*DXJH´ZLGH[´ORQJ
NOT TO SCALE
EROSION CONTROL BLANKET5
C6
Category 4 Erosion Control Blanket:
North American Green S150 erosion control blanket
or approved equal.
Top Net
Polypropylene
1.5 lbs/1,000 ft2
(0.73 kg/100 m2) approx. wt.
Straw Fiber
0.50 LBS/YD2
(0.27 KG/M2)
SLOPE INSTALLATION
NOTE: WHEN USING CELL-O-SEED DO NOT SEED PREPARED AREA. CELL-O-SEED MUST BE INSTALLED WITH PAPER SIDE DOWN.
3" (7.5 CM) OVERLAP. STAPLE THROUGH OVERLAPPED AREA, APPROXIMATELY 12" (30 CM) APART ACROSS ENTIRE
*IN LOOSE SOIL CONDITIONS, THE USE OF STAPLE OR STAKE LENGTHS GREATER THAN 6" (15 CM) MAY BE NECESSARY TO
BACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY SEED TO COMPACTED SOIL AND FOLD REMAINING 12" (30 CM)
IN APPROPRIATE LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING THE DOT SYSTEM , STAPLES/STAKES
SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN.
1. PREPARE SOIL BEFORE INSTALLING ROLLED EROSION CONTROL PRODUCTS (RECP's), INCLUDING ANY NECESSARY APPLICATION
3. ROLL THE RECP's (A.) DOWN OR (B.) HORIZONTALLY ACROSS THE SLOPE. RECP's WILL UNROLL WITH APPROPRIATE SIDE
4. THE EDGES OF PARALLEL RECP's MUST BE STAPLED WITH APPROXIMATELY 2" - 5" (5 CM - 12.5 CM) OVERLAP DEPENDING
5. CONSECUTIVE RECP's SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END (SHINGLE STYLE) WITH AN APPROXIMATE
AGAINST THE SOIL SURFACE. ALL RECP's MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES
2. BEGIN AT THE TOP OF THE SLOPE BY ANCHORING THE RECP's IN A 6" (15 CM) DEEP X 6" (15 CM) WIDE TRENCH
WITH APPROXIMATELY 12" (30cm) OF RECP's EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THE
RECP's WITH A ROW OF STAPLES/STAKES APPROXIMATELY 12" (30 CM) APART IN THE BOTTOM OF THE TRENCH.
PORTION OF RECP's BACK OVER SEED AND COMPACTED SOIL. SECURE RECP's OVER COMPACTED SOIL WITH A ROW OF
STAPLES/STAKES SPACED APPROXIMATELY 12" (30 CM) APART ACROSS THE WIDTH OF THE RECP's.
OF LIME, FERTILIZER, AND SEED.
RECP's WIDTH.
ON RECP's TYPE.
PROPERLY SECURE THE RECP's.
NOTE:
EVANSVILLE, IN 47725
14649 HIGHWAY 41 NORTH
Guaranteed
EROSION CONTROL
800-772-2040
www.nagreen.com
SOLUTIONS
Products
1.
3B.
12"
(30 cm)
(15 cm)
6"
3A.
2"-5"
4.
(5cm-12.5cm)
(7.5cm)
3"
2.
(15 cm)
6"
Bottom Net
Polypropylene
1.5 lbs/1,000 ft2
(0.73 kg/100 m2) approx. wt.
Thread
Photodegradable
NOT TO SCALE
RIP-RAP AT OUTLETS4
C6
D
5D (10' MIN.)
4
1
4
1
2
'
2'
MN/DOT CLASS III
RIP-RAP
AA
MN/DOT CLASS III
RIP-RAP
2'
PLAN
SECTION A-A
NOTE:
FW300 MIRAFI FABRIC OR EQUAL
5D (10' MIN.)2'
2'2'
WOVEN FILTER
FABRIC
6"
1
4 D
WOVEN FILTER
FABRIC
ENGINEERING FABRIC
WIRE MESH REINFORCEMENT
(OPTIONAL)
METAL, WOOD POST, OR STAKE.
8' MAX. SPACING, 2' INTO GROUND.
NATURAL SOIL
DIRECTION
OF RUNOFF
NOT TO SCALE
INSTALLATION DETAIL
SILT FENCE
6
C6
NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH
WITH HOG RINGS, STEEL POSTS WITH WIRES, OR WOOD POSTS WITH STAPLES.
FABRIC ANCHORAGE
TRENCH. BACKFILL WITH
TAMPED NATURAL SOIL
NOTE:
1. IF INSTALLED ON WALL, BOTTOM OF
SIGN TO BE 5'-0" ABOVE GRADE.
VA
R
I
A
B
L
E
1'
-
4
"
VARIABLE
5" MIN.
8" MINIMUM SLAB THICKNESS,
6' MINIMUM DIAMETER PRECAST
CONCRETE SLAB, REINFORCED
WITH #4 REBAR @ 8" E.W.
GROUT BOTTOM
PRECAST CONCRETE SECTION
8" PRECAST SEGMENTAL CONCRETE BLOCK
TO TOP OF THE PIPE SHALL BE USED
WITH SIZE AND DEPTH PROHIBIT THE
FABRICATION OF PRECAST UNITS.
NOT TO SCALE
MANHOLE DETAIL
STORM
2
C6
SECTION
8"
PIP
E
DIA
.
ALL JOINTS IN MANHOLE TO HAVE
'O' RING RUBBER GASKETS.
SEAL WITH 2 BEADS OF RAM-NEK.
6" PRECAST REINFORCED CONCRETE SLAB.
MANHOLE STEPS, COPOLYMER POLYPROPYLENE
PLASTIC, WITH 1/2" GRADE 60 STEEL
REINFORCEMENT OR EQUAL, 16" O.C.
MINIMUM OF 2, MAXIMUM OF 5
CONCRETE ADJUSTMENT RINGS WITH FULL
BED OF MORTAR BETWEEN EACH AND
A 4" COLLAR ON THE OUTSIDE. NO SHIMS
OF ANY MATERIAL ALLOWED.
PLACE EXTERNAL CHIMNEY SEAL.
A
A
PLAN
SL
O
P
E
2"
/
F
T
.
SL
O
P
E
2"
/
F
T
.
WATERTIGHT CONNECTION
(BOOT, TYPICAL)
MANHOLE FRAME & COVER:
CBMH: NEENAH R-2501, TYPE C GRATE
CB: NEENAH R-3067, TYPE L GRATE (HIGH FLOW)
MH: NEENAH R-1642, TYPE B LID
REUSEABLE
400 MICRON
FILTER BAG IN
EACH BASKET
NOT TO SCALE
PROTECTION DEVICE
INFRASAFE INLET
7
C6
SIDE VIEW
FRONT VIEW
(OR EQUAL)
1
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 08-214
AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF LAKE ELMO
SECTION 1. The City Council of the City of Lake Elmo hereby ordains a portion of the following
property (PID# 36.029.21.43.0001) to be rezoned from RR – Rural Residential to BP – Business
Park:
Lot 1, Block 1, Four Corners
SECTION 2. The City Council of the City of Lake Elmo also hereby ordains that the Zoning
Administrator shall make the applicable changes to the official Zoning Map of the City of Lake
Elmo.
SECTION 3. Effective Date. This ordinance shall become effective immediately upon adoption and
publication in the official newspaper of the City of Lake Elmo.
SECTION 4. Adoption Date. This Ordinance 08-214 was adopted on this 17th day of July, 2018, by a
vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
___________________________________
Mike Pearson, Mayor
ATTEST:
__________________________________
Julie Johnson, City Clerk
This Ordinance 08-214 was published on the ____ day of July, 2018.
Resolution No. 2018- 076
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2018-076
A RESOLUTION APPROVING THE FOUR CORNERS PRELIMINARY AND FINAL PLAT
WHEREAS, Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042
(“Applicant”), has submitted an application to the City of Lake Elmo (“City”) for approval of
Preliminary and Final Plat for Four Corners; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on June 4, 2018
and June 18, 2018 to consider the Preliminary and Final Plat for Four Corners and recommended
approval subject to a number of conditions; and
WHEREAS, the City Council reviewed the recommendation of the Planning Commission
and the proposed Four Corners Preliminary and Final Plat at a meeting on July 17, 2018; and
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. That the Four Corners preliminary and final plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
2. That the Four Corners preliminary and final plat complies with the minimum lot frontage
and area requirements of the City’s BP – Business Park zoning district.
3. That the Four Corners preliminary and final plat complies with the City’s subdivision
ordinance.
4. That the Four Corners preliminary and final plat meets other City zoning ordinances, such as
landscaping, erosion and sediment control, and other ordinances, provided comments
outlined in the City Engineer Review Memo dated May 30, 2018 are met; or as may be
amended due to changes in the site plan or proposed use.
5. That the Four Corners preliminary and final plat is consistent with the City’s engineering
standards provided final plans are updated to address the City Engineer’s comments
documented in a letter dated May 30, 2018; or as may be amended due to changes in the site
plan or proposed use.
6. The land being subdivided is legally described as:
2
Resolution No. 2018-
S1/2-SE1/4 EXC WEST 2 RODS EXC TO HWY EXC HWY PARCEL 44 MN DOT R/W PLAT #82-35 SECTION 36
TOWNSHIP 029 RANGE 021
7. That the Four Corners preliminary and final plat will create one new lot of 11 acres to be
legally described as Lot 1, Block 1, Four Corners; and three outlots: A (46.64acres), B (5.01
acres), and C (1.08 acres).
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for Preliminary and Final Plat, subject to the
following conditions of approval:
1) The property shall be rezoned to BP – Business Park.
2) The applicant shall pay a fee in lieu of parkland dedication in the amount of $4500 per acre
of the newly created lot (11 acres X $4500 = $49,500 total) prior to any formal City
authorization.
3) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, landscaping, and payment of the
required improvements for the Four Corners Final Plat with financial guarantees therefore.
4) Final grading, drainage and erosion control, sanitary sewer and stormwater management,
street and utility construction plans shall be submitted, reviewed and approved by the City
Engineer, meeting City Engineering Design Standards, prior to the recording of the Final
Plat. All changes and modifications to the plans requested by the City Engineer in a
memorandum dated May 30, 2018 and all subsequent memorandums regarding the plans
shall be incorporated into these documents before they are approved.
5) The applicant must obtain all other necessary City, State, and other governing body permits
prior to the commencement of any construction activity on the parcel including but not limited
to building permits, conditional use permits, etc.
6) Any plans for construction on the newly created parcel must comply with the Lake Elmo
Design Standards Manual and specific general site considerations and development standards
for specific uses within the Business Park District.
7) The site plan is subject to a storm water management plan meeting State, Valley Branch
Watershed District and City rules and regulations. All applicable permits must be obtained.
Maintenance access roads meeting City engineering design standards must be provided for all
storm water facilities.
3
Resolution No. 2018-
8) Stormwater facilities shall remain privately owned and maintained. The applicant will be
required to execute a Stormwater Maintenance and Easement Agreement in the City’s
standard form of agreement.
9) A Traffic Impact Study shall be completed and submitted in order to determine timing and
extent of improvements required for the CSAH 15 and Hudson Boulevard intersection
realignment and traffic signal improvements as well as the need for an eastbound left turn lane
along Hudson Boulevard for site access. Additional right-of-way along Hudson Boulevard
may be required if the eastbound left turn lane is required.
10) Hudson Boulevard must be improved per the City design standards to an urban section on the
north side of the street including a west bound right turn lane to the site, a four foot shoulder
(curb reaction), a nine foot boulevard, and a ten foot shared use bituminous trail with two foot
clear zone.
11) Provisions for connecting municipal sanitary sewer service and for connecting to the
municipal water supply must be provided on submitted plans. The applicant shall be
responsible to extend and connect to the City sanitary sewer system and municipal water at
the applicant’s sole cost and extend such services to adjacent properties. The applicant shall
be required to obtain easements from adjacent properties in order to extend water. A detailed
description of the sanitary sewer and water capacity demands shall be provided.
12) Hydrants will be required to be placed at the direction of the Fire Department, and all fire
hydrants shall be owned and maintained by the City.
13) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to its execution by City Officials.
Passed and duly adopted this 17th day of July, 2018 by the City Council of the City of Lake Elmo,
Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
1
509017v1 SJS LA515-1
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2018-078
A RESOLUTION DENYING A ZONING TEXT AMENDMENT TO AMEND THE CITY’S
ZONING CODE TO ALLOW LOCAL TRANSIT AS A CONDITIONAL USE WITHIN THE
BUSINESS PARK ZONING DISTRICT
WHEREAS, the City of Lake Elmo (the “City”) has established a Zoning Map by
Ordinance that implements the various land use policies in the City’s Comprehensive Plan; and
WHEREAS, Stillwater Area Public Schools (Kristen Hoheisel), 1875 Greeley Street
South, Stillwater, MN 55042 (the “Applicant”) has submitted an application to the City of Lake
Elmo (the “City”) for a Zoning Text Amendment to allow local transit as a conditional use within
the Business Park zoning district; and
WHEREAS, the request for a Zoning Text Amendment was submitted by the Applicant
along with a request by Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042,
for a Minor Subdivision to subdivide the Property in to Lot 1, Block 1 of Four Corners, with
three separate outlots; a Zoning Map Amendment to re-zone Lot 1, Block 1 of Four Corners from
Rural Development Transitional to Business Park; and Conditional Use Permit for a school
transportation center for Lot 1, Block 1, Four Corners; and
WHEREAS, the Planning Commission held a public hearing on June 4, 2018 and June
18, 2018 to consider the Applicant’s requests; and
WHEREAS, the Planning Commission submitted its report and recommendation to the
City Council as part of a Staff Memorandum dated July 17, 2018; and
WHEREAS, the City Council considered said matter at its meeting on July 17, 2018;
and
NOW THEREFORE BE IT RESOLVED based upon the testimony elicited,
information received, staff reports and the record as a whole, the City Council makes the following
findings of fact:
FINDINGS.
1. That the procedures for requesting a Zoning Text Amendment are found in the Lake
Elmo Zoning Ordinance, Section 154.105.
2. That all the submission requirements of said Section 154.105 have been met by the
Applicant.
3. That the proposed Zoning Text Amendment includes the following components:
a. That local transit be a conditional use within the Business Park zoning district.
2
509017v1 SJS LA515-1
b. That standards for local transit within the Business Park zoning district be added
to include the following:
i. Use is limited to a school district transportation center, owned by a public
shool district, serving as a bus terminal for buses and vans which transport
passengers to and from schools or between school programs and community
residences.
ii. The property on which the use is located must be located within one half mile
of property owned by a public school district.
iii. Must be on a property of at least 10 acres in size or more.
iv. Must be sufficiently screened from adjacent residential properties through
berming and landscaping as approved by the City.
v. Accessory uses may include an office and routine maintenance of school
buses, including but not limited to washing and fueling.
4. That the 2030 Comprehensive Plan indicates that the specific desired attributes of
the Business Park land use category include a diversity of jobs, high development
densities and jobs per acre, high quality site and building architectural design, and
increased tax revenues for the community.
5. That the draft 2040 Comprehensive Plan indicates that Business Park areas are to
provide for a wide variety of professional businesses such as medical and research
facilities, offices, and corporate headquarters. Uses specifically excluded from
existing business park areas include warehousing, manufacturing, distribution,
assembly and truck terminals.
6. That school district transportation centers owned by a public school district would
likely not provide high quality site and building architectural design or increase tax
revenues for the community, as are specific desired attributes of the Business Park
land use category of the 2030 Comprehensive Plan and the proposed text amendment
is therefore inconsistent with the Comprehensive Plan.
7. That school district transportation centers are similar to truck terminals, which are
specifically excluded from business park areas as per the draft 2040 Comprehensive
Plan.
8. That school district transportation centers would increase traffic on Hudson
Boulevard, creating congestion and would likely trigger the need for a traffic signal
at the intersection of Manning Avenue and Hudson Boulevard, the cost for which
the City will be required to pay 25%.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Lake Elmo City Council
hereby denies the request by Stillwater Area Public Schools for a Zoning Text Amendment to allow
local transit as a conditional use within the Business Park zoning district.
Passed and duly adopted this 17th day of July 2018, by the City Council of the City of Lake
Elmo, Minnesota.
______________________________
Mike Pearson, Mayor
3
509017v1 SJS LA515-1
ATTEST:
_____________________________
Julie Johnson, City Clerk
Resolution 2018-079
509020v1 SJS LA515-1
1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2018-079
A RESOLUTION DENYING A CONDITIONAL USE PERMIT FOR A SCHOOL DISTRICT
TRANSPORTATION CENTER FOR A PORTION OF THE PROPERTY LOCATED AT 11530
HUDSON BOULEVARD NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Stillwater Area Schools (Kristen Hoheisel), 1875 Greeley Street South,
Stillwater, MN 55082 (the “Applicant”) has submitted an application to the City of Lake Elmo
(the “City”) for a Conditional Use Permit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N (PID# 36.029.21.43.0001) (the “Property”); and
WHEREAS, a request for a Preliminary and Final Plat to subdivide the Property in to
Lot 1, Block 1 of Four Corners, with three separate outlots was submitted by Terry Emerson,
2204 Legion Lane Circle North, Lake Elmo, MN 55042; and
WHEREAS, the Applicant also submitted applications to the City for a Zoning Text
Amendment to allow local transit as a conditional use within the Business Park zoning district;
and a Zoning Map Amendment to re-zone Lot 1, Block 1 of Four Corners from Rural
Development Transitional to Business Park; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on June 4, 2018 and June 18, 2018; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated July 17, 2018, and
WHEREAS, the City Council considered said matter at its July 17, 2018 meeting; and
NOW, THEREFORE, based on the testimony elicited, staff reports and information
received and the entire record presented, the City Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
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509020v1 SJS LA515-1
2
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit includes the following components:
a) A Conditional Use Permit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N.
4) That the Conditional Use Permit for a school district transportation center will be for the
Property legally described as follows: Lot 1, Block 1 of Four Corners.
5) That the Zoning Text Amendment that was proposed by the Applicants allows local transit as
a conditional use within the Business Park zoning district.
6) That the City denied the Applicant’s request for a Zoning Text Amendment to allow local
transit as a conditional use within the Business Park zoning district.
7) That the City approved the Applicant’s request for a Preliminary and Final Plat to subdivide
the Property in to Lot 1, Block 1 of Four Corners along with three separate outlots.
8) That the City denied the Applicant’s request for a Zoning Map Amendment to re-zone the
Property from Rural Development Transitional to Business Park.
9) That since the Applicant’s Zoning Text Amendment application was denied, the Applicant’s
application for a conditional use permit for a school transportation center must also be denied
because local transit is not an allowed use within the Property’s current zone, which is
Business Park.
10) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. With over 200 employees
and a use that requires both employee trips in and out of the facility each day as well as
two bus trips in and out of the facility each day, the use will generate a significant amount
of traffic, which will likely trigger a need for a traffic signal at the intersection of Manning
Avenue and Hudson Boulevard, the cost of which the City will be required to pay 25%.
11) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park. While the proposal does create a significant number
of jobs per acre, the parcel will be tax exempt, as it will be owned by the school district. It
also does not fit in to the described uses appropriate for this land category. Finally, it does
not propose high quality site and building architectural design, which, per the
Comprehensive Plan, is a trait this land use category should have.
12) The use or development is compatible with the existing neighborhood.The surrounding area
is planned for uses such as offices, showroom/warehousing, research and development,
manufacturing and assembly, and medical laboratories, which are not compatible uses
with a bus terminal.
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13) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. There are no specific development standards for this use listed in Article 7.
The use does not comply with many parking lot, screening, and landscape standards of the
Zoning Code.
14) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located
outside the 0.2% annual chance floodplain.
15) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The proposed project is a
redevelopment/repurposing of an existing site, to which minimal improvements are
proposed. Operations are not within a building and so would not meet the intended
character of the neighborhood, and outdoor storage is not an allowed use within the
Business Park zoning district.
16) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The proposed use will create a significant amount
of traffic, at least at certain times of the day.
17) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The property is within the Metropolitan Urban Service Area (MUSA) and therefore should
be required to be provided by city sewer and water. The application did not detail
provisions to connect to City sewer and water. The use may require the prompt need for the
CSAH 15/Hudson Blvd traffic signal, for which the City will be required to share 25% of
the cost, and the Hudson Boulevard realignment. It is not yet known if the applicant’s
stormwater management plan meets all City, State, and Valley Branch Watershed District
requirements.
18) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The use may require the prompt need for the CSAH 15/Hudson Blvd traffic
signal/realignment, for which the City will be required to share 25% of the cost. It is not
yet known if the applicant’s stormwater management plan meets all City, State, and Valley
Branch Watershed District requirements.
19) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
Resolution 2018-079
509020v1 SJS LA515-1
4
proposed use will generate a significant number of trips per day, which will generate
excessive production of traffic.
20) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion will be created
from the significant number of trips to the site the use would generate.
21) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Lake Elmo City
Council hereby denies the request by Stillwater Area Schools for a Conditional Use Permit for a
school transportation center.
Passed and duly adopted this 17th day of July 2018 by the City Council of the City of Lake Elmo,
Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
1
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 08-215
AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY
ADDING LOCAL TRANSIT AS A CONDITIONAL USE WITHIN THE BUSINESS
PARK ZONING DISTRICT AND ADDING ADDITIONAL STANDARDS FOR LOCAL
TRANSIT WITHIN THE BUSINESS PARK ZONING DISTRICT
SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XV: Land
Usage; Chapter 154: Zoning Code; Article XIV: Commercial Districts; Section 154.551;
Table 12-1 by amending the following:
LC CC C BP Standard
Public and Civic Uses
Colleges and universities - - C C 154.012
(B) (2),
154.303
(A)
Community service - C C C 154.012
(B) (2)
Day care center C C C C 154.012
(B) (2)
Schools, public and private - - C C 154.012
(B) (2),
154.303
(A)
Local Transit - - - C 154.554
(O)
SECTION 2. The City Council of the City of Lake Elmo hereby amends Title XV: Land
Usage; Chapter 154: Zoning Code; Article XIV: Commercial Districts; Section 154.554 by
adding the following:
O. Local Transit, BP District. School bus terminals shall be allowed as a conditional principal
use within the Business Park zoning district, provided that:
1. The us shall be limited to a school district transportation center, owned by a public shool district,
serving as a bus terminal for buses which transport passengers to and from schools or between
school programs and community residences.
2. The property on which the use is located must be located within one half mile of property owned
by a public school district for an active school or school administration building.
3. Must be on property of at least 10 acres in size or more.
4. Must be sufficiently screened, as determined by the City, from adjacent residential properties
through techniques such as berming and landscaping.
5. Accessory uses to bus terminals may include an office and routine maintenance of school buses,
including but not limited to washing and fueling.
2
SECTION 3. Effective Date. This ordinance shall become effective immediately upon
adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 7. Adoption Date. This Ordinance 08-215 was adopted on this ______ day of ___
2018 by a vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
_________________________________
Mike Pearson, Mayor
ATTEST:
_________________________________
Julie Johnson, City Clerk
This Ordinance 08-215 was published on the ____ day of ___________________, 2018.
Resolution 2018-077
509020v1 SJS LA515-1
1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2018-077
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SCHOOL DISTRICT
TRANSPORTATION CENTER FOR A PORTION OF THE PROPERTY LOCATED AT 11530
HUDSON BOULEVARD NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Stillwater Area Schools (Kristen Hoheisel), 1875 Greeley Street South,
Stillwater, MN 55082 (the “Applicant”) has submitted an application to the City of Lake Elmo
(the “City”) for a Conditional Use Permit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N (PID# 36.029.21.43.0001) (the “Property”); and
WHEREAS, a request for a Preliminary and Final Plat to subdivide the Property in to
Lot 1, Block 1 of Four Corners, with three separate outlots was submitted by Terry Emerson,
2204 Legion Lane Circle North, Lake Elmo, MN 55042; and
WHEREAS, the Applicant also submitted applications to the City for a Zoning Text
Amendment to allow local transit as a conditional use within the Business Park zoning district;
and a Zoning Map Amendment to re-zone Lot 1, Block 1 of Four Corners from Rural
Development Transitional to Business Park; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on June 4, 2018 and June 18, 2018; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated July 17, 2018, and
WHEREAS, the City Council considered said matter at its July 17, 2018 meeting; and
NOW, THEREFORE, based on the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
Resolution 2018-077
509020v1 SJS LA515-1
2
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit includes the following components:
a) A Conditional Use Permit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N.
4) That the Conditional Use Permit for a school district transportation center will be for the
Property legally described as follows: Lot 1, Block 1 of Four Corners.
5) That the Zoning Text Amendment that was proposed by the Applicants allows local transit as
a conditional use within the Business Park zoning district.
6) That the City approved the Applicant’s request for a Zoning Text Amendment to allow local
transit as a conditional use within the Business Park zoning district.
7) That the City approved the Applicant’s request for a Preliminary and Final Plat to subdivide
the Property in to Lot 1, Block 1 of Four Corners along with three separate outlots.
8) That the City approved the Applicant’s request for a Zoning Map Amendment to re-zone the
Property from Rural Development Transitional to Business Park.
9) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. Bus traffic is not expected to
be detrimental or dangerous, as trips and traffic will be limited to certain times of the day.
It is a recommended condition of approval that there be significant berming to provide a
sufficient screening of the parking lot.
10) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park, in which local transit, which meets certain standards,
is a conditional use per the Zoning Code. The use also provides a significant number of
jobs per acre, which is a desired trait of the Business Park land use designation per the
Comprehensive Plan.
11) The use or development is compatible with the existing neighborhood. The use is compatible
with the existing neighborhood, as the existing use is a truck terminal, which is similar in
use and design to a bus terminal. The surrounding parcels are mostly vacant and
undeveloped.
12) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with the proposed development standards as
recommended in the requested Zoning Text Amendment, although it does not comply with
many parking lot, screening, and landscape standards, which have been required as a
recommended condition of approval.
13) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
Resolution 2018-077
509020v1 SJS LA515-1
3
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located
outside the 0.2% annual chance floodplain.
14) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. While the proposed project is a
redevelopment/repurposing of an existing site and will not change the existing character of
the area, operations are not within a building and so would not meet the intended
character of the neighborhood.
15) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. While the proposed use will create a significant
amount of traffic, it will be limited to certain times of the day.
16) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
There are plans to connect to City sewer and water at the applicant’s cost. The use may
require the prompt need for the CSAH 15/Hudson Blvd traffic signal, for which the City
will be required to share 25% of the cost, and the Hudson Boulevard realignment. It is not
yet known if the applicant’s stormwater management plan meets all City, State, and Valley
Branch Watershed District requirements.
17) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
While the use will not pay property taxes, sewer and water service charges will be paid by
the applicant.
18) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
proposed use will generate a significant number of trips per day, though this will be limited
to certain times of the day. Minimal noise is expected to come from the site, except during
heavy traffic times at specific times within the morning or afternoon.
19) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be
created from the significant number of trips to the site, though these would be limited to
certain times of the day.
20) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Lake Elmo City
Council hereby approves the request by Stillwater Area Schools for a Conditional Use Permit for
a school district transportation center with the following conditions of approval:
Resolution 2018-077
509020v1 SJS LA515-1
4
1) The Zoning Text Amendment to allow local transit (school district transportation center)
within the Business Park Zoning District must be approved.
2) No construction or use of the bus terminal (unless in accordance with the Interim Use
Permit approved by the City by Resolution 2014-095) may commence until all items as
outlined in the City Engineer review memo regarding the Four Corners Preliminary & Final
Plat (Stillwater Transportation Center) dated May 30, 2018 and all other subsequent
construction plan memos regarding the Stillwater Transportation Center have been
addressed; the Four Corners 1st Addition Final Plat has been recorded.
3) The applicant must obtain all other necessary City, State, and other governing body permits
prior to the commencement of any construction activity on the parcel including but not
limited to an approved stormwater management plan, utility plans, grading plan, street
construction plans (if required), parking lot permit, building permits, etc.
4) The Applicant shall submit a photometric plan, and all lighting must meet requirements
of Sections 150.035-150.038 of the City Code.
5) The above ground storage tank shall require development of diking around the tank,
suitably sealed to hold a leakage capacity equal to 115% of the tank capacity. The
applicant shall demonstrate that fire, explosion, or water or soil contamination hazards
are not present that would be detrimental to the public health, safety, and general welfare.
The applicant shall also fill out an Aboveground Storage Tank Notification of Installation
or Change in Status Form as required by the Minnesota Pollution Control Agency
(MPCA).
6) The Applicant shall submit an updated Landscape Plan and Tree Preservation Plan which
includes sufficient berming and screening and addresses the comments in this report to be
reviewed and approved by the City’s Landscape Architect.
7) Parking areas shall be paved with a durable surface including, but not limited to, hot
asphalt, bituminous or concrete; spaces shall be marked with painted lines at least four
inches wide; required interior and exterior parking lot screening is required; a bumper
curb or barrier of normal bumper height shall be provided; and must provide an adequate
number of Americans with Disabilities Act (ADA) accessible stalls.
8) A sign permit shall be obtained prior to erection of any sign on the property.
9) The property shall be connected to City sewer and water prior to operation of the bus
terminal.
10) A Traffic Impact Study is required to determine timing and extent of improvements
required for the CSAH 15 and Hudson Boulevard intersection realignment and traffic
signal improvements as well as to determine if an eastbound left turn lane along Hudson
Boulevard is also needed at the site access.
11) The applicant shall be required to include a description of the sanitary sewer capacity
demands including the number of residential equivalency units (REC) based on the
Metropolitan Council Sewer Availability Charge (SAC) determination policy as well as a
description of the water capacity demands including average day use, peak day use, and
fire suppression demands. Demands must account for all planned uses and connections to
Resolution 2018-077
509020v1 SJS LA515-1
5
the sewer system including bus wash wastewater as well as include potable drinking
water, bus washing operations, etc.
12) Applicant shall be responsible to place hydrants throughout the property at the direction
of the Fire Department. All fire hydrants shall be owned and maintained by the City.
Passed and duly adopted this 17th day of July 2018 by the City Council of the City of Lake Elmo,
Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk