HomeMy WebLinkAbout7-17-18 meeting packet items 1-19
NOTICE OF MEETING
City Council Meeting
Tuesday, July 17, 2018 7:00 P.M.
City of Lake Elmo | 3800 Laverne Avenue North
AGENDA
A. Call to Order/Pledge of Allegiance
B. Approval of Agenda
C. Accept Minutes
1. June 19, 2018; July 3, 2018
D. Public Comments/Inquires
E. Presentations
F. Consent Agenda
2. Approve Payment of Disbursements and Payroll
3. Accept Building Department June 2018 Report
4. Accept Fire Department June 2018 Report
5. Accept Public Works June 2018 Report
6. Approve Engineering Task Order- MnDOT Bridge Inspection and Enrollment Program
7. Approve Private Development Security Reduction – Boulder Ponds 5th Street.
8. Approve Parking Restriction Changes on Lake Elmo Ave - Resolution No. 2018-072
9. Approve Disposal of Public Works Surplus Equipment
10. Approve Appointment of Election Judges for 2018 Primary and General Elections – Resolution 2017-073
11. Accept Part Time Firefighter Resignation
12. Authorize Membership in the 4M Fund – Resolution 2018-071
G. Regular Agenda
13. Wyndam Village Preliminary Plat and Zoning Map Amendment – Ordinance 08-212; Resolution 2018-
066
14. Wildflower PUD Amendment-Public Hearing – Resolution 2018-074
15. Eagle Point Blvd Street Improvements – Assessment Hearing; Adopt Final Assessment Roll – Resolution
2018-075
16. Wellhead Protection Plan Phase 2 – Public Hearing
17. School Bus Terminal-Zoning Text Amendment, Preliminary and Final Plat, Zoning Map Amendment and
Conditional Use Permit at 11530 Hudson Blvd N – Ordinance 08-214, 08-215; Resolution 2018-076,
2018-077, 2018-078, 2018-079
18. Four Corners 2nd Addition General PUD at 11530 Hudson Blvd N – Resolution 2018-080
19. CSAH15/CSAH14 Realignment Additional Work to Realign City Watermain
20. Northport 2nd Addition Final Plat – Resolution 2018-081
21. Northport 2nd Addition Development Agreement – Resolution 2018-082
22. Verizon Monopole-Conditional Use Permit and Variance at 11351 Upper 33rd St.
23. Verizon Leases
24. Demontreville Park Improvements
25. Comp Plan Change Order
26. Water Meter Change Out
H. Council Reports
I. Staff Reports and Announcements
J. Adjourn
Our Mission is to Provide Quality Public Services in a Fiscally Responsible
Manner While Preserving the City’s Open Space Character
CITY OF LAKE ELMO
CITY COUNCIL MINUTES
JULY 3, 2018
CALL TO ORDER/PLEDGE OF ALLEGIANCE
Mayor Pearson called the meeting to order at 7:00 pm.
PRESENT: Mayor Mike Pearson and Councilmembers Justin Bloyer, Jill Lundgren and Christine
Nelson. ABSENT: Councilmember Julie Fliflet.
Staff present: Administrator Handt, City Attorney Sonsalla, City Engineer Griffin, Planning
Director Becker, and City Clerk Johnson.
APPROVAL OF AGENDA
Items 3, 5 and 6 were moved to the Regular Agenda.
Councilmember Nelson, seconded by Mayor Pearson, moved TO APPROVE THE AGENDA
AS AMENDED. Motion passed 4 – 0.
PUBLIC COMMENTS/INQUIRIES
None
PRESENTATIONS
None
CONSENT AGENDA
2. Approve Payment of Disbursements and Payroll
3. Approve Lake Elmo Jaycees Special Event Permit and Temporary Liquor License for
Huff n Puff Days
4. Approve Extension of Comcast Cable Franchise Agreement
5. Approve Lake Jane Lake Association Improvement Matching Grant
6. Approve Removal of Self Storage Facilities from Zoning Code-Ordinance 08-213
7. Authorize Advertising for Public Works Operator
8. Accept Resignation of Part-Time Firefighter
9. Approve Royal Golf 2nd Addition Final Plat Amendment – Resolution 2018-063
10. Approve Royal Golf 2nd Addition Development Agreement – Resolution 2018-064
11. Approve Disposition of Surplus Fire Department Equipment
Councilmember Bloyer, seconded by Councilmember Nelson, moved TO APPROVE THE
CONSENT AGENDA AS PRESENTED. Motion passed 4 - 0.
LAKE ELMO CITY COUNCIL MINUTES
JULY 3, 2018
Page 2 of 4
ITEM 3: Approve Lake Elmo Jaycees Special Event Permit and Temporary Liquor License
for Huff n Puff Days
Mike Slobodnik, Lake Elmo Jaycees Interim President and Brian Oliverius, Event Chair, asked
for assistance recruiting new members.
Mayor Pearson, seconded by Councilmember Lundgren, moved TO APPROVE A SPECIAL
EVENT PERMIT AND TEMPORARY ON-SALE LIQUOR LICENSE ISSUED TO THE
LAKE ELMO JAYCEES FOR THEIR HUFF N’ PUFF DAYS EVENT HELD AUGUST 9
THROUGH 12, 2018, SUBJECT TO APPROVAL OF THE DIRECTOR OF MN ALCOHOL
AND GAMBLING ENFORCEMENT DIVISION, AND WAIVE THE LIQUOR LICENSE
FEE, SPECIAL EVENT PERMIT FEE AND THE FEE FOR LION’S PARK BALL FIELD
LIGHTING AND WITH THE CITY PAYING FOR THE COST OF SECURITY DURING
THE EVENT. Motion passed 3 – 1. (Bloyer – nay)
ITEM 5: Approve Lake Jane Lake Association Improvement Matching Grant
City Adm inistrator Handt stated that this is the second year matching grants have been available
for the recreational lakes.
John Hamerly spoke on behalf of the Lake Jane Lake Association and presented additional
information on costs incurred by the association for treatment of invasive plants.
Councilmember Bloyer, seconded by Councilmember Nelson, MOVED TO APPROVE THE
LAKE JANE LAKE ASSOCIATION LAKE IMPROVEMENT GRANT REQUEST OF
$4,506.17. Motion passed 3 – 1. (Pearson – nay)
ITEM 6: Approve Removal of Self Storage Facilities from Zoning Code
Planning Director Becker reviewed the proposed zoning code amendment to remove self-service
storage as a use within the Commercial and Business Park zoning districts.
Councilmember Nelson, seconded by Councilmember Bloyer, moved TO ADOPT ORD. 08-
213 WHICH REMOVES SELF-SERVICE STORAGE FACILITIES AS AN ALLOWED USE
WITHIN THE BUSINESS PARK AND COMMERCIAL ZONING DISTRICTS. Motion
passed 4 – 0.
ITEM 12: Wyndham Village Preliminary Plat and Zoning Map Amendment
Planning Director Becker presented the proposed plat and reviewed recommendations from the
Planning Commission and City Engineer.
Kevin Schroepfer, 11520 30th Street, stated that he would like to see a tree buffer between his
property and the proposed development.
LAKE ELMO CITY COUNCIL MINUTES
JULY 3, 2018
Page 3 of 4
Councilmember Nelson, seconded by Mayor Pearson, moved TO ADOPT ORD. 08-212
APPROVING THE PROPOSED ZONING MAP AMENDMENT TO REZONE 11580 30TH
STREET NORTH FROM RURAL SINGLE FAMILY TO VILLAGE URBAN LOW
DENSITY RESIDENTIAL AND TO ADOPT RESOLUTION 2018-066 APPROVING THE
WYNDHAM VILLAGE PRELIMINARY PLAT SUBJECT TO RECOMMENDED
FINDINGS AND CONDITIONS OF APPROVAL. Motion failed 2 – 1 – 1. (Bloyer – nay;
Lundgren – present/not voting)
Councilmember Bloyer, seconded by Councilmember Nelson, moved TO POSTPONE THE
CURRENT ITEM TO THE NEXT COUNCIL MEETING. Motion passed 4 – 0.
ITEM 13: Fire Rescue Engine & Equipment Purchase
City Administrator Handt provided a brief overview of the request for purchase of a new fire
rescue engine and equipment.
Lisa McGinn, 8756 Upper 7th Place, stated that she is a member of the Public Safety Committee
and reported that the committee worked to keep costs under control wherever possible.
Councilmember Nelson, seconded by Councilmember Lundgren, moved TO APPROVE
PURHCASE OF A RESCUE ENGINE AND EQUIPMENT WITH A TOTAL COST NOT TO
EXCEED $700,000. Motion passed 4 – 0.
ITEM 14: Online/Credit Card Payment Charges
Finance Director Iverson presented options for a policy for payment of processing fees for credit
card payments.
Councilmember Bloyer, seconded by Councilmember Lundgren, moved TO HAVE CREDIT
CARD PROCESSING FEES PAID BY THE CITY. Motion passed 4 – 0.
COUNCIL REPORTS
Mayor Pearson: Encouraged the public to consider membership in the Lake Elmo Jaycees.
Councilmember Nelson: No report
Councilmember Lundgren: Noted that the farmers market had a great opening week and thanked
local businesses for donating items for the weekly drawings.
Councilmember Bloyer: No report
LAKE ELMO CITY COUNCIL MINUTES
JULY 3, 2018
Page 4 of 4
STAFF REPORTS AND ANNOUNCEMENTS
None
Meeting adjourned at 7:46 pm.
LAKE ELMO CITY COUNCIL
ATTEST:
______________________________
Mike Pearson, Mayor
_______________________________
Julie Johnson, City Clerk
STAFF REPORT
-- page 1 --
DATE: July 17, 2018
CONSENT
TO: Mayor and City Council
FROM: Amy La Belle, Accountant
AGENDA ITEM: Payments & Disbursements
REVIEWED BY: Kristina Handt, City Administrator
BACKGROUND INFORMATION/STAFF REPORT:
The City of Lake Elmo has the fiduciary responsibility to conduct normal business operations.
Below is a summary of current claims to be disbursed and paid in accordance with State law and
City policies and procedures.
FISCAL IMPACT:
Claim # Amount Description
ACH $ 51,638.77 Payroll 07/05/18
47634 - 47679 $ 294,146.25 Accounts Payable 07/19/18
TOTAL $ 345,785.02
RECOMMENDATION:
If removed from the consent agenda, the recommended motion is as follows:
“Motion to approve the aforementioned disbursements in the amount of $345,785.02”
ATTACHMENTS:
1. Accounts Payable – proof list(s)
Tl IE CITY OF U\KEELMO
TO: City Council
STAFF REPORT
DATE: 7-17-18
REGULAR #3
MOTION
FROM: Michael Bent, Building Official
AGENDA ITEM:
REVIEWED BY:
Approve Monthly Building Department Report for June 2018
Kristina Handt, City Administrator
BACKGROUND:
ISSUE BEFORE COUNCIL:
As part of its Consent Agenda, the City Council is asked to accept the monthly Building
Department report. No specific motion is needed, as this is recommended to be part of the overall
approval of the Consent Agenda.
PROPOSAL DETAILS/ANALYSIS:
Below is a snapshot of the monthly statistics for June 2018. Comparison data is also include from
p1ior years for June new home single family construction and total permitting activity for the
month. Attached are the system summary reports breaking out this information further, including
the statistics related to the inspection activity.
New Homes
Total Valuation
Average Home Value
Total Permit Valuation YTD
Total Residential Units YTD
FISCAL IMP ACT:
None
OPTIONS:
RECOMMENDATION:
2018
32
$10,883,343
$340,104
$63,212,232
156
2017
16
$5,431,100
$339,443
$57,101,617
128
Motion to accept the June 2018 monthly building permit report as presented.
ATTACHMENTS:
1.Valuation Report
2.Permits Issued & Fees Report
3.Inspection statistic report for June 2018
4.YTD Building Department Revenue Report
2016
14
$4,961,000
$354,357
$49,902,370
112
STAFF REPORT
DATE: July 17, 2018
CONSENT
ITEM #: 4
TO: City Council
FROM: Greg Malmquist, Fire Chief
AGENDA ITEM: Month End Fire Department Update for June 2018
REVIEWED BY: Kristina Handt, City Administrator
ISSUE BEFORE COUNCIL: Review month end activity update from fire department. Advise on
any additional information requested.
PROPOSAL DETAILS/ANALYSIS:
We had 36 calls in June:
3 Fire Alarms
2 Structure fires
2 Cancelled en route
19 Medicals
3 Gas leak
4 Car accidents with injuries
1 Vehicle fire
1 Downed power lines
1 House flooding
36 Total
A Command vehicle did not respond on 5 calls for a response rate of 86%. Our average
response time was 8.8 minutes from alarm to arrival. 15 calls had 3 or less responders minus the
Duty Officer with 5 calls having only 1 personnel on the first due apparatus. 6 calls this month
had only shift personnel for responders and 2 of those only had the Chief as a responder.
Drills for the Month:
#1 - CEU: Driving Apparatus
#2 - Drafting Operations and Pumping
#3 - Water Rescue
Points of Interest:
-Staffing continues to be of concern. Two new PT personnel were hired and have been training
and acclimating to Lake Elmo Fire equipment and guidelines.
-Personnel were invited and participated in assisting Bayport fire on a training house burn.
-One part time fire fighter transitioned to a Substitute capacity as they can no longer meet the
requirements of being scheduled part time due to a new job.
-Another part time fire fighter gave notice that in July, they intend to resign from the part time
capacity due to a new job of their own.
Part Timer Accomplishments:
Completed two follow up inspections and closed out inspection for one business.
Conducted ability test and orientation for new Personnel.
Completed and facilitated multiple station and equipment repairs.
Conducted in depth inspection of all SCBA packs finding one needing technical repair.
Assisted in set up and clean up for training drills.
General cleaning and upkeep for both stations and apparatus.
General training for two new Part Time Firefighters.
MAYOR AND COUNCIL COMMUNICATION
DATE: 7/17/2018
CONSENT
ITEM #: 5
AGENDA ITEM: Public Works Director Report
SUBMITTED BY: Rob Weldon, Public Works Director
REVIEWED BY: Kristina Handt, City Administrator
ISSUE BEFORE COUNCIL:
City Council is asked to review and accept, as part of Consent Agenda, a brief description of activities
that have taken place in the Public Works Department in the month of June 2018.
PROPOSAL DETAILS/ANALYSIS:
• Irrigation turn-ons
• Sealcoat Pre-con Mtg
• Submitted Cross Country Ski Trail Grant Request for 2019
• Obtain quotes for street patches from water main breaks
• Obtain striping quotes
• Discover Crossing Bridge Mtg w/ FOCUS
• Quotes for Demotreville park ball field grading
• 2018 Street Improvement Pre-Con Mtg.
• Finalize 3 year street maint. plan w/ FOCUS
• Stormwater steering Committee mtg w/ Washington Conservation District
• Hammes 2nd Utility walk through inspection
• Obtain quotes for tipped backstop extension at Lions Park
• Old Village Phase 4 Pre-con Mtg
• 2nd Quarter water meter reading
• Royal Golf Lift Station Start-up
• Submit annual Consumer Confidence Water Report
• Savona Park Grading and Mulch Installation
• Install Public Parking Signs on L.E. Ave
• Street Sealcoating begins
• Sod Repairs
• Pothole patching
• Ditch mowing
• Mow Sunfish Lake Park Trails
• Water main break on Lampert Ave. N
RECOMMENDATION:
Base on the activities listed above, City Council is respectfully asked to accept the June 2018 Public
Works Report.
STAFF REPORT
DATE: July 17, 2018
CONSENT
ITEM # 6
AGENDA ITEM: MnDOT Bridge Inspection & Enrollment Program – Approve Engineering Task
Order
SUBMITTED BY: Jack Griffin, City Engineer
REVIEWED BY: Kristina Handt, City Administrator Rob Weldon, Public Works Director
Chad Isakson, Assistant City Engineer
ISSUE BEFORE COUNCIL: Should the City Council authorize engineering services to perform initial
inspections and complete professional services necessary to enroll the City’s three bridge structures into
the Minnesota Department of Transportation’s Bridge Management Program?
BACKGROUND: In accordance with Minnesota State Statute 165.03, all public structures classified as
bridges must be enrolled in the Minnesota Department of Transportation’s Bridge Management Program.
The City of Lake Elmo has three structures, one along 57th Street North located in the Discover Crossing
development, and two along Eagle Point Blvd in the Eagle Point Business Park. Following initial
enrollment, annual inspections are required.
PROPOSAL DETAILS/ANALYSIS: Work for this project would include initial bridge inventory and
inspections, summary report of the bridge inspection findings, and completion of load ratings of all three
bridge structures located within the City of Lake Elmo. The Consultant would fill the role of Program
Administrator for the City and would review and certify the completed reports. A Request for Proposal was
solicited from three (3) MnDOT Certified Bridge inspection engineers including Collins Engineers,
Erickson Engineering, and TKDA. Based on a review of the submitted proposals, staff is recommending
selection of Erickson Engineering to complete the work based on project team qualifications, experience,
and overall fees (see attached Proposal Fee Summary worksheet).
FISCAL IMPACT: The services will be funded through Street Maintenance Fund 3100.
RECOMMENDATION: Staff is recommending that the City Council approve, as part of the Consent
Agenda, engineering services to inspect, rate, and summarize bridge inspection findings of the City’s three
bridges. If removed from the consent agenda, the recommended motion for the action is as follows:
“Move to authorize Erickson Engineering to complete engineering services to inspect, rate, and
summarize bridge inspection findings of the City’s three bridges in an amount not to exceed
$4,910.00.”
ATTACHMENTS:
1. Proposal Fee Summary Worksheet.
2. Erickson Engineering Task Order #1 – Bridge Management Program.
3. Professional Services Agreement – Erickson Engineering.
CITY OF LAKE ELMO, MINNESOTA
BRIDGE MANAGEMENT PROGRAM
DATE RECEIVED: JUNE 29, 2018
Consulting Firm Total Engineering PM/PA BRIDGE INSPECTIONS/REPORTS LOAD RATING EXPENSES
COLLINS ENGINEERS $9,613 $1,824 $5,596 $1,664 $529
ERICKSON ENGINEERS $4,910 $330 $3,820 $760 Included
TKDA, Inc.$8,500 $1,742 $5,808 $746 $204
PROPOSAL FEE SUMMARY
TASK ORDER No. 1 – BRIDGE MANAGEMENT PROGRAM Page 1 of 2
TASK ORDER No. 1
CITY OF LAKE ELMO, MINNESOTA – ERICKSON ENGINEERING CO., LLC
PROFESSIONAL ENGINEERING SERVICES AGREEMENT
In accordance with ARTICLE 1 of the Master AGREEMENT between the City of Lake Elmo (“CITY”) and
Erickson Engineering Co., LLC (“ENGINEER”), dated JULY 17, 2018 (“AGREEMENT”), the ENGINEER
agrees to provide Professional Engineering Support Services as follows:
BRIDGE MANAGEMENT PROGRAM
PROJECT OVERVIEW: According to State Law, all public structures classified as bridges must be
enrolled in the Minnesota Department of Transportation’s Bridge Management Program. The City of
Lake Elmo has three structures, one along 57th Street North and two along Eagle Point Blvd, that fall
under this classification that are not currently enrolled. Any and all necessary data should be collected
and processed as part of this Task Order so the City’s bridges are formally enrolled in MnDOT’s
Program. Work includes initial inspections, summary reports of the bridge inspection findings, and
complete load ratings of all three bridge structures located within the City of Lake Elmo.
SERVICES TO BE PROVIDED BY ENGINEER: Erickson Engineering Co., LLC shall provide the following
Professional Engineering Services:
1. Project Management throughout the course of the work.
2. Program Administrator (PA) – The Consultant shall provide a qualified individual to serve as the
City’s PA for bridge inspections.
3. Bridge Inspection Services
Perform initial inspections on the three bridge structures located within the C ity of L ake
Elmo. Inspections shall be completed by a MnDOT Certified Team Leader for Bridge
Inspections. All required information shall be collected to complete the initial MnDOT
Bridge Inspection Report and MnDOT Structure Inventory Reports. Initial inspection
data shall be entered into MnDOT Structure Inventory Management Software (SIMS).
Prepare a summary report of the bridge inspection findings and submit to the City. The
summary report shall contain unique maintenance recommendations f or e ach structure
evaluated.
Complete load ratings for each structure. It is assumed that each bridge will be classified
as a culvert and ratings may be completed using MnDOT Form 90. Each rating shall be
signed by an Engineer licensed in the State of Minnesota.
DELIVERABLES:
Completed Bridge Inspection Reports and Structure Inventory Reports.
Certified load rating reports.
TASK ORDER No. 1 – BRIDGE MANAGEMENT PROGRAM Page 2 of 2
Development and approval of the SIMS reports for each of the bridges.
CITY’S REPRESENTATIVE AND CONTRACT ADMINISTRATION: The CITY’s representative with respect
to services rendered by ENGINEER under this TASK ORDER shall be the City Engineer. Project
correspondence must be addressed to:
Jack Griffin, P.E., City Engineer
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
651.300.4264
Email: Jack.griffin@focusengineeringinc.com
COMPENSATION: Compensation to ENGINEER shall be on an hourly rate basis using the hourly billing
rates and assigned personnel in a not to exceed amount of $4,910.00.
Payment for Services shall be in accordance with ARTICLE 3.2 of the Master AGREEMENT. Invoices
should be sent to the attention of the City Engineer.
ATTACHMENTS: The following documents are incorporated by reference: None.
APPROVAL AND ACCEPTANCE: Approval and Acceptance of this Task Order, including the
attachment(s) listed above, shall incorporate this document as part of the AGREEMENT. ENGINEER is
authorized to begin performance of services upon receipt of a copy of this Task Order signed by CITY.
The Effective Date of this Task Order is JULY 17, 2018.
ERICKSON ENGINEERING CO., LLC CITY OF LAKE ELMO, MINNESOTA
By _________________________________ By _________________________________
(Authorized Principal of the Firm) City Administrator
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 1 of 6
CITY OF LAKE ELMO, MINNESOTA
CLIENT‐PROFESSIONAL SERVICES AGREEMENT
This AGREEMENT is made effective on July 17, 2018, (“Effective Date”) between the CITY OF LAKE ELMO,
MINNESOTA, a Minnesota Municipal corporation (hereinafter referred to as the “CITY”), and Erickson
Engineering Co., LLC, a corporation (hereinafter referred to as “CONSULTANT”).
From time to time the CITY intends to engage CONSULTANT to provide Professional Services. This AGREEMENT
sets forth the general terms and conditions which shall govern the relationship and performance of the CITY and
CONSULTANT.
In consideration of the foregoing recitals and following terms and conditions contained herein, the CITY and
CONSULTANT agree as follows:
ARTICLE 1: SERVICES OF THE CONSULTANT
1.1 Scope of Services:
A. The services to be provided by CONSULTANT shall be set forth in a written communication or “Task
Order” that is authorized by the City prior to the start of work.
B. Professional Services will, in general, include studies and reports, design, preparation of working
drawings and specifications; construction administration and construction observations; mapping,
preparation of cost estimates; and other related tasks of a type normally associated with
infrastructure improvements.
C. This AGREEMENT is not a commitment by the CITY to CONSULTANT to request services or to issue
any Task Orders.
1.2 Task Order Procedure
A. CONSULTANT shall provide the CITY with a “Task Order” for specific services or projects when
requested by the CITY. Each Task Order will indicate the specific task, scope of services, time for
performance, deliverables to be provided, and the basis of compensation.
B. Individual “Task Orders” or written communications authorizing services by the CONSULTANT shall
be mutually approved by the CITY and CONSULTANT. Each duly executed Task Order shall be
incorporated and made a part of this AGREEMENT and the General Considerations thereof.
ARTICLE 2: PERIOD OF SERVICE AND TIMES FOR RENDERING SERVICES
2.1 Term: This AGREEMENT shall be effective and applicable to each “Task Order” issued hereunder and
shall apply to any service provided by CONSULTANT whether retained under a formal ““Task Order” or
other written action or approval by the CITY, subject, however, to termination by either party in
accordance with ARTICLE 5.9.
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 2 of 6
2.2 The times for performing services or providing deliverables shall be as stated in each Task Order or
written communication authorizing the service or deliverable.
2.3 The term of the AGREEMENT may be extended by written instrument executed by both parties.
ARTICLE 3: COMPENSATION
3.1 Basis for Compensation: Compensation to CONSULTANT shall be as set forth in each Task Order. When
services are requested by the CITY and a Task Order is not executed, the services shall be provided on
an hourly rate basis in accordance with the hourly rate sheet on file at the CITY, or as mutually agreed
to in written form.
3.2 Payments for Services
A. Preparation and Submittal of Invoices: CONSULTANT shall prepare and submit invoices to the CITY on
a monthly basis, unless otherwise mutually agreed. Invoices are due and payable within 45 days of
receipt.
B. Unpaid Invoices: All accounts unpaid after 45 days from the date of original invoice shall be subject to
a service charge of 1.0% per month, with interest beginning to accrue 45 days after the date of receipt
of the invoice. Payment will be credited first to any interest and then to principal.
C. Disputed Invoices: If the CITY contests an invoice, the CITY shall advise CONSULTANT of the specific
basis for doing so, may withhold only that portion so contested, and must pay the undisputed portion.
ARTICLE 4: CITY’S RESPONSIBILITIES
4.1 The CITY shall designate a person to act as the CITY’s representative with respect to services to be
rendered under this AGREEMENT. Unless otherwise designated in writing, the CITY’s representative shall
be the CITY ENGINEER. Such persons shall have authority to transmit instructions, receive instructions,
receive information, interpret and define CITY’s policies with respect to CONSULTANT’s services, and
render decisions relative to a specific project.
4.2 Provide Access: The CITY shall provide access to, and make provisions for, CONSULTANT to enter upon
public or private property as required to perform their work.
4.3 Provide supporting documentation and Services: The CITY shall provide all necessary information
regarding its requirements as necessary for orderly progress of the work, including records, data,
instructions, and requirements for completeness. The CITY shall also provide services in regards to
accounting, fiscal and bond counseling services, insurance, and legal services as may be required for the
project.
4.4 The CITY shall be responsible for, and CONSULTANT may rely upon, the accuracy and completeness of
all requirements, programs, instructions, reports, data, and other information furnished by the CITY to
CONSULTANT pursuant to this AGREEMENT. CONSULTANT may use such requirements, programs,
instructions, reports, data, and information in performing or furnishing services under this AGREEMENT.
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 3 of 6
4.5 Provide prompt Notice and Review: The CITY shall promptly review and examine all correspondence,
reports, sketches, drawings, specifications and other documents and communications prepared and
presented by CONSULTANT and render decisions pertaining thereto within a reasonable time so as not
to delay the services of CONSULTANT. The CITY shall also give prompt notice to CONSULTANT whenever
CITY observes or otherwise becomes aware of any development that affects the scope or timing of
CONSULTANT’s services or any defect in the work.
4.6 The CITY shall act as liaison with other agencies or involved parties to carry out necessary coordination
and negotiations; obtain permits; and to obtain approvals and consents from others as may be necessary
for completion of the project.
ARTICLE 5: GENERAL CONSIDERATIONS
5.1 Standards and Parameters of Performance
A. Standard of Care: The standard of care for all professional services performed or furnished by
CONSULTANT under this AGREEMENT will be the care and skill ordinarily used by members of the
subject profession practicing under like circumstances.
B. Technical Accuracy: CONSULTANT shall be responsible for the technical accuracy of its services and
documents resulting therefrom, and CITY shall not be responsible for discovering deficiencies
therein. CONSULTANT shall correct such deficiencies without additional compensation except to the
extent such action is directly attributable to deficiencies in CITY‐furnished information.
C. Subconsultants: CONSULTANT may employ such Subconsultants as CONSULTANT deems necessary
to assist in the performance or furnishing of the services, subject to reasonable, timely, and
substantive objections by Owner.
D. Compliance with Laws and Regulations, and Policies and Procedures: CONSULTANT and CITY shall
comply with applicable Laws and Regulations and CITY mandated standards.
E. CONSULTANT shall not at any time supervise, direct, control, or have authority over any contractor
work, nor shall CONSULTANT have authority over the means, methods, techniques, sequences, or
procedures of construction selected or used by any contractor, or the safety precautions and
programs incident thereto, for security or safety at the Site, nor for any failure of a contractor to
comply with Laws and Regulations applicable to such contractor’s furnishing and performing its
work.
F. CONSULTANT neither guarantees the performance of any Contractor nor assumes responsibility for
any Contractor’s failure to furnish and perform the Work in accordance with the Contract
Documents, or for the acts or omissions of any Contractor, Subcontractor, or Supplier.
5.2 Independent Contractor: CONSULTANT is an independent contractor. T he manner in w hich t he s ervices
are performed shall be controlled by CONSULTANT; however, the nature of the services and the results
to be achieved shall be specified by the CITY. All services pr ovided by the CONSULTANT pursuant to this
AGREEMENT shall be provided by the CONSULTANT as an independent contractor and not as an
employee of the CITY for any purpose, including but not limited to: income tax withholding, workers’
compensation, unemployment compensation, FICA taxes, and eligibility for employee benefits.
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 4 of 6
5.3 Insurance
A. CONSULTANT shall procure and maintain insurance for protection from claims against it under
worker’s compensation acts (statutory limits), claims for damages because of bodily injury including
personal injury, and from claims against it for damages because of injury to or destruction of
property including loss of use resulting therefrom.
B. CONSULTANT shall also procure and maintain professional and commercial general liability
insurance, and auto and excess insurance, for all damages arising out of the performance of services
caused by an error, omission or negligent act for which CONSULTANT is legally liable.
C. For any specific Task Order, the CITY may request that CONSULTANT provide additional insurance
coverage, increased limits, or revised deductibles.
Certificates of insurance will be provided to the CITY upon execution of the contract and thereafter
upon request by the CITY. The CITY shall be listed as an additional insured.
5.4 Data Practices Act Compliance: Data provided by CONSULTANT or created under this AGREEMENT
shall be administered in accordance with the Minnesota Government Data Practices Act, Minnesota
Statutes, Chapter 13.
5.5 Use of Documents
A. All Documents prepared and submitted by CONSULTANT are instruments of service, except for CITY‐
furnished data. CONSULTANT shall retain an ownership and property interest therein (including the
right of r euse a t the discretion o f the CONSULTANT) whether or not the Project or Service is completed.
B. At the time of completion or termination of this AGREEMENT or for each “Task Order,” CONSULTANT
shall make available to the CITY, upon request, copies of all deliverables, maps, reports, and
correspondence, pertaining to the work or Project. All such documents are not intended or
represented to be suitable for reuse by the CITY for any other project. Any reuse without written
verification or adaptation by CONSULTANT for the specific purpose intended will be at the CITY’s sole
risk.
C. In the event electronic copies of documents are made available to the CITY, the CONSULTANT makes
no representations as to long‐term compatibility of such documents resulting from the use of software
application packages, operating systems, or computer hardware differing from those used by the
documents’ creator.
5.6 Conflict of Interest: The CONSULTANT shall use best efforts in the performance of its services and
professional obligations to avoid conflicts of interest and appearances of impropriety in representation
of the CITY. In the event of a conflict, the CONSULTANT, with the consent of the CITY, shall arrange for
suitable alternative engineering representation. It is the intent of the CONSULTANT to refrain from
handling engineering matters for any other person or entity that may pose a conflict of interest or may
not be in the best interests of the CITY.
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 5 of 6
5.7 Termination
A. Either party may terminate this AGREEMENT upon thirty (30) days written notice.
B. Either party has the right to terminate any “Task Order” upon ten (10) days’ written notice unless
otherwise stated in the Task Oder. In addition, the CITY may at any time, reduce the scope of a “Task
Order”. Such reduction in scope of a Task Order shall be set forth in a written notice from the CITY
to the CONSULTANT.
C. In the event of a reduction in scope of a “Task Order,” CONSULTANT shall be paid for the work
performed and expenses incurred on the Task Order thus reduced and for any completed and
abandoned work for which payment has not been made.
D. In the event of termination of an “Task Order,” copies of all documents prepared by CONSULTANT
under the Task Order shall be made available by CONSULTANT to the CITY, pursuant to ARTICLE 5.6,
and there shall be no further obligation of the CITY to CONSULTANT under the Task Order, except
for payment of amounts due and owing for work performed and expenses incurred to the date and
time of termination.
E. In like manner, if the entire AGREEMENT is terminated, copies of all remaining documents on file
with the CONSULTANT shall also, upon request, be made available to the CITY pursuant to ARTICLE
5.6 upon receipt of payment of amounts due and owing CONSULTANT for any authorized work.
5.8 Controlling Law: This AGREEMENT is to be governed by the laws of the State of Minnesota.
5.9 Successors, Assigns, and Beneficiaries
A. The CITY and CONSULTANT are hereby bound and the successors, executors, administrators, assigns,
and legal representatives of the CITY and CONSULTANT are hereby bound to the other party to this
AGREEMENT and to the successors, executors, administrators, assigns and legal representatives of
such other party, in respect of all covenants, agreements, and obligations of this AGREEMENT.
B. Neither the CITY nor CONSULTANT may assign, sublet, or transfer any rights under or interest in this
AGREEMENT, or any portion thereof, without the written consent of the other party. Nothing
contained in this paragraph shall prevent CONSULTANT from employing such independent
professional associates and consultants as CONSULTANT may deem appropriate to assist in the
performance of services hereunder.
C. Nothing under this AGREEMENT shall be construed to give any rights or benefits in this AGREEMENT
to anyone other than the CITY and CONSULTANT.
5.10 Dispute Resolution
A. The CITY and CONSULTANT agree to negotiate all disputes between them in good faith for a period of
thirty (30) days from the date of notice prior to invoking other provisions of this AGREEMENT, or
exercising their rights under law.
CITY OF LAKE ELMO – Erickson Engineering‐Professional Services Agreement Page 6 of 6
5.11 Notices: Any notice required under this AGREEMENT will be in writing, addressed to the appropriate party
at its address on the signature page and given personally, by registered or certified mail postage prepaid,
or by a commercial courier service. All notices shall be effective upon the date of receipt.
5.12 Survival, Severability, Waiver
A. Survival: All express representations, waivers, indemnifications, and limitations of liability included in
this AGREEMENT will survive its completion or termination for any reason.
B. Severability: Any provision or part of the AGREEMENT held to be void or unenforceable under any
Laws or Regulations shall be deemed stricken, and all remaining provisions shall continue to be valid
and binding upon the CITY and CONSULTANT.
C. Waiver: A party’s non‐enforcement of any provision shall not constitute a waiver of that provision,
nor shall it affect the enforceability of that provision or of the remainder of this AGREEMENT.
IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT as of the date first above written.
Erickson Engineering Co., LLC CITY OF LAKE ELMO, MINNESOTA
By _____________________________________ By ___________________________________ __
Mayor
By ___________________________________
City Clerk
STAFF REPORT
DATE: July 17, 2018
CONSENT
ITEM #: 7
AGENDA ITEM: Private Development Projects – Approve Security Reductions for Boulder
Ponds 1st Addition and Boulder Ponds 5th Street Improvements
SUBMITTED BY: Jack Griffin, City Engineer
REVIEWED BY: Kristina Handt, City Administrator
Emily Becker, Planning Director
Chad Isakson, Assistance City Engineer
ISSUE BEFORE COUNCIL: Should the City Council approve security reductions for the Boulder Ponds
1st Addition and Boulder Ponds 5th Street Improvements?
PROPOSAL DETAILS/ANALYSIS: Staff has received and processed requests to reduce the
development security in accordance with the various development projects. These requests have been
reviewed and the following reductions are being recommended for approval:
Current Security Amount Proposed Security Amount
1. Boulder Ponds 1st Addition: $945,215 $ 60,719
2. Boulder Ponds 5th Street: $384,066 $213,173
Work within each of these developments have progressed in accordance with the respective development
agreement and to the extent necessary to support a reduction in the security as detailed in this report.
In addition, the City is holding $3,125 until 5 additional trees are planted following construction of the
home on each property, and $1,000 for some minor plantings needed along the 5th Street median.
FISCAL IMPACT: It is the City’s goal to retain at all times during the subdivision improvements a
security amount that is adequate to ensure completion of all elements of the improvements as protection to
the City tax payers against the potential of developer default. With this reduction, the remaining security
amount held by the City remains sufficient to complete the remaining improvements.
RECOMMENDATION: Staff is recommending that the City Council approve, as part of the Consent
Agenda, the security reductions for the Boulder Ponds 1st Addition and Boulder Ponds 5th Street
Improvements as detailed in this report and supporting documentation. If removed from the consent agenda,
the recommended motion for the action is as follows:
“Move to approve security reductions for the Boulder Ponds 1st Addition and Boulder Ponds 5th Street
Improvements as detailed in the attached Security Reduction Worksheets.”
ATTACHMENTS:
1. Security Reduction Worksheet – Boulder Ponds 1st Addition.
2. Security Reduction Worksheet – Boulder Ponds 5th Street Improvements.
BOULDER PONDS 1ST ADDITION Time of Performance: October 31, 2016
DEVELOPMENT AGREEMENT AMOUNTS
CATEGORY CONSTRUCTION 125% REMARKS #1 #2 #3 #4 #5 #6
Grading $116,600 $116,600 100%$116,600
Grading $68,194 $85,243 100%$42,621 $42,621
Sanitary Sewer $405,451 $506,813 75%$380,110
Watermain $349,674 $437,092 75%$327,819
Streets $1,084,327 $1,355,409 75%$677,704 $338,852
Surface Water Facilities $721,027 $901,284 75%$450,642 $225,321
Erosion Control $48,406 $60,508 75%$45,381
Sidewalks/Trails Included in Streets Included in Streets
Street Lighting NA NA By Xcel Energy
Street Signs and Traffic Control Signs Included in Streets Included in Streets
Landscaping $204,302 $255,378 50%$127,689 $60,719 $3,125
Tree Preservation and Restoration NA NA
Wetland Mitigation and Buffers NA NA LOC Through VBWD
Monuments $4,700 $5,875 75%$4,406
Miscellaneous Facilities NA NA
Record Drawings $2,500 $3,125 75%$2,344
TOTALS $2,888,581 $3,727,326 RELEASED AMOUNTS:$1,995,497 $606,794 $179,819 $60,719
$881,371 CUMMULATIVE AMOUNTS:$1,995,497 $2,602,291 $2,782,111 $2,842,830
SECURITY AMOUNT REMAINING:$1,731,829 $1,125,035 $945,215 $884,496
DATE:12/15/2015 8/2/2016 12/20/2016 7/17/2018
REDUCTIONS
Holding for 5 trees
to be planted with Lots
BOULDER PONDS 5TH STREET NORTH Time of Performance: October 31, 2017
DEVELOPMENT AGREEMENT AMOUNTS
CATEGORY CONSTRUCTION 125% REMARKS #1 #2 #3 #4 #5 #6
Grading NA NA Included in Boulder Ponds 1st Addition
Sanitary Sewer $46,600 $58,250 $43,688
Watermain $64,000 $80,000 $60,000
Storm Sewer (w/pond structures)$97,300 $121,625 $91,219
Streets $287,700 $359,625 $269,719
Sidewalks/Trails $71,000 $88,750 $66,563
Surface Water Facilities NA NA
Street Lighting NA NA
Street Signs and Traffic Control Signs $11,600 $14,500 $10,875
Private Utilities (electricity, natural gas, telephone, and cable)NA
Landscaping $100,753 $125,941 $93,456 $1,000
Tree Preservation and Restoration NA NA
Wetland Mitigation and Buffers NA NA
Monuments NA NA
Erosion Control NA NA
Miscellaneous Facilities NA NA
Record Drawings NA NA
TOTALS $678,953 $848,691 RELEASED AMOUNTS:$103,688 $360,938 $170,893
$212,173 CUMMULATIVE AMOUNTS:$103,688 $464,625 $635,518
SECURITY AMOUNT REMAINING:$745,004 $384,066 $213,173
DATE:2/21/2017 9/5/2017 7/17/2018
REDUCTIONS
Holding for 5th Street
median plantings
STAFF REPORT
DATE: July 17, 2018
CONSENT #8
AGENDA ITEM: Lake Elmo Ave Parking
SUBMITTED BY: Kristina Handt, City Administrator
BACKGROUND:
At the June 12, 2018 work session, Council discussed the parking issues downtown. Staff had suggested
one of the changes could be to switch the 60 minute limit areas to 90 minutes.
ISSUE BEFORE COUNCIL:
Does the Council support changing the 60 minute parking spots to 90 minutes?
PROPOSAL DETAILS/ANALYSIS:
Since Lake Elmo Ave is a County road, Washington County has the authority to change the parking
restrictions. Their practice has been to ask for a resolution from the City Council before approving any
changes. A resolution is included in your packet. This change will impact 11 parking spaces; 3 near the
post office and 8 north of 34th St.
OPTIONS:
1) Approve the resolution
2) Amend and then approve the resolution
3) Do not approve the resolution
RECOMMENDATION:
If removed from the consent agenda:
Motion to approve Resolution No 2018-072
ATTACHMENTS:
• Resolution No 2018-072
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-072
A RESOLUTION RELATING TO PARKING RESTRICTIONS ON THE
EAST SIDE OF (CSAH) NO. 17 (LAKE ELMO AVENUE) FROM UPPER
33rd STREET NORTH TO 36TH STREET NORTH
WHEREAS, parking restrictions on Lake Elmo Avenue (CSAH 17) are determined by Washington
County since it is a county road; and
WHEREAS, Washington County requires a City resolution before considering any changes in
parking restrictions; and
WHEREAS, the City would like to improve parking options downtown on Lake Elmo Ave; and
WHEREAS, converting the 60 minute time limits to 90 minutes will reduce sign pollution along
Lake Elmo Ave;
NOW, THEREFORE, BE IT RESOLVED, by the City Council that all current 60 minute parking
restrictions be changed to 90 minutes on the east side of Lake Elmo Avenue (CSAH 17) from Upper 33rd
Street North to 36th Street North in the City of Lake Elmo.
BE IT FURTHER RESOLVED, that the City of Lake Elmo requests that Washington County change the
signage so that all 60 minute parking spots are now limited to 90 minutes.
ADOPTED BY THE LAKE ELMO CITY COUNCIL ON THE 17th DAY OF JULY 2018.
CITY OF LAKE ELMO
By: __________________________
Mike Pearson
Mayor
(Seal)
ATTEST:
________________________________
Julie Johnson
City Clerk
STAFF REPORT
DATE: 7/17/2018
CONSENT
ITEM #: 9
MOTION
TO: City Council
FROM: Rob Weldon, Public Works Director
AGENDA ITEM: Sale of Excess and Retired Equipment
REVIEWED BY: Kristina Handt, City Administrator
BACKGROUND: With the acquisition of new equipment and other equipment that has reached the end
of its useful life, Public Works has a surplus of equipment that is no longer operational and needed to
conduct city services.
ISSUE BEFORE COUNCIL: Should the City Council authorize staff to publicly advertise and sell excess
and retired city equipment consistent with the City’s Purchasing Policy?
FISCAL IMPACT: Revenue generated by the sale of this equipment will be added to the Equipment
Replacement Fund. Below is a list of surplus equipment and the anticipated sale price.
Conveyor $2,000
Hopper Box $100 (scrap)
Street Light X-Mas Decorations $250
2000 Chevy S-10 Pickup $500
Dodge Pickup $250 (scrap)
1998 Chevy Pickup w/plow $2,000
Chevy Colorado Pickup (Bldg. Dept) $1,000
Hydrant Buddy wrench $100
Dump Truck bumpers (x2) $150 each
Power Vent for PW Bldg. (wrong size from
construction)
$500
Manure Spreader $600
V-Box Spreader $1,500
3-point back blade $200
OPTIONS:
• Approve sale of Excess and Retired Equipment
• Deny sale of Excess and Retired Equipment
• Discuss and amend the sale of Excess and Retired Equipment
RECOMMENDATION:
“Motion to approve the sale of Excess and Retired Equipment as detailed in the City’s Purchasing
Policy”
MAYOR & COUNCIL
COMMUNICATION
-- page 1 --
DATE: 07/17/2018
CONSENT
ITEM # 10
AGENDA ITEM: Appointing 2018 Election Judges
SUBMITTED BY: Julie Johnson, City Clerk
BACKGROUND: Pursuant to Section 204B.21 of the Minnesota Election Laws, election judges
shall be appointed by the municipality. The appointments shall be made at least 25 days before the
election at which the judges will serve. The election judges are required to receive compensation
equal to at least the prevailing Minnesota minimum wage for each hour spent carrying out duties
at the polling place and attending training.
Staff is requesting the individuals listed on the attached Election Judges List be appointed to serve
as election judges for the August 14, 2018 Primary Election and November 6, 2018 General and
City Election at the hourly rate of $10.00 for election judges and $11.00 for head election judges.
The attached list of Election Judges is not conclusive and may be amended as needed by the City
Clerk up to 25 days prior to the Primary and General elections.
FISCAL IMPACT: There will be a cost for paying election judges, $10.00 per hour for election
judges and $11.00 per hour for head judges. These expenses are included in the 2018 Budget.
RECOMMENDATION: As part of its consent agenda, no specific motion is required. If
removed from the consent agenda, the recommended motion is as follows:
“Move to approve Resolution No. 2018-072, Appointing 2018 Election Judges.”
ATTACHMENTS:
1. Resolution No. 2018-072
2. List of 2018 Election Judges
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-072
A RESOLUTION APPOINTING ELECTION JUDGES FOR THE 2018 PRIMARY AND
GENERAL ELECTION
WHEREAS, pursuant to Section 2014B.21 of the Minnesota Election Laws, Election
judges shall be appointed by the municipality; and
WHEREAS, the appointments shall be made at least 25 days before the election at which
the judges will serve; and
WHEREAS, election judges and election judge trainees shall receive at least the prevailing
Minnesota minimum wage for each hour spent carrying out duties at the polling place and attending
training.
WHEREAS, the City of Lake Elmo is dependent upon and appreciative of citizen
assistance for its election process and,
WHEREAS, the Lake Elmo 2018 Primary and General Election Judge
appointments consist of individuals recommended by the City Clerk with the approval by
majority of the City Council and,
WHEREAS, the list of Election Judges may be amended by the City Clerk as needed.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake
Elmo that the individuals listed on the attached Election Judges List are appointed to
serve as election judges for the August 14, 2018 Primary Election and the November
6, 2018 General and City Election at the hourly rate of $10.00 for election judges and $11.00
for head election judges.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF LAKE ELMO THIS 17th DAY
OF JULY, 2018.
By: _________________________________
Mike Pearson
Mayor
ATTEST:
____________________________________
Julie Johnson,
City Clerk
(SEAL)
2018 Election Judges
Armando Menendez
Barb Kiesling
Barbra Bjorkman
Bill Wacker
Dan O'Connor
Diane Allen
Donald Slinger
Ella Menendez
Gail M Olson
Jackie Pierre
James Roth
Jan Kiefner
Jan Krueger
Janet Carlson
Janice Roth
Jean Olinger
Jim Allen
Jim Carlson
JoAnne Meyer
Linda Wagner
Lisa Quinn
Mary Ellen Best
Patricia O'Donnell
Phyllis Paulson
Robert Schumacher
Sallyann Wacker
Sharon Simpson
Shirley Durand
Tom O'Donnell
Wendy Tait Loos
Mary Grundeen
STAFF REPORT
DATE: July 17, 2018
CONSENT
ITEM #: 11
TO: Mayor and Council
AGENDA ITEM: Accept resignation of Firefighter Dominic Jara
SUBMITTED BY: Jake Foster, Assistant City Administrator
BACKGROUND:
Firefighter Dominic Jara submitted his resignation effective July 21st. Mr. Jara will be staying on as a
Paid-on-Call and Substitute Firefighter
ISSUE BEFORE COUNCIL:
Should the Council accept Dominic Jara’s resignation?
PROPOSAL:
Staff recommends accepting Dominic Jara’s resignation.
RECOMMENDATION:
If removed from the consent agenda:
“Move to accept Dominic Jara’s resignation.”
ATTACHMENTS: None
STAFF REPORT
DATE: July 17, 2018
CONSENT
ITEM # 12
TO: Honorable Mayor and City Council
FROM: Sue Iverson – Finance Director
AGENDA ITEM: Authorizing Membership in the 4M Fund – Resolution 2018-071
REVIEWED BY: Kristina Handt– City Administrator
BACKGROUND:
Based upon current and likely future needs, it is recommended that the City of Lake Elmo enter into
membership in the Minnesota Municipal Money Market Fund (4M Fund).
The 4M Fund was formed in 1987 by a Joint Powers Act and in accordance with Minnesota Investment
Statutes by the adoption of a joint powers agreement in the form of a Declaration of Trust which is attached
for you review. Staff would like to utilize this to maximize interest earnings along with our other
depositories.
QUESTION BEFORE THE CITY COUNCIL:
1) Does the City Council desire to approve the resolution as attached?
FISCAL IMPACT:
Membership in the 4M Fund enhances the investment opportunities available to the City of Lake Elmo and
increase investment earnings.
RECOMMENDATIONS:
1) Motion to Adopt Resolution No. 2018-071; Authorizing Membership in the 4M Fund.
ATTACHMENTS:
1) Declaration of Trust for the Minnesota Municipal Investment Money Market Fund (4M Fund)
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION 2018 – 071
RESOLUTION AUTHORIZING MEMBERSHIP IN THE 4M FUND
WHEREAS, Minnesota Statutes (the Joint Powers Act) provides that governmental units may jointly exercise
any power common to the contracting parties; and
WHEREAS, the Minnesota Municipal Money Market Fund (the 4M Fund) was formed in 1987, pursuant to the
Joint Powers Act and in accordance with Minnesota Investment Statutes, by the adoption of a joint powers
agreement in the form of a Declaration of Trust; and
WHEREAS, the Declaration of Trust, which has been presented to this Council, authorizes municipalities of the
State of Minnesota to become Participants of the Fund and make use from time to time including the 4M Liquid
Asset Fund, the 4M Plus Fund, the Term Series, the Fixed Rate Programs, and other Fund services offered by the
Fund; and
WHEREAS, this Council deems it to be in the best interest for the municipality to make use of, from time to
time, the approved services provided by the 4M Fund’s service providers including the Investment Advisor
(Prudent Man Advisors, Inc.) or Sub-Advisor (RBC Global Asset Management (U.S.) Inc.), the Administrator
(PMA Financial Network, Inc.), the Distributor (PMA Securities, Inc.) or the Fixed Rate Program Providers,
PMA Financial Network, Inc. and PMA Securities, Inc., and the Custodian, U.S. Bank National Association,
(“Service Providers”) and/or their successors.
WHEREAS, this Council deems it advisable for this municipality to enter into the Declaration of Trust and
become a Participant of the Fund for the purpose of joint investment with other municipalities so as to enhance
the investment earnings accruing to each; now, therefore BE IT RESOLVED AS FOLLOWS:
Section 1. This municipality shall become a Participant of the Fund and adopt and enter into the Declaration of
Trust, a copy of which shall be filed in the minutes of this meeting. The appropriate officials are hereby
authorized to execute those documents necessary to effectuate entry into the Declaration of Trust and the
participation of all Fund programs.
Section 2. This municipality is authorized to invest monies from time to time and to withdraw such monies from
time to time in accordance with the provisions of the Declaration of Trust. The following officers of the
municipality or their successors are designated as “Authorized Officials” with authority to effectuate investments
and withdrawals in accordance with the Declaration of Trust:
Susan K. Iverson Finance Director ____________________________________________
Signature
Kristina Handt City Administrator ____________________________________________
Signature
(Additional names may be added on a separate list. The treasurer shall advise the Fund of any changes in
Authorized Officials in accordance with Fund procedures.)
Section 3. The Trustees of the Fund are designated as having official custody of those monies invested in
accordance with the Declaration of Trust.
Section 4. That the municipality may open depository and other accounts, enter into wire transfer agreements,
safekeeping agreements, third party surety agreements securing deposits, collateral agreements, letters of credit,
lockbox agreements, or other applicable or related documents with institutions participating in Fund programs
including U.S. Bank National Association, or its successor, or programs of PMA Financial Network, Inc. or
PMA Securities, Inc. for the purpose of transaction clearing and safekeeping, or the purchase of certificates of
2
deposit (“CDs”) or other deposit products and that these institutions shall be deemed eligible depositories for the
municipality. PMA Financial Network, Inc. and PMA Securities, Inc. and their successors are authorized to act
on behalf of this municipality as its agent with respect to such accounts and agreements. Monies of this entity
may be deposited in such depositories, from time to time in the discretion of the Authorized Officials, pursuant to
the Fund’s Programs available through its Services Providers.
It is hereby certified that the Council of the City of Lake Elmo adopted this Resolution at a duly convened meeting of
the Council held on the 17th day of July, 2018, and that such Resolution is in full force and effect on this date, and that
such Resolution has not been modified, amended, or rescinded since its adoption.
_____________________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk
Dated: July 17, 2018
STAFF REPORT
DATE: 7/17/18
REGULAR
AGENDA ITEM: #13
TO: Council
FROM: Emily Becker, Planning Director
ITEM: Wyndham Village Preliminary Plat and Zoning Map Amendment
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The City has received a request from JP Bush Homes for a Preliminary Plat for a ten unit single
family detached home development to be called Wyndham Village as well as a Zoning Map
Amendment to rezone the property from Rural Single Family Residential to Urban Low Density
Residential.
REVIEW/ANALYSIS:
Applicant: JP Bush Homes, 1980 Quasar Ave S, Lakeland, MN 55043
Property Owners: James McLeod, 11580 30th St N, Lake Elmo, MN 55042
Location: Part of the southwest quarter of the southeast quarter of Section 13,
Township 29 North, Range 21West
PID: 13-029-21-43-0001
Request: Preliminary Plat and Zoning Map Amendment
Existing Land Use: Single Family Detached Residential Home
Existing Zoning: RS – Rural Single Family
Surrounding Area: North – Northport (Urban Low Density Residential); East – Northport
(Urban Low Density Residential); West – Rural Single Family
Residential; South – the Homestead (Open Space Preservation
Development)
Comprehensive Plan: Village Urban Low Density Residential (1.5-2.49 units per acre)
Proposed Zoning: V-LDR – Village Urban Low Density Residential (1.5 – 2.49 units
per acre)
History: The property has long been used as a single family detached dwelling
unit. A Comprehensive Plan Amendment to re-guide the property
from Rural Single Family to Village Urban Low Density as well as
Sketch Plan Review was approved by the City on February 7, 2018
and by Metropolitan Council on March 14, 2018.
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Deadline for Action: Application Complete – 5/7/2018
60 Day Timeline – 7/6/2018
Extension Sent – N/A
Applicable Regulations: Article XII – Urban Residential Districts (LDR)
Chapter 153: Subdivision Regulations
Usable Backyard Issue. The developer has revised the proposed sketch plan that was previously
submitted to the city. The initial sketch plan did not provide backyards that the City had felt were
usable, as a 66 foot wide Northern Natural Gas Easement ran along the majority of the backyards of
the lots to the west of Liberty Court North. The proposed preliminary plat reduces the number of
proposed lots from 13 to 10, as approved by Council, reducing the proposed density from 2.17 units
per acre to 1.67 units per acre. Additionally, the developer had provided an exhibit which shows
proposed building pad locations that show a 20 foot rear yard principal building setback from the
Northern Natural Gas Easement. This exhibit shows that a pool and play set could reasonably fit
within these backyards. The standard rear yard setback for properties located within the Village Low
Density Residential Zoning District is 20 feet, and so Staff believes that so long as the lots in which
the Northern Natural Gas Easement is located maintain a 20 foot principal building rear yard setback
from the easement that these proposed lots will provide a sufficient rear yard. This has been added as
a recommended condition of approval.
Density. The total site acreage is 5.97 acres, and the proposed number of homes is 10. Because none
of the area within the proposed preliminary plat can be netted out (i.e. none of it is arterial right-of-
way or parkland), the proposed density is 1.67 units per acre. This is within the required density of
the Village Urban Low Density (1.5-2.49 units per acre).
Greenbelt Buffer. The updated sketch plan increases the greenbelt buffer to the south of the
development. Since the initially-proposed sketch plan, the applicant has increased the buffer to
approximately 80 feet, which is approximately equal to the buffer provided by the development to
the east, Northport. The lot on to which the single family home shall be relocated (Lot 7) does not
match this buffer, as the Outlot A does not buffer it from 30th Street. The Village Low Density
Residential zoning district designates that residential lots are not to encroach on the Village Open
Space Overlay District unless berming or screening protected by a landscape easement is provided as
an alternative approved by Council. It is a recommended condition of approval that the applicant
provide a detailed site plan for this lot showing the proposed house location and screening/buffering
to be approved by Council and protected by a landscape easement.
Landscape Plans. The City’s landscape architect has reviewed the landscape plans, but due to
insufficient information provided by the applicant has not yet completed review. Approval is
contingent upon approved landscape and tree preservation plans being approved by the City’s
Landscape Architect.
Park Dedication. The proposed development is to the east of Reid Park. With recording of the
Northport plat, the City received approximately an additional 12.5 acres of parkland for an extension
of Reid Park. The Neighborhood Park Search Area map of the Comprehensive Plan’s Parks and
Recreation Plan does not identify this area for a neighborhood park. Therefore, Staff would not
recommend that parkland be dedicated within this development and that the City accept fees in lieu
of parkland dedication. Per the City’s Subdivision Ordinance, 10% of the fair market value of the
3
land will need to be paid as the parkland dedication fee. The fair market value of the land is
determined by current market data, if available, or by obtaining an appraisal from a licensed real
estate appraiser, and the subdivider is required to pay for the appraisal. In this case, if the owner of
the property will be selling the land to the Applicant to be developed, there will be current market
data available. If the owner is not selling the land, an appraisal to determine the fair market value will
likely be required in order to determine the amount of parkland dedication the City will receive. The
Parks Commission reviewed the proposed sketch plan at its November 2017 meeting and
recommended that there be a fee paid lieu of park land and that a trail connection connecting the cul-
de-sac to 30th Street would not be desirable because pedestrian crossings are preferred at controlled
intersections and that there is a hill at the location of the cul-de-sac, which would create a safety
hazard.
Trails. No trails are being proposed within the development, only a sidewalk on the west side of
Liberty Court North. There is already a trail along the south of 30th Street, and the developers of
Northport will be constructing a segment of a trail from the southern edge of that development off
Liberty Court North. This trail segment will not connect to the existing trails in Reid Park, however,
as approved by Council. The City may extend this trail through to the existing trails in Reid Park in
the future. The City’s trail plan indicates a trail along 30th Street North, which already exists on the
south side of the street.
4
Access. Access to the proposed lots will be provided from Lower 31st Street North to the north of the
subject property (part of the Northport development). Access to this parcel was pre-planned with the
adjacent subdivision in order to preserve the proper access management along 30th Street North. The
existing driveway will be eliminated as suggested by Staff. Access to the new Lot 7 is proposed to be
provided off the cul-de-sac of Liberty Court North.
Streets. The proposed streets appear to be meeting the City’s minimum standards:
• Liberty Court is proposed to be 28-feet wide within a 60-foot right-of-way;
• A 60 foot cul-de-sac right-of-way width is provided with a 45 foot pavement radius;
• The cul-de-sac length is proposed to be 510 feet long;
• There is a proposed sidewalk to the west of this street. The residential maximum longitudinal
grade is 6% with a sidewalk which appears to be feasible. Potential connections to this sidewalk
should be considered moving forward.
• Surmountable concrete curb and gutter needs to be installed in single family areas with future
driveways.
Street Naming. The proposed name of Liberty Court is consistent with the City’s Street Naming
Policy in that it starts with Li-, which is appropriate within the grid system. There are existing Li-
streets both west and far east of this development on the grid pattern, and so it does not necessarily
make sense to use an existing street’s name, as it is not specifically in line with an existing street on
the grid. Additionally, Northport Final Plat has already been recorded providing a street stub in to
this development with the name of Liberty Court N.
Utilities – Municipal Water Supply and Municipal Sanitary Sewer. Public water and sanitary
sewer service will be extended to the site with the development of Northport. The preliminary plans
will need to include detailed utility construction plans that meet City engineering standards.
Existing Trail
5
Environmental Review. The proposed development is within the Village Alternative Urban Area
Wide Review (AUAR), which was completed in order to address the expected cumulative
environmental impacts associated with the anticipated growth and development within the Village.
City Engineer Review. The City Engineer’s review comments are found as part of the attachments.
Items of note are as follows. These are included as recommended conditions of approval.
• Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th
Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area.
• Written easement owner permission must be obtained, and copies provided to the City, for
work to be completed within the Northern Natural Gas easement. The City must receive
copies of the written permission prior to approval of the final plat.
• Written landowner permission must be submitted as part of the final plat development
applications for any off-site grading work and storm water discharges to adjacent properties.
• There were a number of other amendments required to the plan for approval, which can be
reviewed in the memo. It is a recommended condition of approval that all of these comments
be addressed on the plans prior to submission of final plat for approval.
Fire Chief and Building Official Review. The Fire Chief and Building Official worked with
Engineering to address any issues with this plat and provided no further comment.
Airport. The proposed development is not within the Lake Elmo Airport Existing Runway
Protection Zones; however, the Metropolitan Airports Commission was given the opportunity to
review the proposed development with the Preliminary Plat application and has provided a review
memo, attached. From this review memo, it is a recommended condition of approval that the
applicant be required to submit a disclosure statement (similar to that required of homes within
Easton Village) that alerts prospective buyers about the proximity of the development to the airport
and encourages appropriate noise attenuation construct practices for residential structures.
Lot Dimensions and Bulk Requirements. The proposed sketch plan appears to the meet the lot
dimensions and bulk requirements for the Village Urban Low Density Residential zoning district,
except for Lot 1. This is the only lot that does not meet the required lot width at the setback line. It is
a recommended condition of approval that this lot width be increased to 70 feet.
Standard Required Proposed
Minimum Lot Area 9,000 square feet 9,185 square feet – 41,980
square feet (average of
16,423 square feet)
Minimum Lot Width 70 feet 65-229.30 feet
Maximum Impervious
Surface
35% Unknown
Minimum Front Yard
Setback
25 feet Grading plan indicates this
can be met
Minimum Interior
Sideyard Setback
(principal buildings)
10 feet Grading plan indicates this
can be met
6
Minimum Interior
Sideyard Setback
(accessory structures)
5 feet N/A
Minimum Corner
Sideyard Setback
15 feet N/A
Minimum Rear Yard
Setback
20 feet All required rear yard
setbacks appear to be met,
including from the Northern
Natural Gas Easement
Outlot A. Outlot A will be City-owned for ponding purposes. This development will also utilize
Outlot H of Northport, which contains an infiltration basin.
Lot Easements. Lot easements (front, rear and side yard) need to be shown on the plan meeting
City requirements.
Zoning Map Amendment. Zoning Map Amendments are typically processed during preliminary
plat. As such, the applicant has requested a Zoning Map Amendment to rezone the property from
Rural Single Family to Urban Low Density Residential. The properties to the north and east of the
subject parcel are guided for Village Urban Low Density (V-LDR) and have been re-zoned to Urban
Low Density Residential. This was because when these properties received Preliminary Plat
approval, there did not exist a Village Urban Low Density zoning district. The V-LDR ordinance was
created on 5/26/17. While it would be preferable that the property be rezoned the Urban Low Density
in order to align with the zoning of surrounding parcels, the Zoning Code states that densities within
the Urban Low Density Zoning District shall range from two 2 to 4 units per acre. Because the
proposed density of the development is not within the 2-4 units per acre range, it is not appropriate to
re-zone Urban Low Density Residential as the adjacent parcels are zoned. As such, Staff would
recommend that the property be re-zoned V-LDR. This is consistent with the Comprehensive Plan in
that the parcel is now guided for Village Urban Low Density Residential, as approved by the City
Council on February 7, 2018 and the Metropolitan Council on March 14, 2018.
Planning Commission Review. The Planning Commission held a public hearing and considered
the proposed Preliminary Plat and Zoning Map Amendment at its June 4, 2018 meeting. At the
public hearing, there was concern brought up about the density and the greenbelt buffer
encroaching on Lot 7. It was clarified that the zoning is Village Low Density Residential, which
is not the same as Low Density Residential, and that the Village Low Density Residential zoning
district requires that buffering/screening be provided on residential lots that encroach the Village
Open Space Overlay District. As such, there was an added aforementioned condition of approval
that the applicant provide a detailed site plan that showed the proposed house location along with
screening and buffering to be approved by Council and protected by a landscape easement. There
was also an adjacent property owner who questioned if he would be able to develop similarly to
this parcel, as his property also has the Northern Easement running through it. It was clarified
that the Draft 2040 Comprehensive Plan also guides his parcel as Village Low Density
Residential, and so as long as he came up with a plan that worked and went through the required
application processes and the development adhered to all City Code requirements and standards,
then the property could develop.
7
Recommended Findings. Staff recommends the following findings in regards to the proposed
Preliminary Plat:
1) That the Wyndham Village preliminary plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
2) That the Wyndham Village preliminary plat complies with the City’s Village Urban Low
Density Residential zoning districts with required condition of approval.
3) That the Wyndham Village preliminary plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion
control and other ordinances, and is consistent with the City’s engineering design
standards with corrections as noted by the City Engineer Review Memo dated May 30,
2018.
4) That the Wyndham Village preliminary plat complies with the City’s subdivision
ordinance.
Recommended Conditions of Approval. Staff recommends the following conditions of approval:
1. That the City approve a Zoning Map Amendment to rezone the property from Rural Single
Family to Village Low Density Residential
2. Homes within lots in which the Northern Natural Gas Company Easement (Document
384029) (“Northern Easement”) is located shall maintain a 20 foot principal building rear
yard setback from the Northern Easement.
3. All required modifications to the plans as requested by the City Engineer in a review
letter dated May 30, 2018 shall be incorporated into the plans, and plans shall be
approved prior to consideration of a final plat.
4. Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th
Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area.
5. Written easement owner permission must be obtained, and copies provided to the City, for
work to be completed within the Northern Easement. The City must receive copies of the
written permission prior to approval of the final plat.
6. Written landowner permission must be submitted as part of the final plat development
applications for any off-site grading work and storm water discharges to adjacent properties.
7. The developer shall pay a cash contribution in lieu of land for park dedication equal to
10% of the fair market value of the entire parcel.
8. The developer shall obtain all required permits from Northern Natural Gas to perform
construction work over the gas line that runs from north to south across this site.
9. The preliminary landscape plan shall be approved by the City prior to recording of the final
plat.
10. The lot width of Lot 1 shall be increased to 70 feet, and all other lot dimension and bulk
requirements of the Village Urban Low Density zoning district must be met.
11. The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights as well as its proximity to the railroad and
associated noise and vibration.
8
12. All builders shall be encouraged to incorporate interior noise reduction measures into single
family residential structures within the subdivision based on the Metropolitan Council’s
Builder Guide.
13. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
14. Prior to recording the Final Plat, the Developer shall enter into a Developers Agreement
acceptable to the City Attorney that delineates who is responsible for the design,
construction, and payment of public improvements.
15. The Applicant shall provide a detailed site plan for Lot 7 showing the proposed house
location and screening/buffering to be approved by Council and protected by a landscape
easement.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer would be required to pay
for any amendments needed to accommodate the increase in REC units. When the property
develops, it will have urban services and will pay sewer and water connection charges, building
permit fees and the like.
OPTIONS:
• Approve the proposed preliminary plat and zoning map amendment with recommended
findings and conditions of approval.
• Amend Staff and Planning Commission-recommended findings and conditions of approval
and approve the proposed preliminary plat and zoning map amendment.
• Do not approve the proposed preliminary plat and zoning map amendment, directing Staff to
draft findings for denial and bring back to a future meeting.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of the Wyndham Village Preliminary Plat
and Zoning Map Amendment.
“Move to adopt Ord. 08-212 approving the proposed Zoning Map Amendment to rezone 11580 30th
Street North from Rural Single Family to Village Urban Low Density Residential”
“Move to adopt Resolution 2018-066 approving the Wyndham Village Preliminary Plat subject to
recommended findings and conditions of approval.”
ATTACHMENTS:
1. Application and Narrative
2. Preliminary Plat
3. Preliminary Landscape Plans
4. Engineer Review Memo
5. Metropolitan Airports Commission Review Memo
6. Resolution 2018-066 approving Preliminary Plat
7. Ord. 08-212 approving the Zoning Map Amendment
PAGE 1 of 4
MEMORANDUM
Date: May 30, 2018
To: Emily Becker, Planning Director Re: Wyndham Village Preliminary Plan Review
Cc: Rob Weldon, Public Works Director
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wyndham Village. Preliminary Plat/Plans were received on May 8,
2018. The submittal consisted of the following documentation:
Wyndham Village Preliminary Plat, dated May 4, prepared by Landmark Surveying, Inc.
Wyndham Village Preliminary Plans, Sheets C1.1‐C5.2, dated May 4, 2018, prepared by Plowe Engineering.
Stormwater Management Plan, dated May 8, 2018, prepared by Plowe Engineering.
Landscape Plans, Sheets L1‐L5, dated May 7, 2018, prepared by CalYX Design Group.
Preliminary Plan Narrative, dated May 4, 2018, prepared by J.P.Bush Homes.
STATUS/FINDINGS: Engineering has prepared the following review comments:
PRELIMINARY PLAT
Preliminary plat approval should be contingent upon all public improvements that support the development
being designed and constructed in accordance with the City Engineering Design Standards Manual dated
March 2017 and as identified within this plan review memorandum.
Preliminary plat approval should also be contingent upon the preliminary plans being revised and approved
by the City prior to the City accepting an application or plans for final plat.
Right‐of‐way/Easement Dedication. The Preliminary Plat and all preliminary plan sheets must be revised to
dedicate additional right‐of‐way along 30th Street North to ensure a minimum 30th Street boulevard of 16
ft. along the entire length of the plat. The current plans show a varied boulevard width from 11‐25 feet. In
addition, a 10 ft. utility corridor must be reserved (at boulevard grades) for small utilities. The proposed
storm water facilities (including the 100‐year HWL) must be revised further north to prevent encroachment
onto the 10 ft. utility corridor.
Outlot A must be dedicated to the City for storm water maintenance. Outlot A has been shown as City‐
owned on the preliminary plat and plans as required. Outlot A may need to be revised to accommodate
additional right‐of‐way along 30th Street and/or to expand the storm water 100‐year HWL flood area.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not located
on City Outlots and right‐of‐way, minimum 30‐feet in width centered on the pipe/structure. Easements
must be shown on the Preliminary Plat, Utility Plans and Grading Plans.
Additional easement is required over the storm sewer outfall pipe between Lots 5 and 6.
Additional easement is required for the proposed Lot 7 driveway culvert.
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. 651.300.4283
PAGE 2 of 4
Additional easement is required over Lot 6 for the sanitary sewer pipe from MH‐2 to MH‐3, or this pipe
must be realigned to the center of the Lot 7 driveway.
All emergency overflow elevations must be fully protected by drainage easement.
Written easement owner permission must be obtained, and copies provided to the City, for work to be
completed within the gas main easement. The City must receive copies of the written permission prior to
the approval of final plat.
Written landowner p ermission m ust be s ubmitted as part o f the f inal plat development applications for any
off‐site grading work and storm water discharges to adjacent properties.
Access Management. The Preliminary Plans shows access to the plat from the Northport subdivision along
Liberty Court. This access was pre‐planned with the adjacent subdivision and preserves the proper access
management along 30th Street North.
STORMWATER MANAGEMENT
The site plan is subject to a storm water management plan meeting State, VBWD and City rules. Additional
City review is necessary for plan changes made to meet these requirements.
Storm water facilities proposed as part of the site plan to meet State and VBWD permitting requirements
must be constructed in accordance with the City Engineering Design Standards Manual.
The storm water management must be revised to demonstrate rate control for each discharge location
rather than a combined discharge. The model must also be revised to correct the pre and post drainage
areas based on existing contours rather than property lines.
The model must evaluate the HWL changes to the Northport Infiltration basin due to areas of direct
discharge and plan revisions must be made to ensure the HWL does not increase.
The model must be revised to include the 10‐day 100‐year snowmelt condition.
The storm water management plan must demonstrate volume control requirements being met.
The storm water management plan executive summary must identify the rate control for each discharge
point and summarize the BMP normal water and resulting high water levels for each basin.
GRADING, DRAINAGE AND EROSION CONTROL
Add north arrow and plan scale.
Add Grading and Erosion Control City Standard Plan Notes dated March 2017 (Details 600A, 600B, 600C, and
600D) to the plan.
Add all lot corner elevations.
The grading plans must be updated to provide all existing conditions along 30th Street including right‐of‐way
widths, street widths from centerline, lane configurations, signs, and all other physical features.
The plans must show all existing and proposed normal water level (NWL) and high water level (100‐year
HWL) for all water bodies within and adjacent to the property, including Northport infiltration basin. Add
100‐year HWL contour for all ponds and verify that the 100‐year HWL is fully contained within the Outlot.
This information is incomplete and must be revised for further review.
The plans must be updated to show the pond maintenance access roads to the facilities and must be a
minimum of 20 ft. wide and at grades that do not exceed 10%.
The plans must show a 10:1 aquatic bench and 10:1 maintenance bench around the storm water pond.
The Stormwater Facility Outlots must fully incorporate the 100‐year HWL, 10‐foot maintenance bench and
all maintenance access roads.
Add Outlet Control structure meeting City standards to replace the 15‐ft. wide pond overflow as the primary
outlet. The overflow should remain as an emergency overflow.
RESIDENTIAL STREETS
Public street standards. Liberty Court must be designed to meet the City’s Engineering Design Standards. A
60 ft. right‐of‐way width with 28 ft. wide street has been shown as required; and a 60 ft. cul‐de‐sac R/W
radius with 45 ft. cul‐de‐sac pavement radius has been shown as required.
PAGE 3 of 4
Liberty Court will result in a 510 ft. long cul‐de‐sac, meeting City standards.
Surmountable concrete curb and gutter shall be installed in single family residential areas with future
driveways.
Pedestrian facilities: A 6 ft. wide sidewalk has been shown along Liberty Court as required. The City should
review any potential connections to this sidewalk.
Ten (10) foot utility easements are required on either side of all right‐of‐ways.
STREET AND STROM SEWER PLANS
Correct plan view scale.
Label street and right‐of‐way width, and label cul‐de‐sac pavement and right‐of‐way radius.
Label concrete sidewalk width on the plan.
Add pedestrian ramp (call‐out in plan view) where sidewalk terminates at cul‐de‐sac.
Add City standard Typical Section per City detail 805 on the street plans. All information shown in the City
details must be shown on the typical section including cross‐slopes, boulevard tree setbacks, sidewalk
location and 10‐ft. small utility corridors on each side of right‐of‐way.
Add City standard detail 801 on the street plans to detail the minimum project pavement section.
Add City Standard Sidewalks and Trails Plan Notes dated March 2017 (Detail 500A).
Add City Standard Storm Sewer Plan Notes dated March 2017 (Detail 400A).
Revise street profile to meet City standards for vertical crest curve K= 19 minimum.
Label all storm sewer structures including FES.
The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet.
Revise storm sewer from CBMH to FES to maintain minimum 3‐ft. pipe cover.
Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width. Additional
easement is required over Lots 5 and 6 to provide a minimum 30‐ft easement centered over the pipe.
Add profile for proposed driveway culvert and verify 30 ft. easement over pipe and structures.
Add storm sewer structure table showing casting type and build.
Call‐out sump manhole in plan view.
Drain tile is required as part of the City standard street section at all localized low points in the street.
Coordinate with Northport to extend drain tile per City standards, minimum 100 ft. on each side of road,
from existing catch basins in Northport development, south along Liberty Court. End each drain tile with a
clean‐out.
MUNICIPAL WATER SUPPLY
Municipal water supply is available immediately adjacent to the proposed development along Liberty Court.
The applicant is responsible to extend the municipal water into the development site at developer’s cost.
No trunk watermain oversizing applies.
MUNICIPAL SANITARY SEWER
Municipal sanitary sewer is available immediately adjacent to the proposed development along Liberty
Court. The applicant is responsible to extend sanitary sewer into the development site at developer’s cost.
No trunk sewer oversizing applies.
SANITARY SEWER AND WATERMAIN PLANS
Add plan scale and north arrow.
Add City Standard Watermain Plan Notes dated March 2017 (Detail 200A) to the utility plan.
Add City Standard Sanitary Sewer Plan Notes dated March 2017 (Detail 300A) to the utility plan.
Add existing gas main(s) and show pipe size, material and location (dimensions from easement edge). Gas
main depths must be field verified and placed on the plans at water/sewer service crossing.
Add and clearly show gas main easement area and contact information.
PAGE 4 of 4
Extend water and sewer service for Lot 7 completely across gas main easement as part of the development
improvements. Show extensions on the utility plan.
Revise 6” PVC sewer pipe with City minimum 8” PVC sewer main.
Realign the sewer pipe to the centerline of the Lot 7 drainage and utility easement. The pipe requires a
minimum 30‐ft easement centered over the pipe.
Relocate MH‐3 to remain a minimum 15‐ft outside of the gas main easement.
Add water and sewer service stubs to each lot including sewer stub invert.
All water/sewer stubs must be perpendicular to the street. Watermain and sewer main realignment will
be necessary in the cul‐de‐sac to meet this requirement.
Sanitary sewer service pipe to be called‐out as Schedule 40 and stubbed 10ft. beyond the right‐of‐way.
All curb stops to be located 10 ft. beyond the right‐of‐way.
Water/sewer stubs cannot terminate within a paved driveway surface.
Add sewer manhole to realign watermain/sewer main to remain under bituminous paved surface.
SIGNING/PAVEMENT MARKING/LIGHTING PLAN
Add signing, pavement marking and lighting plan per City standard plan format. Update sheet index.
Add Signing/Pavement Markings/Lighting Plan Notes dated March 2017 (Detail 900A).
Add one City standard light pole at the end of the cul‐de‐sac.
Add Street Light Note to indicate “Residential street lights shall be Xcel Energy 100W HPS California Acorn
(Black in Color) with a 15 ft. Aluminum Pole (Black in Color)”.
Add three (3) “No Parking” signs for no parking around cul‐de‐sac. No parking signs to be MnMUTCD R8‐3,
18”x18”.
DETAILS
Sheets C4.1‐C4.3. Add City details 210, 419, 420, 507A‐E, 508, 511, 514, 805, 901, 902, and 903.
SPECIFICATIONS
Submit Project Specifications for Wyndham Village for staff review using the City Standard Specifications
dated March 2017.
If supplementary specifications are also submitted, the following statement must be placed as the first clause
of the supplementary provisions, “The City Standard Specifications for Public Infrastructure, dated March
2017, shall apply to the work performed under this contract. Any supplemental specifications are intended to
supplement the City Standard Specifications, however they do NOT supersede the City Standard
Specifications, Details, Design Standards, or ordinances unless specific written approval has been provided
by the City.”
LANDSCAPE PLAN:
This review does not cover the Landscape Plan or Irrigation Plan. Plan review to be completed by other City
representatives.
The Landscape Plans must be revised to accommodate maintenance access to a ll storm water BMPs. Grades
along pond access cannot exceeded 10% and must be a minimum of 20 feet in width. Maintenance access
from public right‐of‐ways must be shown on the Landscape Plans.
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2018-066
A RESOLUTION APPROVING A PRELIMINARY PLAT FOR
WYNDHAM VILLAGE
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, the Lake Elmo Planning Commission reviewed a proposed Sketch Plan and
Comprehensive Plan Amendment Request for Wyndham Village on November 13, 2017; and
WHEREAS, the Lake Elmo City Council reviewed a proposed Sketch Plan and
approved a Comprehensive Plan Amendment Request for Wyndham Village on February 20,
2018; and
WHEREAS, the Metropolitan Council approved a Comprehensive Plan Amendment to
re-guide the land use of Wyndham Village from Rural Single Family to Village Low Density
Residential on March 14, 2018; and
WHEREAS, JP Bush, 11580 30th St N, Lakeland, MN 55043 has submitted an
application to the City of Lake Elmo (City) for a Preliminary Plat for Wyndham Village, a copy
of which is on file in the City of Lake Elmo Planning and Zoning Department; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on June 4, 2018
to consider the Preliminary Plat request; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Preliminary Plat as part of a memorandum to the City Council
from for the July 3, 2018 Council Meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Preliminary Plat; and
WHEREAS, the City Council reviewed the Preliminary Plat at its meeting held on June
19, 2018 and made the following findings of fact:
1) That the Wyndham Village preliminary plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
2) That the Wyndham Village preliminary plat complies with the City’s Village Urban Low
Density Residential zoning districts with required condition of approval.
3) That the Wyndham Village preliminary plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion
control and other ordinances, and is consistent with the City’s engineering design
standards with corrections as noted by the City Engineer Review Memo dated May 30,
2018.
4) That the Wyndham Village preliminary plat complies with the City’s subdivision
ordinance.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the preliminary plat for Wyndham Village subject to the following conditions:
1) That the City approve a Zoning Map Amendment to rezone the property from Rural Single
Family to Village Low Density Residential
2) Homes within lots in which the Northern Natural Gas Company Easement (Document
384029) (“Northern Easement”) is located shall maintain a 20 foot principal building rear
yard setback from the Northern Easement.
3) All required modifications to the plans as requested by the City Engineer in a review
letter dated May 30, 2018 shall be incorporated into the plans, and plans shall be
approved prior to consideration of a final plat.
4) Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th
Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area.
5) Written easement owner permission must be obtained, and copies provided to the City, for
work to be completed within the Northern Easement. The City must receive copies of the
written permission prior to approval of the final plat.
6) Written landowner permission must be submitted as part of the final plat development
applications for any off-site grading work and storm water discharges to adjacent properties.
7) The developer shall pay a cash contribution in lieu of land for park dedication equal to
10% of the fair market value of the entire parcel.
8) The developer shall obtain all required permits from Northern Natural Gas to perform
construction work over the gas line that runs from north to south across this site.
9) The preliminary landscape plan shall be approved by the City prior to recording of the final
plat.
10) The lot width of Lot 1 shall be increased to 70 feet, and all other lot dimension and bulk
requirements of the Village Urban Low Density zoning district must be met.
11) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights as well as its proximity to the railroad and
associated noise and vibration.
12) All builders shall be encouraged to incorporate interior noise reduction measures into single
family residential structures within the subdivision based on the Metropolitan Council’s
Builder Guide.
13) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
14) Prior to recording the Final Plat, the Developer shall enter into a Developers Agreement
acceptable to the City Attorney that delineates who is responsible for the design,
construction, and payment of public improvements.
15) The Applicant shall provide a detailed site plan for Lot 7 showing the proposed house
location and screening/buffering to be approved by Council and protected by a landscape
easement.
Passed and duly adopted this 3rd 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. 08-212
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 the following properties to
be rezoned from RS – Rural Single Family to V-LDR Village Low Density Residential:
Section 13 Twp 029 Range 021. The east 460.50 feet of the west 1273.00 feet of the south 498.60
feet, and also the east 139.50 feet of the west 812.50 feet of the south 219.30 feet of the SW ¼ of
Section 13, Township 29, Range 21. PID# 13.029.21.43.0001.
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 08-212 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- was published on the ____ day of ___________________, 2018.
STAFF REPORT
DATE: 7/17/18
REGULAR
ITEM #: 14
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Reconsideration of Wildflower at Lake Elmo Planned Unit Development
(PUD) Amendment
REVIEWED BY: Kristina Handt, City Administrator
BACKGROUND:
Council has requested to reconsider the PUD Amendment that was approved on June 6, 2017. The
PUD amendment afforded the following flexibilities for the development, in addition to the
flexibilities already allowed per the resolution approving the Preliminary PUD:
• Conservation and Prairie Lots will have setbacks consistent with the LDR zoning.
• Reduced rear yard setback on Lots 17 and 18, Block 3, Wildflower 1st Addition shall be
15 feet.
• Driveway locations will be flexible on Lots 12, 13 and Lot 17, Block 3, Wildflower 1st
Addition; and the highlighted lots in phase 3 shown on Exhibit A
• Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots if the additional impervious utilizes pervious paving.
• A single 400 sq. ft. storage structure shall be allowed on Outlot A, Wildflower 2nd
Addition subject to a 10’ setback from public R/W and an additional 200 sq. ft. covered
trellis area attached to the garage.
The focus of the requested amendment is on the requirement that 6% increase in impervious
coverage utilize pervious paving. The original PUD did not address impervious surface, and so the
base zoning district regulations (maximum 50% impervious surface) apply. The reason for the
request was because a builder within the development had requested a building permit that provided
a survey that did not meet that maximum impervious surface requirements. Subsequent to the PUD
amendment approval, that builder had submitted for a building permit application which proposed
impervious surface coverage of 52.4%. The builder had agreed and indicated on the building permit
application to install permeable pavers for the driveways. While Staff suggested that the builder
instead amend the layout of the site to decrease impervious surface to 50% in order to avoid having
City Council Meeting 7/17/2018 Page 2
to install the pervious pavers, as the 2.4% increase only requires removal of 163 square feet of
impervious surface, but the builder was not open to this idea. Recently, that same builder has come
back to the City asking for an alternative solution because of the cost of these pavers.
ISSUE BEFORE COUNCIL:
The issue before Council is whether to approve or deny an amendment to the Resolution approving a
PUD Amendments previously requested by Engstrom Companies for the Wildflower at Lake Elmo
PUD.
PROPOSAL DETAILS/ANALYSIS:
Stormwater. Staff had contacted the Valley Branch Watershed District had indicated that the
provided storwmater treatment volume is adequate for the PUD amendment request. Additionally,
the City Engineer has stated that generally pervious pavers do not necessarily decrease runoff. As
such, Staff has prepared a Resolution which removes the requirement that the increase in impervious
surface utilize pervious pavers.
Alternative Mitigation. If the Council would still like to mitigate the increased impervious surface,
the amendment may be made to provide the option of installing a raingarden. In order to mitigate the
increase in 163 square feet, a raingarden 14.94 cubic feet in size would need to be installed on the
property (163 square feet * 1.1 inches * one foot/12 inches=14.94). As such, Staff has prepared two
resolutions in the case Council would like to go in this direction.
Additional Note. It should be noted that no building permits have been issued in the Wildflower
Development since the PUD amendment was approved. Therefore, no applicant has been required to
install pervious pavers.
Public Hearing Required. Since the PUD amendments have already been approved by Council and
in effect have amended the PUD, and a PUD amendment requires a public hearing, Council will need
to hold a public hearing. Notice has been published in the official City newspaper, and notices have
been sent to property owners within 350 feet of the development as required by ordinance.
FISCAL IMPACT:
None.
OPTIONS:
The Council has the following options:
1. Adopt Resolution 2018-074 amending the Wildflower Planned Unit Development, not
requiring utilization of pervious pavers for impervious coverage over 50% to 56%
2. Adopt Resolution 2018-074a adding an option for a raingarden in addition to pervious
pavers to mitigate impervious coverage over 50% to 56%
3. Amend Resolution 2018-074 and adopt as amended
4. Do not adopt Resolution 2018-074
City Council Meeting 7/17/2018 Page 3
RECOMMENDATION:
Staff recommends that Council amend the Resolution approving the Wildflower at Lake Elmo PUD
amendment by either removing the requirement that impervious coverage above 50% - 56% require
pervious pavers or adding the option of installing a raingarden to mitigate the increase.
“Move to adopt Resolution 2018-074/2018 074a approving the Wildflower at Lake Elmo Planned
Unit Development PUD Amendment.”
ATTACHMENTS:
• Resolution 2018-074 removing pervious pavers requirement
• Resolution 2018-074a adding option for raingarden
Resolution No. 2018-074
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2018-074
A RESOLUTION APPROVING THE WILDFLOWER AT LAKE ELMO PLANNED UNIT
DEVELOPMENT AMENDMENTS
WHEREAS, the City Council adopted Resolution 2015-023 approving the Wildflower at
Lake Elmo PUD Preliminary Plat and Preliminary Plans on April 7, 2015; and
WHEREAS, the City Council adopted Resolution 2015-060 on July 21, 2015 approving the
Final Plat and Final PUD plans for Wildflower at Lake Elmo 1st Addition; and
WHEREAS, the City Council adopted Resolution 2016-106 on December 6, 2016
approving the Final Plat and Final PUD plans for Wildflower at Lake Elmo 2nd Addition: and
WHEREAS, the City Council adopted Resolution 2018-025 on March 20, 2018 approving
the Final Plat and Final PUD plans for Wildflower at Lake Elmo 3rd Addition;
WHEREAS, Robert Engstrom Companies made application for amendments to the
approved Planned Unit Development Plans and Agreement on April 21, 2017; and
WHEREAS, the City Council adopted Resolution 2017-048 approving amendments to the
approved Planned Unit Development Plans and Agreement on June 6, 2017; and
WHEREAS, the City Council wishes to reconsider previously approved amendments to the
approved Planned Unit Development Plans and Agreement
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. The PUD amendment is consistent with the Comprehensive Plan designation for the subject
property.
2. The PUD amendment is generally consistent with the Wildflower at Lake Elmo PUD
Concept Plan and Preliminary PUD Plans.
3. The PUD amendment has provided the City additional benefit in exchange for additional
PUD flexibility consistent with the PUD regulations.
4. The PUD amendment meets the PUD objectives set forth in Section 154.751 of the City
Code.
2
Resolution No. 2018-
5. The PUD amendment will have no impact on stormwater management for the development.
6. That the proposed PUD will allow a more flexible, creative, and efficient approach to the
use of the land with the following amendments:
o Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots.
CONCLUSIONS AND DECISION
Based on the foregoing, the PUD Amendment is approved.
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
Resolution No. 2018-074
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2018-074a
A RESOLUTION APPROVING THE WILDFLOWER AT LAKE ELMO PLANNED UNIT
DEVELOPMENT AMENDMENTS
WHEREAS, the City Council adopted Resolution 2015-023 approving the Wildflower at
Lake Elmo PUD Preliminary Plat and Preliminary Plans on April 7, 2015; and
WHEREAS, the City Council adopted Resolution 2015-060 on July 21, 2015 approving the
Final Plat and Final PUD plans for Wildflower at Lake Elmo 1st Addition; and
WHEREAS, the City Council adopted Resolution 2016-106 on December 6, 2016
approving the Final Plat and Final PUD plans for Wildflower at Lake Elmo 2nd Addition: and
WHEREAS, the City Council adopted Resolution 2018-025 on March 20, 2018 approving
the Final Plat and Final PUD plans for Wildflower at Lake Elmo 3rd Addition;
WHEREAS, Robert Engstrom Companies made application for amendments to the
approved Planned Unit Development Plans and Agreement on April 21, 2017; and
WHEREAS, the City Council adopted Resolution 2017-048 approving amendments to the
approved Planned Unit Development Plans and Agreement on June 6, 2017; and
WHEREAS, the City Council wishes to reconsider previously approved amendments to the
approved Planned Unit Development Plans and Agreement
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. The PUD amendment is consistent with the Comprehensive Plan designation for the subject
property.
2. The PUD amendment is generally consistent with the Wildflower at Lake Elmo PUD
Concept Plan and Preliminary PUD Plans.
3. The PUD amendment has provided the City additional benefit in exchange for additional
PUD flexibility consistent with the PUD regulations.
4. The PUD amendment meets the PUD objectives set forth in Section 154.751 of the City
Code.
2
Resolution No. 2018-
5. The PUD amendment will have no impact on stormwater management for the development.
6. That the proposed PUD will allow a more flexible, creative, and efficient approach to the
use of the land with the following amendments:
o Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots if the additional impervious utilizes pervious paving
or if a raingarden is installed to mitigate the additional impervious coverage.
CONCLUSIONS AND DECISION
Based on the foregoing, the PUD Amendment is approved.
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
STAFF REPORT
DATE: July 17, 2018
REGULAR
ITEM # 15
AGENDA ITEM: Eagle Point Blvd Street Improvements – Assessment Hearing on Improvements
and Adopting the Final Assessment Roll
SUBMITTED BY: Jack Griffin, City Engineer
REVIEWED BY: Kristina Handt, City Administrator Sue Iverson, Finance Director
Sarah Sonsalla, City Attorney
Chad Isakson, Assistant City Engineer
ISSUE BEFORE COUNCIL: Should the City Council hold the final assessment hearing for the Eagle
Point Boulevard Street Improvements and, after closing the hearing, adopt the final assessment roll?
BACKGROUND: On June 19, 2018, the City Council approved a Resolution declaring the costs to be
assessed, ordering the preparation of the proposed assessment, and calling for the hearing on proposed
assessment for the Eagle Point Boulevard Street Improvements. Mailed notice has been provided to each
assessed property and notice of the public hearing has been published in the local paper.
The Eagle Point Boulevard Street Improvements project had a final completion date of February 7, 2017.
All project costs have been accounted for and are summarized below. The project is being 100% assessed
to the benefitting properties due to the area being within a commercial district.
PROPOSAL DETAILS/ANALYSIS: Pursuant to Minnesota Statutes, Section 429 the Council must
declare the final amount to be assessed against the benefitting properties and the hearing on the proposed
assessment for these improvements must be conducted. Staff has attached a Final Assessment Roll which
must be certified to the County Auditor by November 30, 2018.
The Final Assessment Roll has been calculated based on the final project costs and in accordance with the
City’s Special Assessment Policy. The final total project cost, at completion, is $1,344,000; down from the
feasibility report cost of $1,351,000. The attached final assessment roll details the proposed assessment for
each parcel.
Assessments are being levied over 10 years at the rate of 4.30 percent for this project.
FISCAL IMPACT: The total project cost is $1,344,000 with $1,182,900 paid through special assessments,
$99,000 paid directly by Inwood 10, LLC for sanitary sewer improvements, and the remaining $62,100
paid through the Water Enterprise Fund. Holding the final assessment hearing follows state statute for
assessing benefitting properties and adopting the final assessment roll finalizes the special assessments to
be levied for the improvements.
RECOMMENDATION: Staff is recommending that the City Council approve a resolution adopting the
final assessment roll for the Eagle Point Boulevard Street Improvements. The recommended motion for the
action is as follows:
“Move to approve Resolution No. 2018-075; Adopting the Final Assessment Roll for the Eagle Point
Boulevard Street Improvements.”
ATTACHMENTS:
1. Resolution Adopting the Final Assessment Roll on Street Improvements.
2. Notice of Hearing on Proposed Assessment.
3. Final Assessment Roll.
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-075
A RESOLUTION ADOPTING THE FINAL ASSESSMENT ROLL FOR
THE EAGLE POINT BLVD – STREET IMPROVEMENTS
WHEREAS, pursuant to proper notice duly given as required by law, the Council has met and heard
and passed upon all objections to the proposed assessment for the Eagle Point Boulevard Street
Improvements consisting of the reconstruction of Eagle Point Boulevard from Inwood Avenue to Hudson
Boulevard with a sand subbase, draintile, new concrete curb and gutter and extension of the existing storm
sewer.
NOW, THEREFORE, BE IT RESOLVED,
1. Such proposed assessment, a copy of which is attached hereto and made a part hereof, is hereby
accepted and shall constitute the special assessment against the lands named therein, and each tract
of land therein included is hereby found to be benefited by the proposed improvement in the amount
of the assessment levied against it.
2. Such assessment shall be payable in equal annual installments extending over 10 years, the first of
the installments to be payable on or before the first Monday in January, 2019, and shall bear interest
at the rate of 4.30% percent per annum from the date of the adoption of the assessment resolution.
To the first installment shall be added interest on the entire assessment from the date of this
resolution until December 31, 2018. To each subsequent installment, when due, shall be added
interest for one year on all unpaid installments.
3. The owner of any property so assessed may, at any time prior to the certification of the assessment
to the county auditor, pay the whole of the assessment on such property, with the interest accrued
to the date of payment, to the City Clerk, except that no interest shall be charged if the entire
assessment is paid within 30 days from the adoption of this resolution; and he/she may, at any time
thereafter, pay to the City Clerk the entire amount of the assessment remaining unpaid, with interest
accrued to December 31 of the year in which such payment is made. Such payment must be made
before November 15 or interest will be charged through December 31 of the next succeeding year.
4. The City Clerk shall forthwith transmit a certified duplicate of this assessment to the County
Auditor to be extended on the property tax lists of the county. Such assessments shall be collected
and paid over in the same manner as other municipal taxes.
ADOPTED BY THE LAKE ELMO CITY COUNCIL ON THE SEVENTEENTH DAY OF JULY,
2018.
CITY OF LAKE ELMO
By: __________________________
Mike Pearson
(Seal) Mayor
ATTEST:
________________________________
Julie Johnson
City Clerk
CITY OF LAKE ELMO
NOTICE OF HEARING ON PROPOSED ASSESSMENT
EAGLE POINT BLVD – STREET IMPROVEMENTS
Notice is hereby given that the City Council of Lake Elmo will meet in the council
chambers of the city hall at or approximately after 7:00 P.M. on Tuesday, July 17, 2018,
to consider, and possibly adopt, the proposed assessment against benefitting property for
the Eagle Point Boulevard Street Improvements. Adoption by the Council of the
proposed assessment may occur at the hearing. The following describes the area proposed
to be assessed:
• Street improvements completed along Eagle Point Boulevard from Inwood
Avenue to Hudson Boulevard and consisted of the reconstruction of the existing
street with a sand subbase, draintile, new concrete curb and gutter and extension
of the existing storm sewer system.
You may at any time prior to certification of the assessment to the county auditor pay the
entire assessment on such property to the City Clerk with interest accrued to the date of
payment. No interest shall be charged if the entire assessment is paid to the City Clerk
within 30 days from the adoption of this assessment. You may at any time thereafter, pay
to the City Clerk the entire amount of the assessment remaining unpaid, with interest
accrued to December 31 of the year in which such payment is made. Such payment must
be made before November 15 or interest will be charged through December 31 of the
succeeding year. If you decide not to prepay the assessment before the date given above
the rate of interest that will apply is 4.30 percent per year.
Once assessments are certified to the County, the assessments are payable in equal annual
installments extending over a period of 10 years for street improvements, the first of the
installments to be payable on or before the first Monday in January 2019, and will bear
interest at the rate of 4.30 percent per annum from the date of adoption of the assessment
resolution. To the first installment shall be added interest on the entire assessment from
the date of the assessment resolution until December 31, 2018. To each subsequent
installment when due shall be added interest for one year on all unpaid installments.
The proposed assessment roll is on file for public inspection at the City Clerk’s office.
The total amount of the proposed street improvement assessments is $1,182,900. Written
or oral objections will be considered at the meeting. No appeal may be taken as to the
amount of an assessment unless a written objection signed by the affected property owner
is filed with the municipal clerk prior to the assessment hearing or presented to the
presiding officer at the hearing. The Council may upon such notice consider any
objection to the amount of a proposed individual assessment at an adjourned meeting
upon such further notice to the affected property owners as it deems advisable.
An owner may appeal an assessment to district court pursuant to Minnesota Statutes,
Section 429.081 by serving notice of the appeal upon the Mayor or Clerk within 30 days
after the adoption of the assessment and filing such notice with the district court within
ten days after service upon the Mayor or Clerk.
The City Council may, in its discretion, defer the payment of this assessment for any
homestead property owned by a person for whom it would be a hardship to make
payment if the owner is 65 years of age or older and/or the owner is a person retired by
virtue of a permanent and total disability or by a person who is a member of the
Minnesota National Guard or other military reserves who is ordered into active military
service, as defined in section 190.05 subdivision 5b or 5c, as stated in the person’s
military orders. The owner must request a deferment of the assessment at or before the
public hearing at which the assessment is adopted and make application on forms
prescribed by the City Clerk within 30 days after the adoption.
Notwithstanding the standards and guidelines established by the City for determining a
hardship, a deferment of an assessment may be obtained pursuant to Minnesota Statutes
Section 435.193.
DATED: June 19, 2018
BY ORDER OF THE LAKE ELMO CITY COUNCIL
Mike Pearson, Mayor
(Published in the Oakdale-Lake Elmo Review on June 27, 2018)
CITY OF LAKE ELMO, MN
JUNE 2018
STREET IMPROVEMENTS
EAGLE POINT BOULEVARD
FINAL ASSESSMENT ROLL
AREA METHOD
PAGE 1 OF 1
NO. NAME PID AREA (AC) AMOUNT
1 UNITED LAND LLC 3600 AMERICAN BLVD W #750 BLOOMINGTON MN 55431 3302921440009 11.68 168,500$
2 DAKOTA UPREIT LP 8530 EAGLE POINT BLVD LAKE ELMO 55042 3003 32ND AVE S FARGO ND 58203 3302921420015 5.06 73,000$
3 BREMER FINANCIAL SERVICES INC 8555 EAGLE POINT BLVD LAKE ELMO 55042 8555 EAGLE POINT BLVD LAKE ELMO MN 55042 3302921410054 25.69 370,500$
4 BREMER FINANCIAL SERVICES INC 8555 EAGLE POINT BLVD LAKE ELMO MN 55042 3302921420007 1.47 21,200$
5 NORTHEASTERN METROPOLITAN ISD #916 8568 EAGLE POINT BLVD N LAKE ELMO 55042 2540 COUNTY ROAD F E WHITE BEAR LAKE MN 55110 3302921420019 19.49 281,100$
6 DANATE PROP INV I LLC 8519 EAGLE POINT BLVD LAKE ELMO 55042 1590 MEADOW VIEW TR S HASTINGS MN 55033 3302921420008 3.82 55,100$
7 EAGLE POINT MEDICAL BUILDING LLC 8515 EAGLE POINT BLVD LAKE ELMO 55042 222 S 9TH ST #3255 MINNEAPOLIS MN 55402 3302921420014 3.77 54,400$
8 DAKOTA UPREIT LP 8550 HUDSON BLVD N LAKE ELMO 55042 3003 32ND AVE S FARGO ND 58203 3302921420012 3.69 53,300$
9 RPSLEGACYDESOTO LLC 2935 COUNTY DR LITTLE CANADA MN 55117 3302921420017 0.45 6,500$
10 RPSLEGACYDESOTO LLC 2935 COUNTY DR LITTLE CANADA MN 55117 3302921420018 0.43 6,300$
11 DOMINUS PROPERTIES LLC 8687 EAGLE POINT BLVD LAKE ELMO 55042 2500 EAGLE VALLEY DR WOODBURY MN 55129 3302921440012 0.27 4,000$
12 C&G PROPERTIES LLC 8685 EAGLE POINT BLVD N LAKE ELMO 55042 16220 53RD AVE N PLYMOUTH MN 55446 3302921440013 0.27 4,000$
13 LAW SPACE LLC 8681 EAGLE POINT BLVD N LAKE ELMO 55042 8681 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440014 0.27 4,000$
14 LAW SPACE LLC 8679 EAGLE POINT BLVD N LAKE ELMO 55042 8681 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440015 0.23 3,300$
15 ZYWIEC JOSEPH J & DEBORAH A 8677 EAGLE POINT BLVD N LAKE ELMO 55042 7980 113TH ST S COTTAGE GROVE MN 55016 3302921440016 0.27 4,000$
16 ZYWIEC JOSEPH J 8673 EAGLE POINT BLVD N LAKE ELMO 55042 9471 JEFFERY AVE S COTTAGE GROVE MN 55016 3302921440017 0.32 4,600$
17 BACHMANN CLINIC PROPERTY 8671 EAGLE POINT BLVD N LAKE ELMO 55042 8669 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440018 0.23 3,300$
18 BACHMANN CLINIC PROPERTY 8669 EAGLE POINT BLVD N LAKE ELMO 55042 8669 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440019 0.32 4,600$
19 JTZ LLC & TMZ LLC 8665 EAGLE POINT BLVD N LAKE ELMO 55042 8665 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440020 0.27 4,000$
20 P & R PROPERTIES LLC 8663 EAGLE POINT BLVD N LAKE ELMO 55042 8661 EAGLE POINT BLVD LAKE ELMO MN 55042 3302921440021 0.23 3,300$
21 P & R PROPERTIES LLC 8661 EAGLE POINT BLVD N LAKE ELMO 55043 8661 EAGLE POINT BLVD LAKE ELMO MN 55042 3302921440022 0.27 4,000$
22 MILES LLC 8657 EAGLE POINT BLVD N LAKE ELMO 55042 8657 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440023 0.27 4,000$
23 EJM PROPERTIES LLC 8655 EAGLE POINT BLVD N LAKE ELMO 55042 8653 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440024 0.23 3,300$
24 EJM PROPERTIES LLC 8653 EAGLE POINT BLVD N LAKE ELMO 55042 8653 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440025 0.27 4,000$
25 JTAAA PROPERTIES LLC 8649 EAGLE POINT BLVD N LAKE ELMO 55042 8649 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440026 0.27 4,000$
26 JTAAA PROPERTIES LLC 8647 EAGLE POINT BLVD N LAKE ELMO 55042 8649 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440027 0.23 3,300$
27 GIGUERE ROBIN M 8645 EAGLE POINT BLVD N LAKE ELMO 55042 1101 PARIS AVE N WEST LAKELAND MN 55082 3302921440028 0.27 4,000$
28 JTZ LLC & TMZ LLC 8615 EAGLE POINT BLVD N LAKE ELMO 55042 8665 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440029 0.27 4,000$
29 LEE EDWARD CASEY TRS 8617 EAGLE POINT BLVD N LAKE ELMO 55042 1251 SILVERWOOD RD WOODBURY MN 55125 3302921440030 0.27 4,000$
30 D GETSCH LLC 8621 EAGLE POINT BLVD N LAKE ELMO 55042 11711 ASTER WAY WOODBURY MN 55129 3302921440031 0.27 4,000$
31 LEGACY ASSET PROPERTIES 8623 EAGLE POINT BLVD N LAKE ELMO 55042 8623 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440032 0.23 3,300$
32 SCHNY ZONE LLC 8625 EAGLE POINT BLVD N LAKE ELMO 55042 8625 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440033 0.27 4,000$
33 LUCIA INVESTMENTS LLC 8631 EAGLE POINT BLVD N LAKE ELMO 55042 8631 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440034 0.27 4,000$
34 LUCIA INVESTMENTS LLC 8633 EAGLE POINT BLVD N LAKE ELMO 55042 8631 EAGLE POINT BLVD N LAKE ELMO MN 55042 3302921440035 0.27 4,000$
TOTAL 81.86 1,182,900$
ADDRESS MAILING ADDRESS
STAFF REPORT
DATE: 7/17/2018
REGULAR
ITEM #: 16
MOTION
TO: City Council
FROM: Rob Weldon, Public Works Director
AGENDA ITEM: Public Hearing and Approval of Wellhead Protection Plan Part 2
REVIEWED BY: Chad Isakson, Assistant City Engineer
Kristina Handt, City Administrator
BACKGROUND: As required by the State of Minnesota, every 10 years the city must complete a
Wellhead Protection Plan. Part One of the WHPP was completed and approved by the Department of
health in 2017. That portion included delineation of Wellhead Protection Areas (WHPAs) and the
Drinking Water Supply Management Areas (DWSMAs). Part 2 of the WHPP focuses on the areas within
the DWSMA and WHPA to identify possible areas and routes of contamination. Items such as
existing/abandoned wells, above/below ground storage tanks are located identified and mapped in the
second portion of the plan.
ISSUE BEFORE COUNCIL: Should the City Council approve Part 2 of the Wellhead Protection Plan?
PROPOSAL DETAILS/ANALYSIS: Over the past year, Public Works and Engineering have worked
closely with Minnesota Rural Water, Minnesota Department of Health and Bayerl Water Resources to
develop Part 2 of the Well Head Protection Plan.
In doing so, several items were discussed, developed and added to the new plan. Those topics include;
Data Elements & Assessment, Changes of Public Water Supply Well, Problems and Opportunities,
Wellhead Protection Goals, Objectives and Plans of Action, Evaluation Program and Contingency Strategy.
The overall goal of the WHPP is to protect the public water supply from contamination due to safety and
land use activities. Upon City Council approval, Part 2 of the Wellhead Protection Plan will be submitted
to the State of Minnesota for final approval.
OPTIONS:
• Approve Part 2 of the Wellhead Protection Plan
• Deny approval of Part 2 of the Wellhead Protection Plan
RECOMMENDATION:
“Motion to approve Part 2 of the Wellhead Protection Plan”
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
Page 3
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
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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
Council Meeting 7/17/2018 Item #17
Page 17
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
Council Meeting 7/17/2018 Item #17
Page 18
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:
Council Meeting 7/17/2018 Item #17
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
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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
U
B
M
I
T
T
A
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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
20
1
8
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Sheet:
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
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P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C1.dwg
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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
T
T
A
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
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'
5'
45
'
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9'
9'
9'
9'
9'9'9'
9'
24
'
24
'
24
'
22
.
6
'
49
.
3
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7'
18
.
7
'
24
'
18
.
7
'
26
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3
'
34.3'
9'9'
9'
DescriptionRev. Date
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Sheet:
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
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P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C2.dwg
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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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B
M
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T
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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
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9
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8
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903
90
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4
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8
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6
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3
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7
90
6
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5
90
4
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3
90
2
90
1
90
0
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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
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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
20
1
8
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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
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S
U
B
M
I
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T
A
L
0
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
901 900
90
2
905
905
904
904
906
907
903
902
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909 908
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909
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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:
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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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
"
M
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18"
MIN.
OPTIONAL STAKING
METHOD - 6' METAL
POSTS AND RUBBER
HOSE STRAPS
HOSE LOOPS
3 GUYS EACH OF
10 GAUGE TWISTED
WIRE 120 DEGREES
APART AROUND TREECOLORED
FLAGS
1 PER WIRE
TURNBUCKLE
4" DEEP MULCH, HOLD
BACK 2" FROM STEM.
SOD
24" STAKE TYP.
BACKFILL WITH
TOPSOIL AND
PEAT MOSS 3:1 RATIO
FOLD BACK
BURLAP AND
REMOVE ALL
TIES &/OR
WIRES FROM
TOP OF BALL
REFER ALSO TO
SPECIFICATIONS
SCARIFY ALL SIDES
AND BOTTOM OF
EXCAVATED HOLE
PLANTING DETAIL1
CONIFEROUS TREE
64''2416'%6+10(14
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FFE = 904.50
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
52 LF 18" PVC @1.0%
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CB-2
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INV: 897.88
CB-3
RIM: 902.15
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)
C6
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C6
2
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C6
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C6
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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
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NORTH
20 40 80
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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separation.
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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
1
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2
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30'-0" = OVERALL GATE LENGTH
6'
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=
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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:
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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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
.
5
"
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
'
1:2
0
1:
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0
2%
M
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10'
9'
10'
2%
M
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2%
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
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DOUBLE GATE DETAIL
7A
7A
7A7A7A
7A
7A
2" x 1/4" ALUMINUM BAR
(THIRD RAIL)
SOIL SEPARATION
FABRIC
SOIL SEPARATION
FABRIC
DescriptionRev. Date
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Sheet Title:
Project #:
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Checked By:
Issue Date:
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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.
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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
A
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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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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
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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.
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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
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(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:
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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
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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
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
Page 3
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.
Council Meeting 7/17/2018 Item #17
Page 4
• 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
Council Meeting 7/17/2018 Item #17
Page 5
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
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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:
Council Meeting 7/17/2018 Item #17
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
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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
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Greg A. Buchal, P.E.
Date: Reg. No.:04.30.18 23793
I hereby certify that this plan,
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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
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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
T
T
A
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
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10
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18
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7
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3
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34.3'
9'9'
9'
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
B
M
I
T
T
A
L
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
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91
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7
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6
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5
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4
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3
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2
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1
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89
8
89
7
906 907 908 909
909
908
907 906 905
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7
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8
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9
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0
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1
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9
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7
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8
89
9
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6
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5
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8
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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
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1.
5
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1.5%
1.8%
1.6
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1
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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
20
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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
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S
U
B
M
I
T
T
A
L
0
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
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
FFE = 904.50
BUILDING AREA= 15,498 SF
EXISTING
STORMWATER
POND
AREA
20
'
T
Y
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DescriptionRev. Date
20
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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
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S
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M
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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
"
M
I
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.
18"
MIN.
OPTIONAL STAKING
METHOD - 6' METAL
POSTS AND RUBBER
HOSE STRAPS
HOSE LOOPS
3 GUYS EACH OF
10 GAUGE TWISTED
WIRE 120 DEGREES
APART AROUND TREECOLORED
FLAGS
1 PER WIRE
TURNBUCKLE
4" DEEP MULCH, HOLD
BACK 2" FROM STEM.
SOD
24" STAKE TYP.
BACKFILL WITH
TOPSOIL AND
PEAT MOSS 3:1 RATIO
FOLD BACK
BURLAP AND
REMOVE ALL
TIES &/OR
WIRES FROM
TOP OF BALL
REFER ALSO TO
SPECIFICATIONS
SCARIFY ALL SIDES
AND BOTTOM OF
EXCAVATED HOLE
PLANTING DETAIL1
CONIFEROUS TREE
64''2416'%6+10(14
#..':+56+0)64''5#&,#%'06
61241215'&914-#4'#5
FFE = 904.50
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
52 LF 18" PVC @1.0%
91
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CB-2
RIM: 901.28
INV: 897.88
CB-3
RIM: 902.15
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)
C6
2
C6
2
C6
2
C6
2
C6
2
C6
2
C6
2
C6
2
C6
2
C6
3
DescriptionRev. Date
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Sheet:
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12176010
KJA
GAB
04.30.18
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P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C4.dwg
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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
U
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0
NORTH
20 40 80
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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separation.
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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
1
/
2
"
CL
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30'-0" = OVERALL GATE LENGTH
6'
-
0
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=
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=
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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:
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
U
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M
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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
.
5
"
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
'
1:2
0
1:
2
0
2%
M
A
X
10'
9'
10'
2%
M
A
X
2%
M
A
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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
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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.
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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
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"O"BOLTS
5/8"
3/4"
1"
4"
6"
12"
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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
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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
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B
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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
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PLAN
SL
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2"
/
F
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.
SL
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2"
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F
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.
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.
Resolution 2018-079
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.
Resolution 2018-079
509020v1 SJS LA515-1
3
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.
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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.
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509020v1 SJS LA515-1
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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.
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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
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(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:
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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
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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
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STAFF REPORT
DATE: 7/17/2018
REGULAR
ITEM #: 18
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Four Corners 2nd Addition General Planned Unit Development (PUD)
Concept Plan
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The City has received a request from Terry Emerson for a General Planned Unit Development (PUD)
Concept Plan for a 15.77 acre commercial development which includes a park and ride and commercial
development in the southeast corner of 11530 Hudson Boulevard North.
ISSUE BEFORE COUNCIL:
The Council is being asked to hold a public hearing, review and make recommendation on the above-
mentioned request.
PROPOSAL DETAILS/ANALYSIS:
General Information.
• Property Owner: Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042
• Location: North of I-94/Hudson Boulevard and West of Manning Avenue North, Southeast
Corner of 11530 Hudson Boulevard North
• Current Site Area: 70.21 acres
• Land Use Guidance: The 2030 Comprehensive Plan guides the eastern portion of the site as
Mixed-Use Commercial and Commercial, and the western portion is guided as Business Park.
• Current Zoning: Rural Development Transitional
• Proposed Zoning: Commercial and Convenience Commercial
• Current Surrounding Land Use Guidance: Vacant land to the north (Rural Development
Transitional); I-94 to the south (Woodbury); vacant land to the west (Rural Development
Transitional); Manning Avenue to the east (West Lakeland).
• History: The property has been used as rural vacant land.
• Application Timeline: Application received: 5/18/18. 60-day Review: 7/17/18. No extension sent.
Request Details/Reason for PUD. The applicant is proposing to construct a park-and-ride facility on
Outlot C along with a commercial development to the north on Outlot B. Currently, the Zoning Code
states that transit-related park-and-ride lots are allowed in the Convenience Commercial zoning district
within the written Purpose and District Descriptions of Article XIV: Commercial Districts, but it does not
specifically designate park-and-ride facilities as an allowed use within Table 12-1: Permitted, Conditional
and Interim Uses, Commercial Districts. Because of this, the applicant has submitted a Planned Unit
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Development Application, which allows the applicant to propose a number of uses which then become
permitted uses within the development. Staff believes this is more appropriate than requesting a Zoning
Text Amendment in order to avoid allowing park-and-rides within every commercial area of the City.
Additionally, the site plan proposes more than one principal building and use on a platted lot, which is
only allowed within a PUD.
Zoning. As per the Comprehensive Plan, the eastern portion of the site is guided for Commercial. With
the Preliminary Plat and PUD application, Outlots B and D should be rezoned to Commercial, and Outlot
C should be rezoned to Convenience Commercial, as the Zoning Code alludes that park-and-rides are an
appropriate use within this zoning district. Outlot A would be rezoned at a later time when a development
application is received for that parcel.
Allowed Uses. As previously mentioned, the applicant is requesting park-and-ride as an allowed use
within this development. The commercial development also proposes to include a gas station/convenience
store (conditional use in Commercial zoning district), financial institution (permitted), restaurant
(permitted), and daycare (conditional). Additionally, all other allowed uses within the Commercial zoning
district would be allowed within Outlots B and D. Because the applicant has not secured prospective
tenants at this time, the applicant is requesting the following uses be allowed (marked as either
conditional, permitted, or not allowed within the Commercial zoning district):
• Commercial kennel (conditional)
• Apartments (conditional)
• Automotive service center (conditional)
• Drinking and entertainment (permitted)
• Indoor recreation (conditional)
• Post Office (not allowed)
• Personal Services (permitted)
• Carwash (conditional)
• Financial institution (permitted)
• Offices (permitted)
• Restaurant (permitted)
• Retail (permitted)
• Lodging (permitted)
• Schools (permitted)
• Convent (not allowed)
• Day care center (conditional)
• Drive-through restaurant (conditional)
• Farm equipment sales (not allowed)
• Funeral home (permitted)
• Sales and storage lots (conditional)
• Bus/truck service station or garage (not allowed)
• Veterinary Services (permitted)
• Wholesales (permitted)
The purpose of allowing conditional uses to become permitted with a PUD is that the City has a chance to
review site plans. Because of the lack of any plans to accompany the requested uses listed in bullet points
above, Staff would recommend that this request be denied and recommends that a condition of approval
be that uses other than gas station/convenience store, daycare, and any permitted use within the
Commercial zoning district be allowed require a conditional use permit unless the preliminary and final
plans detail alternative uses with an approved site plan.
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Consistency with the Comprehensive Plan. The City’s Planned Land Use Map indicates that this area is
guided for Commercial. This area is intended to accommodate a wide range and scale of commercial uses
(such as retail, service, entertainment, and office) throughout the City’s planned urban centers.
Commercial uses can range from small neighborhood convenience nodes, to community retail areas along
maj or roadways, to large shopping centers, to auto-related commercial uses along freeways. The Draft
2040 Comprehensive Plan also designates this area as Commercial but states that commercial land uses
are for retail business solely.
While a park and ride is not a commercial use, there is potential benefit of the draw for other businesses
near the Park and Ride. Additionally, the City wide planning policy in regards to transportation of the
2030 Comprehensive Plan encourages, supports, and advocates public transit service to the City at
appropriate geographic locations as determined by the City. Also, public transportation has less of a
negative impact on the environment than taking a car, and financial savings result from eliminating
parking fees, not needing to pay for gas for individual vehicles and the personal time saved when
bypassing slow traffic. According to the US Census Bureau, in 2016 approximately 85% of Lake Elmo
residents commute to work, and approximately 1.8% of those who commute to work utilize public
transportation. It is not known whether or not a park and ride would encourage increased use of public
transportation. A deterrent of a park and ride is that if the purchase of the land is by a public entity for use
as a park and ride (or any other public use), the City would not collect any property taxes on the site.
Site Plan. The proposed site plan includes one 6,800 square foot building financial building, 5,600 square
foot restaurant, a 20,200 square foot gas station/convenience store, and a 10,400 square foot daycare
along with 154 parking spaces, including 6 handicap parking spaces, within Outlot B. Outlot C includes a
park and ride that will provide approximately 550 parking spaces, including 12 handicap parking spaces;
electric charging stations; bike racks with overhead canopy; two 6’X13’ bus shelters; 10.5’X12’ restroom
building. There is no current proposal for Outlot D. Outlot A will remain an outlot.
Park and Ride. A park and ride facility is a parking lot or structure located along a public transit route
designed to encourage transfer from private automobile to mass transit or to encourage carpooling for
purposes of commuting, or for access to recreation uses. The City does not currently have a park and ride.
The Draft 2040 Comprehensive Plan designates the proposed area as a park and ride. The park and ride
has been in discussion with the City since at least 2011, when the Planning Commission’s Work Plan
included an item to discuss on potential rezoning on two sites for a park and ride along I-94. The corner
of Hudson Boulevard and Manning Avenue was one of these sites. The Council adopted an ordinance on
May 4, 2011, which allowed park and rides as a conditional use within the Rural Residential Limited
Business Holding District (HD-RR-LB), which is no longer a zoning district within the City.
According to a slide show presentation to the Metropolitan Council in 2015, a location was previously
considered in Woodbury, but that has moved to the northwest quadrant. Seven locations were reviewed,
but many were not possible due to various reasons. The park and ride will serve a new express bus service
to downtown Minneapolis. Five daily trips are anticipated for express bus service.
Current and Future Park and Rides. There currently are six lots in adjacent cities that could be used by
Lake Elmo commuters. The figure below shows existing and proposed park and ride facilities near the
proposed facility. Additionally, there is a new park and ride facility planned less than 1 mile from the
southwestern city border to provide access to the Metro Gold Line Bus Rapid Transit (BRT). The
numbers and percentages indicate the 2017 capacity of each park and ride. This information was derived
from the 2017 Annual Regional Park and Ride System Report.
• St. Croix Valley Recreation Center in Stillwater.
• Guardian Angels Church in Oakdale (415 spaces, 81% utilized in 2017).
• Walton Park in Oakdale (58 spaces, 50% utilized in 2017).
• Woodbury Mall Theater in Woodbury (550 spaces, 79% utilized in 2017).
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• Woodbury Lutheran Church in Woodbury (90 spaces, 97% utilized in 2017).
• Christ Episcopal Church Park and Ride next to Woodbury Lutheran Church Park-and-Ride.
• There is also a park and pool lot available in Grant near the intersection of TH 36 and Manning
Avenue (CSAH 15). Bus service is not provided at this lot, but commuters may still park for free
and carpool from this location (15 spaces, 7% utilized in 2017).
I-94 Impact. I-94 is identified as a High Priority on the Minnesota Interregional Corridor System (IRC)
2000 plan as part of the State Transportation Plan. Under this designation, I-94 has a goal 60-mph average
peak hour operating speeds with minimal conflicts and interruptions to traffic flow. A corridor
management plan has not yet been developed to examine the existing operations and determine future
plans to meet those goals. It is expected that such a plan will be developed in the near future. It is also
anticipated that Lake Elmo will have the opportunity to participate on some type of advisory panel in
conjunction with development of that plan to express the City’s views and opinions on the corridor. The
City will work with the Minnesota Department of Transportation (Mn/DOT), the County, and adjacent
communities on a corridor plan that is effective for all involved.
Urban Services Required. Because the property is within the MUSA, any development of the
property would require that the property be hooked up to city services. Therefore, utility and other
applicable construction plans will need to be submitted as part of the approval process.
Proposed Design. The applicant has not yet provided architectural renderings of the buildings. It
is a recommended condition of approval that the applicant submit architectural renderings of the
proposed buildings so that Staff and the City may further review their compliance with the City’s
Zoning Code and Lake Elmo Design Guidelines and Standards.
Parking. Because the applicant is currently unsure of the exact tenants that will occupy Outlot
B, Staff has not conducted a thorough analysis to determine whether or not adequate parking will
be provided for tenants of Outlot B.
Parking Lot Screening.
• Interior Parking Lot Landscaping. At least 5% of the interior area of parking lots with
more than 30 spaces is required to be devoted to landscape planting areas, which may
consist of islands or corner beds. It is unclear from the site plan what percentage is
devoted to this on both Outlots B and C. Additionally, a minimum of 1 shade tree per 15
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spaces within parking lots that total 101 spaces or more are required to be located within
these corner islands or beds. With the proposed 550 parking spaces of the park and ride
(Outlot C) a minimum of 37 shade trees are required to be provided within these corner
beds or islands. The 154 parking spaces within Outlot B would require a minimum of 11
shade trees.
• Perimeter Parking Lot Landscaping. A landscaped frontage strip of at least eight feet in
width is required, as the parking area contains over 100 spaces. Screening is required
consisting of a masonry wall, fence, berm, or hedge or combination that forms a screen a
minimum of three and a half and maximum of four feet in height and not less than 50%
opaque on a year-round basis and a minimum of one deciduous tree per 50 linear feet.
It is a recommended condition of approval that the Preliminary Plat and PUD Plans submittal
provide required interior and perimeter parking lot landscaping as required by the Zoning Code.
Off-Street Loading. Off-street loading space is required for all districts for any nonresidential
use which will involve the receipt or distribution of materials or merchandise by trucks or similar
vehicles and has a gross floor area of 5,000 square feet or more. For facilities with 20,000 square
feet gross floor area or greater, one off-street loading berth shall be provided every 30,000 square
feet or fraction thereof. Depending on the final uses that are proposed with the Preliminary Plat
and PUD Plans for this development, it should be evaluated whether or not an off-street loading
berth should be provided.
Consistency with Commercial and Convenience Commercial Zoning Districts. The proposed
development will require a Zoning Map Amendment to rezone the property to Commercial and
Convenience Commercial. The standards for this district are shown below. The applicant has not provided
sufficient information to complete a detailed review of the proposal against these standards, though it is
obvious that the maximum impervious surface of the Convenience Commercial zoning district is
exceeded. It is a recommended condition of approval that the applicant outline all requested PUD
flexibility with the Preliminary Plat and PUD application or meet required standards.
Standard Commercial Convenience
Commercial
Impervious Surface Maximum 75% 60%
Minimum Lot Area 20,000 square feet 12,000 square feet
Minimum Lot Width 60 feet 75 feet
Building Front Yard Setback 30 feet 30 feet
Building Interior Side Yard
Setback
10 feet 10 feet
Building Corner Side Yard
Setback
10 feet 10 feet
Building Rear Yard Setback 30 feet 30 feet
Building Residential Zones 50 feet 50 feet
Parking Front Yard Setback 15 feet 15 feet
Parking Interior Yard Setback 10 feet 10 feet
Parking Corner Side Yard
Setback
15 feet 15 feet
Parking Rear Yard Setback 10 feet 10 feet
Parking Residential Zones 35 feet 35 feet
Maximum Building Height 45 feet 35 feet
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Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed
plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD)
Regulations and has found the following:
• Intent. The intent of a PUD is to provide for flexibility in the use of land and the
placement and size of buildings in order to better utilize site features and obtain a higher
quality of development. A PUD is required for the proposed development, as a park and
ride is not specifically an allowed use within the Convenience Commercial zoning
district, and a zoning text amendment to allow it any area that was guided for the
Commercial land use designation would likely not be appropriate. Additionally, there is
more than one principal building and use proposed on one parcel. It is a recommended
condition of approval that the applicant submit specific requests for flexibility from the
Zoning Code with the Preliminary Plat and PUD application.
• Identified Objectives. When reviewing requests for PUDs, the City is to consider
whether one or more objectives as outlined in Section 154.751: Identified Objectives of
the Zoning Code will be served or is achieved. Staff has found that the following
objectives are being met with the proposed development.
B. Promotion of integrated land uses, allowing for a mixture of residential, commercial
and public facilities.
• The proposed development is mixed use and includes a mixture of buildings and
uses on one parcel. The uses have not yet been specifically identified yet, but it is
a recommended condition of approval that the uses be identified on the parcel
with the Preliminary Plat and PUD application.
I. Allowing the development to operate in concert with a redevelopment plan in certain
areas of the City and to ensure the redevelopment goals and objectives will be achieved.
• While this isn’t necessarily a redevelopment, the proposed development will bring
city utilities to this area of the City and assist with the realignment of Hudson
Boulevard.
Minimum Requirements. PUDs must meet the following minimum requirements:
A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for
developed land within the approved development.
• The proposed development exceeds this requirement with a proposed 15.77 acre
development.
B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of-
way to be preserved as protected open space. Other public or site amenities may be
approved as an alternative to this requirement. Any required open space must be
available to the residents, tenants, or customers of the PUD for recreational purposes or
similar benefit. Land reserved for storm water detention facilities and other required
site improvements may be applied to this requirement. Open space shall be designed to
meet the needs of residents of the PUD and the surrounding neighborhoods, to the
extent practicable, for parks, playgrounds, playing fields and other recreational
facilities.
• The applicant has not provided sufficient information to determine if this is true. It
is a recommended condition of approval that the applicant either provide the
required 20% open space within the development or specify with the Preliminary
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Plat and PUD application what the proposed public or site amenity the development
will provide that the City may consider an alternative to the open space requirement.
C. Street Layout… In newly developing areas, streets shall be designed to maximize
connectivity in each cardinal direction, except where environmental or physical constraints
make this infeasible. All streets shall terminate at other streets, at public land, or at a park
or other community facility, except that local streets may terminate in stub streets when
those will be connected to other streets in future phases of the development or adjacent
developments.
• The proposed realignment of Hudson Boulevard meets this requirement. The
Preliminary Plat and PUD Plans will need to provide detailed plans that meet all
engineering standards. It is a recommended condition of approval that all comments
outlined in the Engineering memo dated June 14, 2018 be addressed.
Proposed Amenities. The City’s PUD ordinance provides that amenities may be provided for
increased density. In this case, the applicant is not requesting additional density, as this is a
commercial development. However, a PUD should still offer the City amenities in exchange for
the flexibility of allowing more than one building and principal use on a parcel as well as
flexibility from any other standard that is requested as part of the preliminary phase of the
planned development. Staff finds that no amenities as designated in Table 16-2: Site Amenities
are provided in the proposed site plan.
• Site Amenities Not Listed? Additionally, the City may also consider the allotment of
amenity “points” for site amenities that are not otherwise specified within the ordinance
as part of the preliminary phase of the planned development.
Parkland Dedication. Commercial development is required to provide fees in lieu of park land
dedication. These fees will be required prior to recording the plat of each phase of the development.
Because the proposed development will consist of 15.77 acres, a parkland dedication fee of $70,965.00
(15.77 acres X $4500 commercial park dedication fee per acre) will be required.
Engineering Comments. The City Engineer has provided a review memo regarding the
proposed General Concept PUD. This memo is attached for reference. Staff would like to
highlight the following comments in summary:
• Streets and Transportation
o Hudson Boulevard Realignment. Hudson Boulevard must be realigned to move
the existing Hudson Boulevard/Manning Avenue intersection north approximately
470 feet to align with the existing Holiday gas station, which the Concept Plan
shows. This realignment must be designed meeting Municipal State Aid Design
Standards for urban section roadways with a 45-mph design speed. Additional
design details and geometrics are required for City review and changes to this
realignment are likely needed.
o Traffic Signal/Turn Lane Improvements. These will be needed at the new CSAH
15 and Hudson Boulevard intersection, and the concept plan shows this. A
financial contribution to the intersection improvements should be considered.
o Hudson Boulevard Improvements. This must be improved per the City design
standards to an urban section on the north side of the street, a 4-foot shoulder
(curb reaction), a 9-foot boulevard, and 10-foot shared bituminous trail with 2-
foot clear zone. It is further recommended that the south side of the street include
8
an urban section across Outlots B, C, and D. A rural section is permitted along the
south boulevard once the road passes Outlot D.
o Hudson Boulevard Right-of-Way/Easement Dedication. Significant right-of-way
dedication is required to facilitate the Hudson Boulevard realignment and
improvements necessary for this development. Additional right-of-way should
also be granted to facilitate access to the new Hudson Boulevard access to the
property to the north via the first intersection east of Manning Avenue to the north
property line.
o Off-Site Permissions/Right-of-Way. A ROW easement will be required from the
property to the north to allow for the Hudson Boulevard realignment at Manning
Avenue.
o Access. There are three access points proposed along Hudson Boulevard, two of
which meet spacing guidelines. The access to be shared by outlots B and C can
only be permitted right-in/right-out, and a center median will be required.
o Turn Lanes. The addition of turn lanes will need to be evaluated as determined by
the City, which may require additional right-of-way.
• Stormwater Management
o A stormwater management plan meeting all applicable jurisdictions should be
submitted with preliminary plans and meeting all applicable standards.
o Stormwater facilities should remain privately owned, a stormwater maintenance
agreement will be required.
• Municipal Sanitary Sewer
o Provisions to connect to municipal sanitary sewer must be included in the
preliminary plans. Sewer would discharge to the MCES Cottage Grove Ravine
Interceptor.
o Applicant will be responsible to connect to City sanitary sewer at the applicant’s
sole cost and will need to stub sanitary sewer mains to adjacent properties.
o Preliminary plans must include a description of the sanitary sewer capacity
demands including the number of residential equivalency units (RECs) based on
Met Council SAC determination charge.
o Any extension will require utility easements 15 feet on each side centered from
the pipe from off-site properties.
• Municipal Water Supply
o Provisions to connect to municipal water supply must be included in preliminary
plat application.
o Applicant will be responsible to extend municipal water at the applicant’s sole
cost and will need to stub water mains to adjacent properties.
o Preliminary plans must include a description of the water capacity demands
including average day use, peak day uses, and fire suppression demands. This
information is required for staff evaluation of the water improvements needed to
support the development and to determine water availability charges.
o Water is available from Hunter’s Crossing but will require easements across
adjacent properties.
o The 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.
o The applicant is required to place hydrants throughout the property at the
direction of the Fire Department, and the hydrants shall be owned and maintained
by the City.
o Watermain lines and hydrants will require easements.
9
Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed the
proposed plan and have no comments. They will be consulted during the Preliminary and Final phases of
the PUD in order to ensure that adequate essential services are being provided.
County Review. The application has been sent to the County requesting review. The County had the
following outlined comments in regards to this review:
• The proposed park and ride will be a great amenity for Lake Elmo as development continues to
grow along CSAH 15 and within the City. The proposed site is an ideal location, as it is on the
inbound side for commuting traffic along I-94 and will serve as a reliever for the Guardian
Angels park-and-ride location in Oakdale, which is at capacity.
• Bicycle and pedestrian connectivity are encouraged, and the proposed building and parking lot
orientation are not conducive with walkability and livability principles.
• The Draft Washington County 2040 Comprehensive Plan future right-of-way requirements for
“A” Minor Arterial roadways (classification of CSAH 15) requires a 180 feet (90 feet from center
of roadway) right-of-way, and there appears to be adequate right-of-way today, though more may
be necessary if an expanded interchange is constructed.
• The realigned access to Hudson Boulevard is acceptable as shown. A soutbound righ-turn lane
and a northbound center left-turn lane will be constructed as part of this realignment. A plan
section will need to be prepared and approved by the County Traffic Engineer, and a Washington
County right-of-way will be required for any turn lane improvements.
• No traffic study was submitted to the County as part of the application, and so it cannot be
determined at this time if the new intersection will warrant a new traffic signal. The City will
need to participate in 25% cost share of this signal.
• A trail is needed on the south side of Hudson Boulevard to connect these facility to CSAH and
the trail towards Hudson, Wisconsin.
• Left turn lanes are needed in to the site access to prevent queuing back to CSAH 15.
Planning Commission Review. The Planning Commission held a public hearing and considered the
General PUD Concept Plan at its June 18, 2018 meeting. No one spoke at the public hearing, and no
written comments were received prior to the public hearing. The Planning Commission had the following
comments in regards to the proposed PUD Concept Plan:
• That the applicant should propose contributing the City’s 25% cost share to the signal as an
amenity.
• There was the general consensus that the development of this area would prompt development in
this area of the City and that the park and ride would be a good amenity for the City, as the
Guardian Angels lot is nearing capacity.
The Planning Commission recommended approval of the proposed PUD Concept Plan with Staff-
recommended conditions of approval with a vote of 4-0.
Recommended Findings. Staff and the Planning Commission recommends approval of the Concept PUD
Plan based on the following findings:
1. That the Applicant has submitted all application requirements outlined in Section 154.759:
Application Requirements for General PUD Concept Plan.
2. That the PUD Concept Plan is consistent with the intent of the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
3. That the PUD Concept Plan complies with the general intent of the Commercial zoning
districts with PUD modifications.
4. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
5. That the PUD Concept Plan is generally consistent with the City’s engineering standards with
exceptions as noted in the City Engineer’s memorandum dated June 14, 2018.
6. The PUD Concept Plan meets the minimum requirement for a PUD including minimum lot area
and street layout. It is not known whether the minimum requirement for open space is met.
10
7. The PUD Concept Plan meets at least one of the required PUD objectives identified in Section
154.751.
Recommended Conditions of Approval. Staff recommends the Planning Commission recommend
approval of the Concept PUD with the following conditions:
1. The future Preliminary Plat and PUD Plans include a portion of PID# 34.029.21.43.0003.
2. The future Preliminary Plat and PUD Plans shall identify proposed land uses, and those land uses
shall accompany a detailed site plan to be approved by the City. Any use that is not designated
on the Preliminary Plat and PUD Plans and is not designated as a permitted use within the
Commercial zoning district shall require a conditional use permit.
3. The future Preliminary Plat and PUD Plans shall provide the required 20% open space within
the development or specify what the proposed public or site amenity the development will
provide that the City may consider as an alternative to the open space requirement.
4. The future Preliminary Plat and PUD Plans should detail proposed amenities in exchange for
flexibility from standards of the Zoning Code.
5. The future Preliminary Plat and PUD Plans shall comply with comments outlined in the City
Engineer Review Memo named Four Corners 2nd Addition Concept Plan dated June 14, 2018.
6. The future Preliminary Plat and PUD Plans shall include provisions for City sanitary sewer
and municipal water as well as sanitary sewer and water capacity demands. The Applicant
shall be responsible to extend City sanitary sewer and municipal water to the site at the
applicant’s cost. Sanitary sewer and water main stubs will be required to all adjacent
properties.
7. The future Preliminary Plat and PUD Plans shall include right-of-way and easement from the
adjacent property to the north to allow for the Hudson Boulevard realignment at Manning
Avenue.
8. The future Preliminary Plat and PUD Plans shall include a stormwater management plan
including a summary report describing the overall management plan and performance criteria
for all required storm events.
9. The Applicant shall obtain all necessary permits including but not limited to all applicable
city permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch
Watershed District approval.
10. Stormwater facilities shall be privately owned and maintained. A maintenance agreement in a
form acceptable to the City should be executed and recorded.
11. The future Preliminary Plat and PUD Plans shall include tree preservation and landscape plans to
be approved by the City’s Landscape Architect.
12. The future Preliminary Plant and PUD Plans shall include architectural renderings.
13. The Applicant shall submit a photometric plan, and all lighting must meet requirements of
Sections 150.035-150.038 of the City Code.
14. That fees in lieu of park land dedication be provided as required by 153.15 of the City Code
with future final plat.
15. The Applicant shall adhere to all requirements as outlined in the Washington County review
memo dated June 13, 2018.
Possible Findings for Denial. The City has legislative authority to rezone a parcel and may not wish to
rezone Outlot C to Convenience Commercial. While the Convenience Commercial zoning district
describes park and ride as an allowed use within the Convenience Commercial zoning district, it is not an
outlined use within the Commercial-guided areas of the Comprehensive Plan. The Planned Unit
11
Development ordinance states that uses within the PUD may include only those uses generally considered
associated with the general land use category shown for the area on the official Comprehensive Land Use
Plan. A park and ride is not generally a commercial use if owned by a public entity, and so the Council
may wish to deny the proposed Concept PUD Plan based on this. If the Council wishes to deny the
proposed General PUD Concept Plan, Staff would recommend the following findings:
1. That the City’s Planned Unit Development (PUD) ordinance states that uses within a PUD may
include only those uses generally considered associated with the general land use category shown
for the area on the City’s official Comprehensive Land Use Plan. The area in which the Concept
PUD Plan is located is guided by the Comprehensive Land Use Plan as Commercial. A park and
ride facility is not considered a commercial use because it would be owned by a public entity and
therefore would not generate property taxes like a commercial use.
2. That the Comprehensive Land Use Plan does not specifically designate park-and-ride facilities or
any other similar type facilities as an allowed, conditional, or interim use for the Commercial
Zoning District.
3. That while park and ride facilities are considered an allowed use within the City’s Convenience
Commercial Zoning District, the City does not believe that the Convenience Commercial zoning
district is appropriate for the area in which the Concept PUD Plan is being proposed as there is
not a need for a park and ride facility in the City. There currently are six park and ride facilities
in adjacent cities that may be used by Lake Elmo commuters. Additionally, there is a new park
and ride facility being planned for less than one mile from the southwestern Lake Elmo border to
provide access to the Metro Gold Line Bus Rapid Transit.
4. The Applicant has also requested that other uses that are either not currently permitted or are
conditional uses be designated as permitted uses within the PUD. The Applicant has not
submitted any plans to accompany the uses that he is requesting be changed to permitted uses and
therefore, due to the lack of information, this is an unreasonable request.
5. The City’s PUD regulations require that applicants offer the City amenities in exchange for any
requests for flexibility from the City standards. The Applicant is requesting flexibility from the
City standards, including, but not limited to, exceeding the City’s impervious surface
requirements, but yet he has not offered the City any amenities in exchange for the flexibility
being requested.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer would be required to pay for any
amendments needed to accommodate the development. Concept Plan approval does not afford the applicant
development rights. When the property develops, it will have urban services and will pay sewer and water
connection charges, building permit fees and the like.
OPTIONS:
The Council may:
• Adopt Resolution 2018-080 approving the Four Corners 2nd Addition Concept PUD with Staff-
recommended conditions of approval and findings.
• Amend Staff and Planning Commission-recommended conditions of approval and findings and
adopt Resolution 2018-080 as amended.
• Adopt Resolution 2018-080 denying the Four Corners 2nd Addition Concept PUD with Staff-
recommended findings.
• Amend Staff-recommended findings for denial and adopt Resolution 2018- as amended.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of the proposed PUD Concept Plan with the
recommended conditions of approval.
12
“Motion to adopt Resolution 2018-080 approving the Four Corners 2nd Addition PUD Concept Plan as
requested by Terry Emerson for the southwest corner of 11530 Hudson Boulevard with recommended
conditions of approval.”
If the Council wishes to deny the proposed PUD Concept Plan, the following motion may be made:
“Motion to adopt Resolution 2018-080 denying the Four Corners 2nd Addition PUD Concept Plan as
requested by Terry Emerson for the southwest corner 11530 Hudson Boulevard with recommended
findings for denial.”
ATTACHMENTS:
• Application materials
• Engineer review memo dated June 14, 2018
• Washington County review memo dated June 13, 2018
• Resolution 2018-080 approving the PUD Concept Plan
• Resolution 2018-080 denying the PUD Concept Plan
PAGE 1 of 3
MEMORANDUM
Date: June 14, 2018
To: Emily Becker, Planner Director Re: Four Corners 2nd Addition Concept Plan
(Commercial Site / Metro Transit Park & Ride)
Cc: Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Four Corners 2nd Addition Concept Plan which includes a
Commercial Site and Metro Transit Park & Ride. A Concept Plan was received on May 21, 2018. The submittal
consisted of the following documentation:
Four Corners 2nd Addition Concept Plan, dated May 18, 2018, prepared by Folz Freeman Surveying LLC.
Engineering has the following review comments:
STREETS AND TRANSPORTATION
Hudson Boulevard Realignment. As part of the development, Hudson Boulevard must be realigned to
move the existing Hudson Boulevard/Manning Avenue intersection north approximately 470 feet to align
with the existing Holiday Station driveway. The concept plan shows this realignment as proposed. The
realignment of Hudson Boulevard must be designed meeting Municipal State Aid Design Standards for
urban section roadways with a 45‐mph design speed. Additional design details and geometrics are
required for City review and changes to this realignment are very likely needed.
Traffic Signal/Turn Lane Improvements. A traffic signal and turn lanes will be required at the new CSAH 15
and Hudson Boulevard intersection. A financial contribution to traffic signal/turn lane improvements
should be considered. The concept plan shows turn lanes at this new intersection.
Hudson Boulevard Improvements. In addition, Hudson Boulevard must be improved per the City design
standards to an urban section on the north side of the street, a 4‐foot shoulder (curb reaction), a 9‐foot
boulevard, and 10‐foot shared use bituminous trail with 2‐foot clear zone. It is further recommended that
the south side of the street include an urban section across Outlots B, C and D. A rural section is permitted
along the south boulevard once the road passes Outlot D.
Hudson Boulevard Right‐of‐Way/Easement Dedication. Significant right‐of‐way dedication is required to
facilitate the Hudson Boulevard realignment and improvements necessary for this development. Right‐of‐
way requirements will need to be reviewed carefully as the development plans evolve and all right‐of‐way
dedicated to the City as part of the project. Additional right‐of‐way dedication should also be granted to
facilitate access to the new Hudson Boulevard roadway for the adjacent property to the north. This access
should be provided from the first intersection east of Manning Avenue to the north property line.
Off‐site permissions/right‐of‐way. Right‐of‐way and easement is required from the adjacent property to
the north to allow for the Hudson Boulevard realignment at Manning Avenue.
A 10‐foot utility corridor easement for small utilities must be dedicated to the City along both sides of the
Hudson Boulevard right‐of‐way.
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
Site Access. The concept plan proposes three access points along Hudson Boulevard. One full access to
Outlot B is approximately 660 feet from the CSAH 15/Hudson Boulevard intersection thereby meeting the
City’s access spacing requirement. One full access to Outlot C is approximately 700 feet from the Outlot B
access, also meeting the City’s access spacing requirement. A third access is proposed to be shared by
Outlots B/C with access spacing at approximately 350+/‐ feet. This third access can only be permitted as
right‐in/right‐out. A center median will be required as part of the Hudson Boulevard improvements to
enable the proposed right‐in/right‐out access.
Turn Lanes. The addition of turn lanes at each proposed access point will need to be evaluated and added
to the plans as determined by the City which may require additional right‐of‐way at these locations.
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 storm water
management plan was provided as part of the Plan submittal and is not required for concept plan review,
however storm water management can impact site design requiring significant plan revisions. The
concept plan shows one storm water pond that is likely two small to accommodate the entire
development as proposed. Additional storm water facilities are likely needed.
A storm water management plan must be submitted with preliminary plans detailing the storm water
management calculations to support any proposed improvements to meet agency requirements including
the HydroCAD model in electronic format. The storm water management plan must include a summary
report describing the overall 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 Storm Water 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.
City design standards, details and plan notes must be used for erosion control.
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 any preliminary plan application.
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 Preliminary Plan application must 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. 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.
Utility Easements. Any extension of sanitary sewer to the subject property will require utility easements
from off‐site properties. The Preliminary Plans must identify the necessary easements to implement the
proposed improvements and must be a minimum 15‐feet each side centered from the pipe.
PAGE 3 of 3
MUNICIPAL WATER SUPPLY
The proposed facility resides within the Planned MUSA, therefore provisions for connecting to the
municipal water supply must be included with any preliminary paln application.
The applicant will be responsible to extend municipal water to the property at the applicant’s cost.
Watermain stubs will be required to all adjacent properties so that these parcels maintain access to water
service. 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 Preliminary Plan application should include a description of the water capacity demands including
average day use, peak day use, and fire suppression demands. 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.
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Opportunity / Affirmative Action
Public Works Department
Donald J. Theisen, P.E.
Director
Wayne H. Sandberg, P.E.
Deputy Director/County Engineer
June 13, 2017
Emily Becker
Community Development Director
City of Lake Elmo
3600 Laverne Avenue North
Lake Elmo, MN 55042
RE: Washington County comments on Four Corners Second Addition, Proposed Concept
Plan
Dear Emily,
Thank you for providing Washington County with the Four Corners Second Addition, Proposed
Concept Plan in the City of Lake Elmo. The project consists of an express park-and-ride lot, a
gas/convenience store, daycare, financial institution and restaurant. The property is located on the
northwest corner of Interstate 94 (I-94) and County State Aid Highway (CSAH) 15/Manning
Avenue. Our comments are as follows:
• The proposed park-and-ride will be a great amenity for Lake Elmo as development
continues to grow along CSAH 15 and within the city. The proposed site is an ideal
location, as it is on the in-bound side for commuting traffic along I-94. The
proposed park-and-ride would serve as a reliever for the Guardian Angels park-
and-ride located in Oakdale, which is currently experiencing constrained capacity.
• Washington County encourages the City to consider bicycle and pedestrian
connectivity within the site. The proposed building and parking lot orientation is not
conducive with walkability and livability principles. These considerations align with
CG Goal 3, LU Goal 2, PTOS Goal 2, and TRIN Goal 4 as stated in the City of
Lake Elmo’s draft 2040 Comprehensive Plan. The aesthetics and desirability of the
commercial sites could be much improved with trail connectivity, intentional
building orientation and implementation of green space elements.
• The Functional Classification of CSAH 15/ Lake Elmo Avenue is an “A” Minor
Arterial Roadway, expander category. The Draft Washington County
Comprehensive Plan 2040 future right-of-way requirement is 180 feet (90 feet from
the center of the roadway). There appears to be adequate right-of-way today;
however, if an expanded interchange were to be constructed in the future, more
right-of-way may be necessary.
• The 2016 Washington County traffic volume count for this section of CSAH15 is
15,700 Annual Average Daily Trips (AADT). The Draft Washington County
Comprehensive Plan 2040 has estimated that traffic will increase to 21,000
Vehicles per Day (VPD) by 2040.
June 13, 2018
Four Corners Addition
Page 2 of 3
• The realigned access location of Hudson Boulevard, which aligns with the access
road to the Holiday Gas station in West Lakeland Township at CSAH 15, is
acceptable to the County as shown. Turn lanes on CSAH 15, including a
southbound right-turn lane and northbound center left-turn lane, will need to be
constructed as part of the Hudson Boulevard realignment. A plan section will need
to be prepared and approved by the county traffic engineer, and a Washington
County Right of Way Permit will be required for any turn lane improvements.
• Since no traffic study has been submitted to Washington County as part of the
concept plan, it can’t be determined at this time if the new intersection will meet
warrants for a traffic signal. If a traffic signal is warranted, the City of Lake Elmo
would have a 25% cost share.
• A trail is needed on the south side of Hudson Blvd to connect these facilities to
CSAH 15 and the trail towards Hudson, Wisconsin.
• Lane configuration at the intersection as shown is acceptable to the County.
• Left turn lanes are needed into the site accesses to prevent queuing back to CSAH
15.
• The developer or the city must submit the drainage report and calculations to our
office for review of any downstream impacts to the county drainage system. Along
with the drainage calculations, we will request written conclusions that the volume
and rate of stormwater run-off into the county right-of way will not increase as part of
the project.
• Access control should be dedicated to Washington County along the CSAH 15
frontage, except for the opening corresponding to Hudson Boulevard North.
• Washington County's policy is to assist local governments in promoting
compatibility between land use and highways. Residential uses located adjacent
to highways often result in complaints about traffic noise. Traffic noise from this
highway could exceed noise standards established by the Minnesota Pollution
Control Agency (MPCA), the U.S. Department of Housing and Urban Development,
and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that
municipalities are responsible for taking all reasonable measures to prevent land
use activities listed in the MPCA's Noise Area Classification (NAC) where the
establishment of the land use would result in violations of established noise
standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and
County State Aid Highways from noise thresholds. County policy regarding
development adjacent to existing highways prohibits the expenditure of highway
funds for noise mitigation measures in such areas. The developer should assess
the noise situation and take any action outside of County right of way deemed
necessary to minimize the impact of any highway noise.
June 13, 2018
Four Corners Addition
Page 3 of 3
• A Right-of-Way Permit will be required for any work in the CSAH 15 right-of-way as
it relates to the development. A plan set is required with the application and must
include any grading, installation of culverts, installation of water and sewer
services, left and right turn lanes on CSAH 15, parallel trail grading, signage and
any landscaping and other improvements within County right-of-way.
• All utility connections for the development require Washington County Right-of-
Way Permits. Typically, these are the responsibility of the utility companies.
Thank you for the opportunity to comment on this preliminary plat. If you have any questions,
please contact me at 651-430-4316 or jan.lucke@co.washington.mn.us. For permit applications,
please contact Carol Hanson at Carol.hanson@co.washington.mn.us.
Regards,
Jan Lucke
Public Works Planning Director
C: Carol Hanson, Office Specialist
1
Resolution 2018-080
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-080
RESOLUTION APPROVING THE CONCEPT PLANNED UNIT DEVELOPMENT PLAN AS
PROPOSED BY TERRY EMERSON FOR A PORTION OF 11530 HUDSON BOULEVARD N
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Terry Emerson, 2204 Legion Lane Circle N, Lake Elmo, MN 55042 (the
“Applicant”) has submitted an application to the City of Lake Elmo (City) for a Concept PUD
Plan for a mixed use commercial development including commercial uses and a park and ride on
a 15.77 acre portion of 11530 Hudson Boulevard N, a copy of which is on file in the City of
Lake Elmo Planning and Zoning Department; 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 June 18,
2018 to consider the Concept PUD approval request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Concept PUD Plan; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Concept PUD as part of a memorandum to the City Council
from the Planning Director for the July 17, 2018 Council Meeting; and
WHEREAS, the City Council reviewed the application at its meeting held on July 17,
2018 and made the following findings:
1. That the Applicant has submitted all application requirements outlined in Section 154.759:
Application Requirements for General PUD Concept Plan.
2. That the PUD Concept Plan is consistent with the intent of the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
3. That the PUD Concept Plan complies with the general intent of the Commercial zoning
districts with PUD modifications.
4. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
5. That the PUD Concept Plan is generally consistent with the City’s engineering standards with
exceptions as noted in the City Engineer’s memorandum dated June 14, 2018.
6. The PUD Concept Plan meets the minimum requirement for a PUD including minimum
lot area and street layout. It is not known whether the minimum requirement for open space
is met.
2
Resolution 2018-080
7. The PUD Concept Plan meets at least one of the required PUD objectives identified in
Section 154.751.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Concept PUD Plans as proposed by Terry Emerson subject to the following
conditions:
1. The future Preliminary Plat and PUD Plans include a portion of PID# 34.029.21.43.0003.
2. The future Preliminary Plat and PUD Plans shall identify proposed land uses, and those
land uses shall accompany a detailed site plan to be approved by the City. Any use that is
not designated on the Preliminary Plat and PUD Plans and is not designated as a
permitted use within the Commercial zoning district shall require a conditional use
permit.
3. The future Preliminary Plat and PUD Plans shall provide the required 20% open space
within the development or specify what the proposed public or site amenity the development
will provide that the City may consider as an alternative to the open space requirement.
4. The future Preliminary Plat and PUD Plans should detail proposed amenities in exchange for
flexibility from standards of the Zoning Code.
5. The future Preliminary Plat and PUD Plans shall comply with comments outlined in the City
Engineer Review Memo named Four Corners 2nd Addition Concept Plan dated June 14, 2018.
6. The future Preliminary Plat and PUD Plans shall include provisions for City sanitary sewer
and municipal water as well as sanitary sewer and water capacity demands. The Applicant
shall be responsible to extend City sanitary sewer and municipal water to the site at the
applicant’s cost. Sanitary sewer and water main stubs will be required to all adjacent
properties.
7. The future Preliminary Plat and PUD Plans shall include right-of-way and easement from the
adjacent property to the north to allow for the Hudson Boulevard realignment at Manning
Avenue.
8. The future Preliminary Plat and PUD Plans shall include a stormwater management plan
including a summary report describing the overall management plan and performance criteria
for all required storm events.
9. The Applicant shall obtain all necessary permits including but not limited to all applicable
city permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch
Watershed District approval.
10. Stormwater facilities shall be privately owned and maintained. A maintenance agreement
in a form acceptable to the City should be executed and recorded.
11. The future Preliminary Plat and PUD Plans shall include tree preservation and landscape
plans to be approved by the City’s Landscape Architect.
12. The future Preliminary Plant and PUD Plans shall include architectural renderings.
13. The Applicant shall submit a photometric plan, and all lighting must meet requirements of
Sections 150.035-150.038 of the City Code.
14. That fees in lieu of park land dedication be provided as required by 153.15 of the City Code
with future final plat.
3
Resolution 2018-080
15. The Applicant shall adhere to all requirements as outlined in the Washington County review
memo dated June 13, 2018.
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
Resolution 2018-080
529352v2 SJS LA515-1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-080
RESOLUTION DENYING THE CONCEPT PLANNED UNIT DEVELOPMENT PLAN AS
PROPOSED BY TERRY EMERSON FOR A PORTION OF 11530 HUDSON BOULEVARD N
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Terry Emerson, 2204 Legion Lane Circle N, Lake Elmo, MN 55042 (the
“Applicant”) has submitted an application to the City of Lake Elmo (City) for a Concept PUD
Plan for a mixed use development including commercial uses and a park and ride on a 15.77 acre
portion on the southeast portion of 11530 Hudson Boulevard N, a copy of which is on file in the
City of Lake Elmo Planning and Zoning Department (the “Concept PUD Plan”); 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 June 18,
2018 to consider the Concept PUD Plan application; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Concept PUD Plan as part of a memorandum to the City
Council from the Planning Director for the July 17, 2018 Council Meeting; and
WHEREAS, the City Council reviewed the application at its meeting held on July 17,
2018 and made the following findings:
1. That the City’s Planned Unit Development (PUD) ordinance states that uses within a
PUD may include only those uses generally considered associated with the general land
use category shown for the area on the City’s official Comprehensive Land Use Plan.
The area in which the Concept PUD Plan is located is guided by the Comprehensive
Land Use Plan as Commercial. A park and ride facility is not considered a commercial
use because it would be owned by a public entity and therefore would not generate
property taxes like a commercial use.
2. That the Comprehensive Land Use Plan does not specifically designate park-and-ride
facilities or any other similar type facilities as an allowed, conditional, or interim use for
the Commercial Zoning District.
3. That while park and ride facilities are considered an allowed use within the City’s
Convenience Commercial Zoning District, the City does not believe that the Convenience
Commercial zoning district is appropriate for the area in which the Concept PUD Plan is
being proposed as there is not a need for a park and ride facility in the City. There
currently are six park and ride facilities in adjacent cities that may be used by Lake Elmo
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Resolution 2018-080
529352v2 SJS LA515-1
commuters. Additionally, there is a new park and ride facility being planned for less than
one mile from the southwestern Lake Elmo border to provide access to the Metro Gold
Line Bus Rapid Transit.
4. The Applicant has also requested that other uses that are either not currently permitted or
are conditional uses be designated as permitted uses within the PUD. The Applicant has
not submitted any plans to accompany the uses that he is requesting be changed to
permitted uses and therefore, due to the lack of information, this is an unreasonable
request.
5. The City’s PUD regulations require that applicants offer the City amenities in exchange
for any requests for flexibility from the City standards. The Applicant is requesting
flexibility from the City standards, including, but not limited to, exceeding the City’s
impervious surface requirements, but yet he has not offered the City any amenities in
exchange for the flexibility being requested.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby deny
the Concept PUD Plan as proposed by Terry Emerson.
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
STAFF REPORT
DATE: July 17, 2018
REGULAR
ITEM #: 19
AGENDA ITEM: Manning Avenue North (CSAH 15) and Stillwater Boulevard (CSAH 14)
Realignment – Project Update on Additional Work to Realign City Watermain
SUBMITTED BY: Jack Griffin, City Engineer
REVIEWED BY: Kristina Handt, City Administrator
Rob Weldon, Public Works Director
Chad Isakson, Assistant City Engineer
ISSUE BEFORE COUNCIL: Should the City Council receive a project update and provide
feedback/direction to staff in regards to the need to realign the city owned watermain in Washington County
right-of-way in conflict with county facilities being constructed as a part of the Manning Avenue North
(CSAH 15) and Stillwater Boulevard (CSAH 14) Realignment project?
BACKGROUND, PROPOSAL DETAILS/ANALYSIS: The City of Lake Elmo owns a 12-inch
watermain which runs along the north side of CSAH 14 between 39th Street and Little Blue Stem Trail
North within Washington County right-of-way. Field review of the existing watermain route and proposed
infrastructure being built as a part of the project shows the watermain is in conflict with future drainage
basin facilities and requires approximately 1,000 feet of watermain to be relocated.
Staff is working with the county and their design engineers to complete a detailed design of the relocation
and soliciting pricing from the contractor to complete the work. This agenda report is intended to inform
the Council of the issue. Additionally, as a part of the watermain relocation, the City will be providing
water service stubs to the 4 residential properties and 1 commercial property shown on the attached exhibit.
Under current City policy, these properties are not required to connect to City water but will have the option
to connect as they deem appropriate.
The watermain was installed in 2002 as part of the Fields in St. Croix development using directional drilling
and passes beneath two Northern Natural Gas mains. The pipe was therefore installed using HDPE pipe at
depths up to 15-feet and using no ductile iron pipe fittings. The watermain is therefore very difficult to
locate and the record drawings are not reflective of the project as constructed.
FISCAL IMPACT: Costs are unknown at this time. Staff will provide an estimate once the relocation
design is complete and the contractor has provided pricing for the work. Washington County has stated that
they believe the relocation construction costs should be the City’s responsibility, similar to the City
requiring Xcel Energy to relocate utilities found in City right-of-way.
RECOMMENDATION: Staff is recommending that the City Council receive a staff update and provide
any feedback/direction as deemed appropriate in regards to the work to realign the City owned watermain
in Washington County right-of-way as a part of the Manning Avenue North (CSAH 15) and Stillwater
Boulevard (CSAH 14) Realignment project.
ATTACHMENTS:
1. Exhibit A. CSAH 15-CSAH 14 Roadway Realignment showing storm water basin locations.
2. Exhibit B. Proposed Watermain Realignment Exhibit.
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