HomeMy WebLinkAbout#18 - Boulder Ponds 4th Addition Final Plat STAFF REPORT
DATE: 9/18/2018
REGULAR
ITEM #: 18
MOTION
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Boulder Ponds 4th Addition Final Plat and Planned Unit Development (PUD)
Plans
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The City has received an application from Trident Development, LLC for Final Plat and PUD Plans for
Outlots B and C of Boulder Ponds 1st Addition.
ISSUE BEFORE COUNCIL:
The Council is being asked to consider the request for approval of Final Plat and PUD Plans for a 3.68
acre development of Outlot B (1.44 acres) and Outlot C (2.24 acres) of Boulder Ponds. The development
will consist of a 95 unit senior care facility to include 28 memory care units and 67 assisted living units
along with resident services.
PROPOSAL DETAILS/ANALYSIS:
Applicants: Trident Development, LLC, 3601 18th Street South, St. Cloud, MN 56301
Property Owners: OP4 Boulder Ponds, LLC, 11445 Viking Drive, Ste 350, Eden Prairie, MN
55344
Location: Outlots B and C, Boulder Ponds, PID#s 34.029.21.33.0023 and
34.029.21.33.0024
Request: Final Plat and PUD Plans for Boulder Ponds 4th Addition to congregate
housing with accessory services
Existing Land Use: Vacant property
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Existing Zoning: HDR – High Density Residential
Surrounding Land
Use / Zoning:
South – I-94 and Woodbury; West – Boulder Ponds outlot and Park Dentail
(BP – Business Park); East – Vacant land, Outlot F Boulder Ponds (C -
Commercial); North – Single Family Residential Housing (LDR – Low
Density Residential)
Comprehensive
Plan Guidance:
Commercial/Medium Density Residential
History Boulder Ponds PUD General Concept Plan approval: 12/17/2013 by
Resolution 2013-109; Boulder Ponds PUD Preliminary Plat and PUD Plans
approval: 9/16/2014 by Resolution 2014-073; Boulder Ponds 1st Addition Final
Plat approval (platting the outlots): 4/21/2015 by Resolution 2014-023;
Boulder Ponds Zoning Map and PUD Amendment: 12/6/2016 by Ord. 08-149
Deadline(s) for
Action:
Application Complete – 7/27/2018
60 Day Deadline – 9/25/2018
Extension Letter Mailed – No
120 Day Deadline – N/A
Applicable
Regulations:
Chapter 153 – Subdivision Regulations
§154.210 – Off-Street Parking
Article XII: Urban Residential Districts
§154.258: Landscape Requirements
Reason for a PUD. The outlots on which the development is proposed are part of the Boulder Ponds
PUD. It was indicated in the PUD Concept Plan for Boulder Ponds that the PUD would contain 93 single
family homes and a senior housing multi-family residential building.
Identified Objectives. When reviewing requests for approval of a planned unit development, the City
shall consider whether one or more of the objectives outlined within the PUD ordinance will be served or
achieved. Staff believes that the following objectives are being met with the proposed development:
• Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public
facilities.
• Provision of more adequate, usable, and suitably located open space, recreational amenities and
other public facilities than would otherwise be provided under conventional land development
techniques.
• Accommodation of housing of all types with convenient access to employment opportunities
and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing.
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Minimum Requirements. It has already been determined with the Boulder Ponds Preliminary Plat the
minimum requirements of a PUD have been met.
Amenities. It is of the opinion of Staff that the provision of senior housing is an amenity in and of itself.
It was communicated during the Concept Plan that this area would be senior housing, and the Comp Plan
supports senior housing initiatives within the sewered areas of the City. Additionally, the PUD ordinance
indicates that underground or structured parking that is integrated into the primary structure warrants
amenity points for increased density (5-10 points).
PUD Allowed Development. Per the City’s PUD Ordinance, uses within a 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. Specific allowed uses and performance standards for each PUD shall be
delineated in an ordinance and development plan. The PUD development plan shall identify all the
proposed land uses and those uses shall become permitted uses with the acceptance of the development
plan. Any change in the list of uses approved in the development plan will be considered an amendment
to the PUD, and will follow the procedures specified in Article 5, Section 154.105 for zoning
amendments.
Proposed Uses. The applicant has proposed the following uses for the property. While some of these uses
are conditional within the High Density Zoning District, because the PUD ordinance, as mentioned above,
outlines that uses delineated within a PUD application may become permitted, these uses would not
require a conditional use permit.
• Congregate Housing. The Zoning Code defines congregate housing as a dwelling providing
shelter and services for the elderly, which may include meals, housekeeping, and personal care
assistance and minor medical services, but not intermediate, long term, or extended nursing care
for residents. Senior assisted living dwellings and senior memory care dwellings are being
proposed.
o Congregate housing is a conditional use within the high density zoning district, and so
Staff would support this use becoming permitted within this development.
• Food Services. These will be provided by onsite staff and third-party vendors. The project will
include a commercial kitchen, which will be inspected and licensed through the State Department
of Health and Washington County. Food services will include food preparation, cooking, and
serving.
o This is an accessory use to congregate housing and will provide food to residents and
guests solely, not open to the public.
• Beauty Salon. This will be provided by a third party beautician and will be inspected and licensed
through the State Department of Health.
o This is also an accessory use to congregate housing and will not be available to the
public.
Density. The PUD Concept Plan had originally proposed a 64-unit senior housing facility. However, it
was explained in the Staff Report to the Planning Commission dated 12/9/2013 that the applicants had
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submitted a density analysis worksheet to present the gross densities associated with the low density and
medium density areas. Due to the fact that 5th Street (which serves as the boundary between the low
density and medium density areas) had been moved to the south, the Boulder Ponds development
included more low density residential than was planned for in the 2030 Comprehensive Plan as shown
below.
The 2030 Comprehensive Plan showed a total of 36.76 acres of medium density residential area and 7.26
acres of low density residential area within the medium within the development. Therefore, using the
lower ends of the allowed density within these land uses, the entire development was to have a total of
183 units (18 units within the low density residential area and 165 units within the medium density
residential). The approved development has approximately 46 acres of low density residential area, and
contain 93 units. Therefore, at least 90 more units should be within the development, and with the PUD, it
is reasonable for this amount to be increased to 95 units.
Zoning Map and PUD Amendment. A zoning map/PUD amendment was requested to rezone Outlots B
and C to High Density Residential and was approved in December of 2016 by Ord. 08-149. While the
Concept Plan and Preliminary Plat had proposed 64 units within the development, this was only within
Outlot C. Outlot B was to have been commercial and was rezoned to High Density Residential with the
approved Zoning Map Amendment. Through the addition of the 1.44 acre Outlot B to the high density
residential area, an additional 26 units would be allowed, and as per the Staff Report presented to
Planning Commission and Council, five additional would be allowed with additional PUD density. It
should be noted that memory care units will need to count towards the density within the development, as
per the Met Council’s plat monitoring program guidelines, memory care units that are a part of a senior
campus that include assisted living units and/or are apartment like and have their own kitchen need to
count towards density.
Residential Area of Boulder
Ponds Development as per
the 2030 Comprehensive
Actual Development Zoning
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Site Plan and Narrative. The application narrative indicates that Trident Development LLC, a St. Cloud-
based real estate development organization, will be the project manager, and that Tealwood Senior
Living, a Twin Cities-based senior living care operator and provider, will be the long term operator.
According to the narrative, the two companies have a long history of successfully developing, owning and
operating senior living projects, and their ownership partnership results in additional care given to design
and quality of the building, how it will last the test of time, how the project fits within the community,
and how well it will operate for its residents.
There will be 28 memory care units and 67 assisted living units. The building will include a bistro,
community dining room, scheduled wellness programming and activities, chapel, beauty salon, spa with
hydrotherapy tub, transport van for scheduled trips and transportation needs, wireless internet access,
community room for resident parties and family gatherings, private dining room for special occasions,
resident monitoring system and controlled access entry system, wellness center with gym-quality
equipment, light housekeeping services, generously landscaped lawn with significant plantings, spacious
outdoor patio, ample walking paths, gazebo, and video surveillance and elevators. The apartment units
will provide one and two bedroom style units; complete kitchen with upgraded appliances; in-unit
dishwasher; and private balconies and window blinds. The memory care units will have a limited kitchen
and appliances and full bathroom.
Minimum Lot Size Requirements. The parcel is consistent with the outlots created as part of the
Boulder Ponds 1st Addition Final Plat and meets the minimum lot size and width requirements of the
Commercial zoning district. Outlots B and C will be combined to total 3.68 acres.
Parkland Dedication. The City requires 10% of the purchase price of the property for parkland
dedication for property within the HDR zoning district. The developer has indicated that the purchase
agreement price for the property is $1,235,000, and so the required park dedication for the development is
$123,500.
Setback and Impervious Surface Requirements. The following table outlines how the proposed use
adheres to the setback and impervious surface requirements of the High Density Residential zoning district.
The proposed site plan meets all of the requirements.
Commercial District – Zoning Standards
Standard Required Proposed
Maximum Height 50 feet 38 feet
Maximum Impervious Coverage 75% 52%
Front Yard Setback – Building 20 feet 20.3 feet
Interior Side Yard Setback – Building 10 feet 50.8 feet
Corner Side Yard Setback – Building 15 feet N/A
Rear Yard Setback - Building 20 feet 20.4 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 Commercial zoning district.
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Circulation.
o Internal connections when feasible. There are no feasible internal connections to the site. The site
will be accessed off of Jade Trail North. There are two access points to the site to allow delivery
trucks to safely and efficiently enter the site from one access point and leave from the other access
point without turning around.
o Curb cuts minimized. There are two proposed curb cuts in order to provide better circulation.
Fencing and Screening. It is a recommended condition of approval as mentioned below that there be
more screening provided along the northern edges of the development from the single family
residential housing.
Lighting Design. The applicant has submitted a photometric plan which shows that the proposed
lighting does not exceed more than 4/10 footcandle at any property line, adherent with Code.
Exterior Storage. There is no exterior storage proposed. Trash collection will occur in designated trash
rooms located within the underground parking garage, and no trash/refuge area is proposed outside of
the building.
Standards for Congregate Housing. The following outlines the standards that pertain to congregate
housing within any zoning district as indicated in the Zoning Code.
• To the extent practical, all new construction or additions to existing buildings shall be
compatible with the scale and character of existing building and surrounding neighborhood.
o Architectural renderings have been provided, and the facility is designed to be
compatible with the scale and character of the single family homes within Boulder
Ponds.
• The site shall contain a minimum of fifty (50) square feet of green space per resident,
consisting of outdoor seating areas, gardens and/or recreational facilities. In cases of unique
circumstances, the City may consider public parks or plazas within three hundred (300) feet
of the site to meet this requirement. It is the responsibility of the applicant to demonstrate
why the green space cannot be located on-site.
o With 95 residents, 4750 square feet would be required. There is an approximately 286
square foot relaxation garden proposed within the development. The pervious area
within the development makes up for 48% of the parcels, totaling 76,554 square feet.
This requirement is met.
• An appropriate transition area between the use and adjacent property may be required, to
include landscaping, screening and other site improvements consistent with the character of
the neighborhood.
o There is single family detached housing to the north, and as shown below in the
Boulder Ponds single family detached housing landscape plan, screening has not been
provided in the rear yards of these lots. The attached landscape plan shows that five
Northwoods Maples are proposed along the northern edge of the property. Staff
believes that there should be additional screening provided along the north edge of
the property that includes at least one deciduous or coniferous tree per forty feet
along the three northern property lines.
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Parking Lot Requirements
Number of Parking Spaces. One space per employee on the largest shift plus one visitor space for
every four residents based on capacity is required for congregate housing. There are 67 assisted living
units with a mix of one and two bedrooms, so assuming that these are half and half, one would
anticipate approximately 100 assisted living residents, so only 25 spaces would be needed for the
residents. Memory care units are not counted, as these patients cannot drive. The total number of
spaces provided is 107, with 72 underground stalls and 35 surface stalls. It is not anticipated that the
number of employees on the largest shift would exceed 82, and so the parking provided is sufficient.
Minimum Parking Space and Aisle Dimensions. Parking spaces are nine feet wide as required by Code,
and the aisle widths are 22 feet wide, sufficient for two way access.
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 shown on the plans.
Boulder Ponds Single Family
Residential Landscape Plan. No
screening provided in single family
residential lots.
Boulder Ponds Senior Housing
Landscape Plan. Only five trees
proposed along northern property
lines. Recommended condition that
there be at least one deciduous or
coniferous tree every 40 feet.
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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 shown on the plans.
Accessible Parking. The proposed number of parking spaces is 107. The 35 surface stalls contain
three handicap–accessible spaces with van access, which meets the Americans with Disabilities Act
(ADA) requirements. The underground parking will need to contain at least an additional five
handicap-accessible spaces.
Parking Area in Front of Building. Standards for multi-family housing within the HDR district require
that no parking is located in the front yard or between the front façade and the street. Congregate
housing does not have these standards, however. Additionally, the applicant has indicated in the
narrative that assisted living facilities require a prominent, safe, covered, visible and highly-accessible
pick-up/drop-off point; and that assisted living units drive the need for guest parking, which often
times is used by handicapped visitors.
Parking Lot Screening Standards
Interior Parking Lot Landscaping. At least 5% of the parking lot is devoted to islands or corner
planting beds as is required per the City’s interior parking lot landscaping standards. Additionally, the
number of trees required to be provided within these interior islands and corner beds is met, as two
trees are within landscaping islands and four are within the corner bed.
Perimeter Parking Lot Landscaping.
o Frontage Strip. A well-over five-foot wide frontage strip is provided between the parking area
and street. Screening has not been provided along Jade Trail, and it is a recommended condition
of approval that this be provided. A masonry wall, fence, berm or hedge or combination that forms
a scree a minimum of three and a half and a maximum of four feet in height and not less than 50%
opaque on a year-round basis should be provided. The requirement that at least one deciduous tree
be planted every 50 linear feet has been met along Jade Trail with the existing trees that were
planted with the development of Boulder Ponds.
Screening. As previously mentioned, screening is required to provide visual and noise separation of
intensive uses from less intensive uses. The property to the north is guided for and currently is used
for Low Density residential. Landscaping is provided along the edges of the buildings, but a masonry
wall or fence in combination with a landscape material that forms a screen at least six feet in height
along with at least one deciduous or coniferous tree per 40 linear feet along the property line should
be provided.
Landscape Plans. The applicant has submitted landscape plans which have been reviewed by the City’s
landscape architect. This review is attached to this memo and indicates that the proposed landscape plan
does not provide at least 25% coniferous trees as required by ordinance, does not provide screening on the
north end of the site, has utility conflicts, and sufficient green space as required by ordinance.
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Proposed Monument. The proposed monument (including the support structure) is 6’9” tall and ten feet
wide. The allowed height of a sign within the HDR district is six feet and the maximum area is 32 square
feet. Support structures are not included in this calculation.
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.
• Site Design. Building is oriented towards Jade Trail North, on which a pedestrian trail is provided.
The building is located as close to the public street as possible, and recreational and common spaces
are located at the interior or rear of the site.
• Streetscape. Sidewalks to the buildings are provided parallel to the public street from the parking
lot. There are street trees that were planted with the Boulder Ponds single family residential
development.
• Landscaping. Shade and ornamental trees and other plant material are proposed within the front
setback area, and it is a condition of approval that the parking lot be buffered from Jade Trail North.
• Parking. The surface parking area is not located in the rear or side yard as suggested, and surface
parking parallel to the street exceeds 50% of the primary street frontage, as is discouraged in these
guidelines and standards. It is previously explained in this report why it is located in the front of
the building. As such, it is a recommended condition of approval that the parking area be screened.
• Delivery, Service, Storage and Utility Areas. There are no outside trash enclosures proposed.
• Building Design. There are no blank facades without windows or doors, and continuous expanses
of wall through façade articulation, recession and projection is utilized. There are no garage doors
proposed.
• Building Materials/Scale and Mass. The building is wood-framed construction with a distressed
concrete plank deck over the underground garage. Exterior materials utilize a complimentary blend
of cultured stone and varying bands of LP Smart lap siding separated by frieze board. An emphasis
is placed on the main building entry point by introducing additional amount of cultured stone and
a prominent gable with decorative treatments, and a covered entry with ample porch space. The
architectural design implements a series of dormers, together with variation of vertical plan (bump-
outs) providing visual interest. The building also proposes single-hung vinyl windows with
decorative mullions in all windows and doors; all-aluminum powder-coated suspended balconies
and railings (assisted living units); architectural-grade asphalt shingles; and pre-finished aluminum
fascia and soffits.
Fire Chief/Building Official Review. An automatic fire suppression system is provided throughout the
building, which is monitored 24 hours a day. Two additional fire hydrants will be required for the site, one
on the southwest corner of the parking lot and one to the north of the rear parking lot.
City Engineer Review. The City Engineer has provided a memo addressing the Final Plat and PUD Plans
in the attached memo dated August 16, 2018. Comments of particular note are summarized below.
• The proposed project produces less runoff volume from the site than was originally planned for the
storm water management plan for the Boulder Ponds development project and therefore no
additional storm water BMPs will be required.
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• Access spacing of the two proposed accesses are acceptable.
• Emergency vehicles will likely need to access the secondary driveway, as the front entrance
includes a 14-foot wide drop off zone together with a secondary driveway.
• There is no turnaround provision for the rear parking lot.
• All 22-foot driveway entrances should be signed “No Parking.”
• One fire hydrant is proposed on site, and there is an existing fire hydrant located along Jade Trail
North right-of-way for Outlot C. If additional fire hydrants are required on site, the fire hydrants
and connecting water main will be City-owned and maintained.
• A private roof drainage/storm sewer system internal to the site is proposed to capture and direct
runoff volumes to each of three City-owned storm water facilities in proportion to the Boulder
Ponds stormwater management system. A Stormwater Maintenance and Easement Agreement in
the City’s standard form is required for the private owned storm sewer system.
• Construction parking, including deliveries and equipment loading/unloading, is to be maintained
interior to the construction site unless specifically permitted by the City for specified limited dates.
Preliminary Plat Conditions. Because conditions of approval for the preliminary plat for Boulder Ponds
were related to the single family residential development, Staff will not be providing an analysis if
preliminary plat conditions have been met.
Planning Commission Review. The Planning Commission held a public hearing and review the proposed
Final Plat and PUD Plans at its August 27, 2018 meeting and had the following comments:
• The proposed senior housing would be compatible with the day care facility to the south.
• There should be sufficient screening to the south and north of the property.
The Planning Commission recommended approval 7-0.
Recommended Findings.
1) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan is generally consistent with
the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014.
2) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan is consistent with the Lake
Elmo Comprehensive Plan and the Future Land Use Map for this area.
3) That the Boulder Ponds 4th Addition Final Plat generally complies with the City’s High Density
Residential zoning district.
4) That the Boulder Ponds 4th Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control and
other ordinances, except as noted in this report or attachment thereof.
5) That the Boulder Ponds 4th Addition Final Plat complies with the City’s subdivision ordinance.
6) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan complies with the City’s
Planned Unit Development Ordinance.
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7) That the Boulder Ponds 4th Addition Final Plat is consistent with the City’s engineering standards
with the exceptions noted by the City Engineer in his review comments to the City dated August
16, 2018.
Recommended Conditions of Approval. Staff recommends the following conditions be attached to
approval of the Boulder Ponds 4th Addition Final Plat and PUD Plans:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plat and plans requested by the City Engineer in memos dated August 16, 2018 shall be
incorporated into these documents before prior to signing the Plat for recording.
2) A Stormwater Easement and Maintenance Agreement in the City’s standard form is required
for the privately owned storm sewer system.
3) Prior to the release of the Final Plat for recording, 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, and payment of the required improvements with
financial guarantees therefore.
4) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to recording. Easements may need to be revised pending
review by the City of a detailed right-of-way boulevard plan and updated grading plans showing
the storm water high water levels.
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, South Washington Watershed District permit, etc.
6) The site plan is subject to a storm water management plan meeting State, South Washington
Watershed District and City rules and regulations. All applicable permits must be obtained.
7) 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.
8) Landscape plans must be approved by the City’s Landscape Architect prior to recording of the
final plat. The landscape plans must meet all city screening requirements including screening on
the northern portion of the property to include a masonry wall or fence in combination with
landscape material that forms a screen at least six feet in height and not less than 90% opaque and
a minimum of one deciduous or coniferous tree at least every 40 feet, as well as perimeter parking
lot screening along Jade Trail North in the form either a masonry wall, fence, berm, or hedge or
combination that forms a screen three and one-half to four feet in height and not less than 50%
opaque on a year-round basis.
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9) A sign permit shall be obtained prior to erection of any sign on the property.
10) The proposed building shall meet the Lake Elmo Design Guidelines and Standards.
11) That the proper State of Minnesota licensing be maintained for the memory care and assisted
living facilities.
12) That all Fire Chief and Building Official comments be addressed. Two additional fire hydrants
will be required on the site, one on the southwest corner of the parking lot, and one to the north of
the rear parking lot. The rear parking lot must provide sufficient turnaround that meets the
requirements for apparatus turnaround. All fire hydrants and related water mains shall be owned
and maintained by the City.
FISCAL IMPACT:
If approved and recommended conditions of approval are adopted, the applicant will be required to pay
sewer and water availability charges, building permit fees, and property taxes.
OPTIONS:
The Council may:
• Approve the Final Plat and PUD Plans and Conditional Use Permit with recommended findings
and conditions of approval.
• Approve the Final Plat and PUD Plans and Conditional Use Permit with amended findings and
conditions of approval.
• Approve either the Final Plat and PUD Plans or Conditional Use Permit, citing recommended
findings for denial and approve either the Final Plat and PUD Plans or Conditional Use Permit with
recommended or amended findings and conditions of approval.
• Deny both the Final Plat and PUD Plans, citing findings for denial.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of the Boulder Ponds 4th Addition Final Plat and
PUD Plans with recommended findings and conditions of approval:
“Move to adopt Resolution 2018- approving the Boulder Ponds 4th Addition Final Plat and PUD Plans
with recommended findings and conditions of approval as drafted by Staff.”
ATTACHMENTS:
• Applications and Narrative
• Boulder Ponds 4th Addition Final Plat
• Plans
• Elevation and Floor Plans
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• City Engineer Review Memo dated August 16, 2018
• Landscape Architect Memo
• Resolution 2018- approving the Final Plat and PUD Plans
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
BOULDER PONDS FOURTH ADDITIONVICINITY MAP
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MEMORANDUM
Date: August 16, 2018
To: Emily Becker, Planning Director Re: Boulder Ponds 4th Addition – Sr. Living Apartments
Cc: Mike Bent, Building Official Engineering Site Plan Review
Rob Weldon, Public Works Director
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
A Site Plan engineering review has been completed for the Senior Living Apartments be located in Boulder Ponds
4th Addition along Jade Trail North. The submittal consisted of the following documentation prepared by Carlson
McCain, received on July 31, 2018 and August 16, 2018:
Boulder Ponds Fourth Addition Plat, not dated.
ALTA Survey dated 06.20.2018.
Boulder Ponds Senior Living Site Improvement Plans C1 – C9, dated 07.27.2018.
Landscape Plan L1 – L3, dated 07.27.2018.
Stormwater Management Report, dated 07.27.2018, and revised 08.16.2018
Engineering review comments are as follows:
General Comments:
1. Engineering did not review zoning requirements, setbacks, impervious surface requirements, parking
requirements, or lighting requirements.
2. Specifications must be submitted for City review prior to construction. The City of Lake Elmo standard
specifications must be used for all public infrastructure (public watermain/hydrants) and for erosion and
control practices.
Stormwater Management:
1. This site plan is creating 1.90 acres of new impervious surface over a total site area of 3.68 acres, or 52%
impervious coverage.
2. The Boulder Ponds development project designed and constructed an approved storm water management
system to meet the requirements of both the City of Lake Elmo and the South Washington Watershed
District. The approved stormwater report is dated May 18, 2015. The proposed development remains
consistent with this storm water management plan and will result is less runoff volume from the site than
was originally planned for under the Boulder Ponds stormwater management system. Therefore, no
additional storm water BMPs will be required.
3. The stormwater is directed to discharge in three locations including Pond 6C, Basin 6D, and Pond 7. The
applicant has proposed a roof drainage/storm sewer system internal to the site to capture and direct the
runoff volumes to each of the three storm water facilities in proportion to the Boulder Ponds stormwater
management system. The project is utilizing 65% of the allocated capacity to Pond 6C. The project is
utilizing 82% of the allocated capacity to Pond 6D. The project is utilizing 100% of the allocated capacity to
Pond 7.
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 3
C2 Existing Conditions
1. The existing conditions plan must include the adjacent storm water basin names (600C and 600D), the 100‐
year HWL elevations, and the adjacent emergency overflow elevations.
C3 Site Plan
1. The parking lot is designed with two concrete commercial driveway access locations along Jade Trail North,
both at 22‐feet wide. Access spacing and locations appear acceptable.
2. The front entrance to the building includes a 14‐foot wide drop off zone together with a 22‐ft wide
secondary driveway. Emergency vehicle access will likely need to access the secondary driveway.
3. A 22‐ft wide driveway to a rear parking lot area is proposed. There is no turnaround provision for
emergency vehicles at the rear parking lot.
4. All 22‐ft. driveway entrances and drive lanes should be signed “No Parking”.
5. The plan retains the existing concrete sidewalk along Jade Trail as required. Sidewalk connections are
planned interior to the site to various building entrances.
C4 Utility Plan
1. Connection to existing sanitary sewer stub. The project proposes to connect to the existing 8‐inch sanitary
sewer service stub that was located along the Jade Trail North right‐of‐way for Outlot C. Only one sewer
service connection is needed for the combined lot, so the 8‐inch sanitary sewer service stub installed for
Outlot B will remain unused. The 8‐inch sanitary sewer service interior to the site will be a private sewer
service meeting state plumbing code.
2. Connection to existing watermain stub. The project proposes to connect to an existing 6‐inch watermain
service stub located along the Jade Trail North right‐of‐way for Outlot C. The watermain must be
reconfigured to clearly define the City owned watermain and hydrants, the private service shut‐off valve,
and the private watermain service. Utility easements must be dedicated to the City, minimum width of 30‐
feet centered over the City‐owned pipe and hydrants, and all easements must be shown on the Site Plan,
Utility Plan and Grading Plan. The 6‐inch watermain service stub for Outlot B will remain unused. The water
service interior to the site will be a private water service meeting state building code.
3. Fire Hydrant locations. One new fire hydrant is proposed at the north entrance. There is one existing fire
hydrant located along Jade Trail North at the south entrance. If additional fire hydrants are required to be
placed interior to the site, the fire hydrants and connecting watermain will be City owned and maintained.
If required, the site and utility plans, and project specifications must be revised and resubmitted for City
review, showing the proposed hydrants and connecting watermain using City design standards, details and
specifications. Utility easements must be dedicated to the City, minimum width of 30‐feet centered over
the pipe and hydrants, and all easements must be shown on the Site Plan, Utility Plan and Grading Plan.
City standard plan notes for watermain must be shown on the utility plans.
4. A private roof drainage/storm sewer system internal to the site is proposed to capture and direct the
runoff volumes to each of three City‐owned storm water facilities in proportion to the Boulder Ponds
stormwater management system, including Pond 6C, 6D, and Pond 7. The private storm sewer system will
discharge directly to Ponds 6C and 6D. The private storm sewer system will connect to two existing 15‐inch
RCP storm sewer stub pipes at the right‐of‐way of Jade Trail North which discharges to Pond 7.
5. The two 12‐inch RCP pipes and FES discharging to Pond 6D must be increased to 15‐inch RCP pipe/FES.
6. A Stormwater Easement and Maintenance Agreement in the City’s standard form is required for the
private owned storm sewer system.
C5 Grading Plan
1. Add the existing/proposed 100‐year HWL for all adjacent stormwater ponds (600C and 600D).
2. Add proposed building low opening elevation and verify elevation exceeds 1002.5 (EOF = 1001.5 + 1.0 ft.).
3. Add plan note indicating that no changes in the building roof run roof conveyance and discharge locations
is allowed with prior City approval.
PAGE 3 of 3
C7‐C9 Civil Details
1. Add City detail 208 irrigation service, if applicable.
2. Add City detail 502.
Construction and Site Control Requirements
1. Add silt fence using metal post (6’ maximum spacing) immediately behind the existing curb and gutter
along the entire length of Jade Trail North, except at the rock construction entrance.
2. Maintain the second row of silt fence as shown along the back side of the exiting sidewalk, using metal
post (6’ maximum spacing).
3. Add plan note to protect existing concrete sidewalk, boulevard sod and curb and gutter along entire
length of Jade Trail North. Silt fence to remain in place for construction duration without exception. No
construction traffic site access is permitted at any time except for approved rock construction entrance
locations.
4. Add plan note to require construction parking including deliveries and equipment loading/unloading to be
maintained interior to the construction site unless specifically permitted by the City for specified limited
dates.
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Emily Becker, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: August 17, 2018
Subject: City of Lake Elmo Landscape Plan Review
Boulder Ponds 4th Addition, Review #1
Submittals
Landscape Plans, dated 07/27/2018, received 07/30/2018.
Location: Southwestern lot of the Boulder Ponds development; west of Keats Avenue
North, East of Inwood Avenue North at the Northwest Corner of the intersection of Hudson
Boulevard North and Jade Trail North, Lake Elmo, MN.
Land Use Category: High Density Residential
Surrounding Land Use Concerns: Less intensive use to the north.
Special landscape provisions in addition to the zoning code: Screening will be
required to the north due to less intensive use.
Tree Preservation:
A. A tree preservation plan is not required because all existing trees on site are smaller
than the significant tree definitions:
1. Over 6” DBH for hardwood deciduous trees (Birch, Cherry, Hickory, Ironwood,
Hard Maples, Oak and Walnut)
2. Over 8” DBH for coniferous/evergreen trees
3. Over 12” DBH for common trees (Ash, Aspen, Basswood, Box Elder, Catalpa,
Cottonwood, Elm, Hackberry, Locust, Poplar, Silver Maple, Willow and any other
tree not defined as a hardwood deciduous tree or a coniferous/evergreen tree.)
B. Tree replacement is not required because there are no significant trees being removed.
Emily Becker
Planning Director
City of Lake Elmo August 17, 2018
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T:\6443 Lake Elmo\05 Boulder Ponds\04 4th Addition\01 Plan Review\2018-07-30\2018-08-17 Boulder Ponds 4th Addition Landscape Plan Review.docx
Landscape Requirements:
The preliminary plat landscape plans meets the code required number of trees. The
proposed phase 1 plans show the code required tree quantities.
Master Plan Master
Plan
(Code Required) Proposed
Street frontage 535 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 535 Lineal Feet
/50 Feet = Required Frontage Trees 11 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 4.1 Acres
*5 = Required Development Trees 21 Trees
Interior Parking Lot Spaces* 26 Spaces
/10 = Required Parking Lot Trees 0 Trees
Perimeter Parking Lot Frontage Length* 0 Lineal Feet
/50 = Required Frontage Strip Trees 0 Trees
Required Mitigation Trees 0
Required Number of Trees ** 32
Total Trees to Date 32
* Parking lot landscaping or screening trees are included in landscape required tree counts.
None if 0 - 30 Parking Spaces
1 tree per 10 spaces if 31 - 100 Parking Spaces
1 tree per 15 spaces If >101 Parking Spaces
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
The master plan does not meet the minimum of twenty-five percent (25%) of the required
number of trees shall be deciduous shade trees and a minimum of twenty-five percent
(25%) of the required number of coniferous trees.
Master Plan Qty %
Composition
Deciduous Shade Trees 16 50% >25%
required
Coniferous Trees 5 16% >25%
required
Ornamental Trees 11 34%
Tree Count 32
Emily Becker
Planning Director
City of Lake Elmo August 17, 2018
3
T:\6443 Lake Elmo\05 Boulder Ponds\04 4th Addition\01 Plan Review\2018-07-30\2018-08-17 Boulder Ponds 4th Addition Landscape Plan Review.docx
A. A landscape plan has been submitted that does not include all requirements.
1. Details and cross sections of any masonry wall or fence required screening.
B. Interior Parking Lot Landscaping – The development does include interior parking lots
but does not meet the minimum threshold for additional requirements for lots with 30
parking spaces or greater.
C. Perimeter Parking Lot Landscaping – The development does not include perimeter
parking lots.
D. Screening – Screening is required by City code. Screening shall be used to provide visual
and noise separation of intensive uses from less intensive uses. Where screening is
required in the City Code between uses or districts, it shall consist of either a masonry
wall or fence in combination with landscape material that forms a screen at least six (6)
feet in height, and not less than ninety percent (90%) opaque on a year-round basis.
Landscape material shall include trees, planted at a minimum of one deciduous or
coniferous tree per forty (40) linear feet along the property line. Additional landscape
material such as shade trees or trellises may be required to partially screen views from
above.
Findings:
1. The master plan does not meet the minimum of twenty-five percent (25%) of the
required number of trees shall be coniferous trees.
2. Screening is required on the north end of the site due to less intense land use.
3. Proposed tree location conflicts with the proposed storm sewer and water service line is
noted on the following page. This utility conflict needs to be corrected.
4. Congregate housing requires a minimum of 50 square feet per resident. Note on the
plan the proposed amount of green space.
Recommendation:
It is recommended that the conditions of approval include:
1. Submit a revised landscape plan that corrects the discrepancies detailed in the findings
above.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
3
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REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:
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07/27/18
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Signature:
Date:07/27/18 License #:
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PREL
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1.
James A. Kalkes, RLA
45071
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under the
laws of the State of Minnesota
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LANDSCAPE LEGEND
34-262
33-261
25-131 (OLD MNDOT 260) &
ALL AREAS DISTURBED BY
CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET
SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1)
SEED MIX LEGEND (FOR ALL SHEETS)
1.A MINIMUM OF (1) TREE PER 50 LF
OF STREET FRONTAGE.
·TOTAL STREET FRONTAGE = 535 LF.
··535/50 = 11 TREES REQUIRED
2.ADDITIONALLY, (5) TREES SHALL BE PLANTED
PER (1) ACRE OF DEVELOPED LAND OR
DISTURBED BY DEVELOPMENT ACTIVITY
·OVERALL SITE ACREAGE = 4.1 ac
··4.1 x 5 =21 TREES REQUIRED
·TOTAL TREES REQUIRED = 32 TREES REQUIRED
3.IRRIGATION SHALL BE PROVIDED FOR ALL SOD/SEED AND LANDSCAPE
AREAS PER LAKE ELMO DETAILS/SPECIFICATIONS
LAKE ELMO LANDSCAPE CODE
1
Resolution 2018-108
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-108
A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT
(PUD) PLAN FOR THE BOULDER PONDS 4TH ADDITION PLANNED RESIDENTIAL
DEVELOPMENT
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Trident Development, LLC, 3601 18th Street South, St. Cloud, MN 56301, has
submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final PUD Plan
for Boulder Ponds 4th Addition, a copy of which is on file in the City of Lake Elmo Planning
Department; and
WHEREAS, the City approved the Boulder Ponds PUD General Concept Plan on
December 17, 2013; and
WHEREAS, the City approved the Boulder Ponds Preliminary Plat and Preliminary
PUD Plan on September 16, 2014; and
WHEREAS, the proposed Boulder Ponds 4th Addition Final Plat and Final PUD Plan
includes a 95-unit congregate housing development within a planned development on Outlots B
and C, Boulder Ponds in Stage 1 of the I-94 Corridor Planning Area; and
WHEREAS, the Lake Elmo Planning Commission reviewed the Final Plat and Final
PUD Plans on August 27, 2018; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Boulder Ponds 4th Addition Final Plat and Final PUD Plan subject to 12
conditions of approval; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Final Plat and Final PUD Plan as part of a memorandum to the
City Council for the September 18, 2018 Council Meeting; and
WHEREAS, the City Council reviewed the Boulder Ponds 4th Addition Final Plat and
Final PUD Plan at its meeting held on September 18, 2018 and made the following findings:
1) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan is generally
consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on
September 16, 2014.
2
Resolution 2018-108
2) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan is consistent with the
Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
3) That the Boulder Ponds 4th Addition Final Plat generally complies with the City’s High
Density Residential zoning district.
4) That the Boulder Ponds 4th Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion
control and other ordinances, except as noted in this report or attachment thereof.
5) That the Boulder Ponds 4th Addition Final Plat complies with the City’s subdivision
ordinance.
6) That the Boulder Ponds 4th Addition Final Plat and Final PUD Plan complies with the
City’s Planned Unit Development Ordinance.
7) That the Boulder Ponds 4th Addition Final Plat is consistent with the City’s engineering
standards with the exceptions noted by the City Engineer in his review comments to the
City dated August 16, 2018.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Boulder Ponds 4th Addition Final Plat and Final PUD Plan subject to the following
conditions:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plat and plans requested by the City Engineer in memos dated August 16, 2018 shall be
incorporated into these documents before prior to signing the Plat for recording.
2) A Stormwater Easement and Maintenance Agreement in the City’s standard form is required
for the privately owned storm sewer system.
3) Prior to the release of the Final Plat for recording, 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, and payment of
the required improvements with financial guarantees therefore.
4) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to recording. Easements may need to be revised
pending review by the City of a detailed right-of-way boulevard plan and updated
grading plans showing the storm water high water levels.
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, South Washington Watershed District
permit, etc.
3
Resolution 2018-108
6) The site plan is subject to a storm water management plan meeting State, South Washington
Watershed District and City rules and regulations. All applicable permits must be obtained.
7) 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.
8) Landscape plans must be approved by the City’s Landscape Architect prior to recording
of the final plat. The landscape plans must meet all city screening requirements including
screening on the northern portion of the property to include a masonry wall or fence in
combination with landscape material that forms a screen at least six feet in height and not
less than 90% opaque and a minimum of one deciduous or coniferous tree at least every
40 feet, as well as perimeter parking lot screening along Jade Trail North in the form
either a masonry wall, fence, berm, or hedge or combination that forms a screen three and
one-half to four feet in height and not less than 50% opaque on a year-round basis.
9) A sign permit shall be obtained prior to erection of any sign on the property.
10) The proposed building shall meet the Lake Elmo Design Guidelines and Standards.
11) That the proper State of Minnesota licensing be maintained for the memory care and
assisted living facilities.
12) That all Fire Chief and Building Official comments be addressed. Two additional fire
hydrants will be required on the site, one on the southwest corner of the parking lot, and
one to the north of the rear parking lot. The rear parking lot must provide sufficient
turnaround that meets the requirements for apparatus turnaround. All fire hydrants and
related water mains shall be owned and maintained by the City.
Passed and duly adopted this 18th day of September, 2018 by the City Council of the City of
Lake Elmo, Minnesota
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk