HomeMy WebLinkAbout#19 - Applewood Pointe Concept PUD1
STAFF REPORT
DATE: 10/01/19
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Planned Unit Development Concept Plan Review for Applewood
Senior Housing – Eagle Pointe Business Park
REVIEWED BY: Ben Prchal, City Planner
BACKGROUND:
The City has received a request from United Properties for a review of a Planned Unit Development
(PUD) Concept Plan for a 100-unit senior housing development on an 11.7-acre parcel on the corner of
Hudson Boulevard and Eagle Pointe Boulevard. This request also would involve amending an existing
PUD and a Comprehensive Plan amendment from BP (business park) to Mixed Use Business Park (MU-
BP) or HDR (high density residential) for the site.
On September 9, 2019, the Planning Commission held a public hearing about this proposal. At this
hearing, the owners of three of the nearby office condominiums expressed concerns about the size of the
building and flooding that had occurred in the lower levels of their buildings. After listening to the
presentations and to the members of the public that spoke, the Planning Commission recommended
approval of the Applewood Pointe Senior Housing Concept Plan.
ISSUE BEFORE CITY COUNCIL:
The City Council is being asked to review the concept plans, provide feedback to the developer and adopt
Resolution 2019 - ___ approving the concept PUD plans for the Applewood Senior Cooperative housing
development, subject to conditions.
PROPOSAL DETAILS/ANALYSIS:
General Information.
• Property Owner: United Properties, Minneapolis, Minnesota
• Applicant: United Properties (Jennifer Mason)
• Location: Outlot C, Eagle Point Business Park Second Addition PID Number
33.029.21.44.0009
• Requests: Planned Unit Development Revision and Concept Plan Review
• Existing Land Use: Platted but vacant parcel within Eagle Point Business Park
• Site Area: 11.7 acres
• Existing Zoning: BP – Business Park
• Surrounding Land Use: Business Park Office Buildings, High Pointe Medical Center
• Surrounding Zoning: BP – Business Park
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• Comprehensive Plan: Existing: Business Park (BP) Proposed: Mixed Use – Business Park
(MU-BP) or High Density Residential (HDR)
• Proposed Zoning: MU-BP (Mixed Use Business Park) or HDR (Urban High Density
Residential)
• History: The preliminary development plans for the Eagle Point Business Park were
approved in 1999 by the City of Lake Elmo. The 7th Addition was platted in 2006 which allowed
for the development of two lots near the intersection of Eagle Point Boulevard and Inwood
Avenue and created a larger outlot on which Intermediate School District 916 had proposed to
build a new school facility (Which they have completed).
• Deadline for Action: Application Complete – 8/05/2019
• 60 Day Deadline – 10/04/2019
• Extension Letter Mailed – No
• 120 Day Deadline – 12/3/19
• Applicable Regulations: 154.051 – BP Business Park Zoning District
• 154.800 – Planned Unit Development (PUD) Regulations
• Chapter 3 – Land Use – 2040 Comprehensive Plan
• City of Lake Elmo Design Standards Manual
BACKGROUND
The Eagle Point Business Park was initially conceived as part of the City’s 1992 Comprehensive Plan
update in 1992, and the official Business Park zoning for this area was adopted in 1997. Over the next
three years, United Properties submitted applications for a general concept plan for a business park, a
general development stage plan, and a final plat and final plans for what is now called the Eagle Point
Business Park. Overall, the business park occupies approximately 120 acres in the extreme southwestern
portion of Lake Elmo both north and south of Hudson Boulevard. Since approving the overall plans for
the park, the City has been reviewing final development plans for each of the buildings/phases that have
been constructed since then.
Reason for PUD Amendment/PUD History
Eagle Point Business Park was approved as a Planned Unit Development (PUD) in the early 2000’s, and
the City approved a concept plan and preliminary development plan for the entire site at that time. This
approval included the adoption of development standards and regulations for the entire park, and all
subsequent building is expected to conform to these standards. In terms of new building requests, the
City has been requiring applicants to submit an updated preliminary plat and preliminary plans for each
site, which is then followed by consideration of a final plat and plans. Since this lot is now platted as an
outlot it will need City approval of a preliminary and final plat before construction may start. All the
public roads, easements, utilities, and other infrastructure necessary to serve the site have been installed.
In this case, however, the applicant is asking for City approval of a land use that the City has not
approved the Eagle Pointe PUD – senior housing. This requires city-approval of a PUD amendment and
to start the process, the applicant has submitted a request for concept approval before proceeding with the
development of more detailed project plans or with a Comprehensive Plan amendment application.
A more detailed description of the proposed use, including a site development summary, has been
provided by the applicant and is included as an attachment to this report. The primary use of the site (on
the corner of Hudson Boulevard and Eagle Pointe Boulevard) would be a 4-story, 100-unit senior
cooperative building (with underground parking for 100 vehicles). The units would range in size from
about 1,300 to 1,800 square feet and would for sale as part of the cooperative. The building would be
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located in the center of the site wrapping around the existing wetland and on the northern portion of the
site near Eagle Point Boulevard. The concept plans show two driveways connecting to Eagle Pointe
Boulevard with 72 surface parking spaces and access driveways wrapping around 3 sides of the building.
The concept plan includes a total of 172 parking spaces.
The attached plans provided by the applicant include a site map/aerial photo, a site survey, an existing
conditions/wetlands map, a site survey analysis and a concept site plan. Because the public and private
infrastructure necessary to serve the proposed building is already in place, the project will not include the
construction of any new public utilities on or off of the site. All required utilities are already available
and adjacent to the site, and all utilities, including the proposed storm water management facilities, will
be private.
CONCEPT PUD PLAN REVIEW
PUD Review Process. The City Code for PUD’s requires several steps in the project review and
approval process. Section 154.758 of the City Code (below) provides all the details about the review
process and steps. As noted subsection in E2, the Planning Commission is to hold a public hearing about
the concept plan and report its findings and recommendations to the City Council.
§ 154.758 PROCEDURES FOR PROCESSING A PLANNED UNIT DEVELOPMENT.
There are four stages to the PUD process: application conference, general concept plan, preliminary plan
and final plan, as described below.
A. Application Conference. Upon filing of an application for PUD, the applicant of the proposed
PUD shall arrange for and attend a conference with the Planning Director. The primary purpose
of the conference shall be to provide the applicant with an opportunity to gather information and
obtain guidance as to the general suitability of his or her proposal for the area for which it is
proposed and its conformity to the provisions of this subchapter before incurring substantial
expense in the preparation of plans, surveys and other data.
B. General Concept Plan. The general concept plan provides an opportunity for the applicant to
submit a plan to the city showing his or her basic intent and the general nature of the entire
development without incurring substantial cost. The plan should include the following: overall
density ranges, general location of residential and nonresidential land uses, their types and
intensities, general location of streets, paths and open space, and approximate phasing of the
development.
C. Preliminary Plan. Following approval of the general concept plan, the applicant shall submit a
preliminary plan application and preliminary plat, in accordance with the requirements described
in § 153.07. The application shall proceed and be acted upon in accordance with the procedures in
this subchapter for zoning changes.
D. Final Plan. Following approval of the preliminary plan, the applicant shall submit a final plan
application and final plat, in accordance with the requirements described in § 153.08. The
application shall proceed and be acted upon in accordance with the procedures in this ordinance
for zoning changes. If appropriate because of the limited scale of the proposal, the preliminary
plan and final plan may proceed simultaneously.
E. Schedule for Plan Approval
1. Developer presents the general concept plan to the Planning Commission for their review
and comment.
2. After verification by the Planning Director that the required plan and supporting data are
adequate, the Planning Commission shall hold a public hearing, with public notice.
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3. The Planning Commission shall conduct the hearing and report its findings and make
recommendations to the City Council.
4. The City may request additional information from the applicant concerning operational
factors or retain expert testimony at the expense of the applicant concerning operational
factors.
5. The Council may hold a public hearing after the receipt of the report and
recommendations from the Planning Commission. If the Planning Commission fails to
make a report within 60 days after receipt of the application, then the City Council may
proceed without the report. The Council may approve the general concept plan and attach
such conditions as it deems reasonable.
6. Following approval of the General Concept Plan, the application may proceed to the
preliminary plan phase.
Concept Plan Review: The Staff review comments that follow are all based on conducting a high level
review of the Concept Plan since the City does not require a lot of detailed information at this stage in the
PUD review process. Staff has focused on the bigger picture items for general compliance with the
Comprehensive Plan and the City Code and on those things that could be a concern or would otherwise
not allow the development to move forward as proposed.
Ownership: The proposal is to construct a 100-unit building that is a cooperative where every unit is
bought and sold (not rented). Each buyer would purchase their unit and would then become an owner in
the cooperative for the building. This purchasing plan gives each buyer an ownership share in the non-
profit corporation of the cooperative. This means the cooperative members are in effect their own
landlords and have voting rights about the operation and functions of their community.
Site Plan. The concept site plan includes one 4-story building with 100 residential units, 100 below grade
parking spaces and 72 on-grade (surface) parking spaces on an 11.7 acre site. This plan also shows areas
for community gardens, bocce ball, a deck over-looking the wetland and a gazebo for the residents of the
building.
Site Character. The site is rolling with an elevation change of about 36 feet across the site – from an
elevation of 962 near the sanitary sewer lift station along Hudson Boulevard to a high point of 998 in the
north center of the site. There is a small wetland (0.15 acre) near Eagle Pointe Boulevard and a larger
wetland (1.36 acres) that the eastern property line of the site runs through. There areas of trees on the
slope facing Hudson Boulevard and around the edges of the larger wetland.
Vehicular Access. The proposed concept plan shows two access driveways into the site from Eagle
Pointe Boulevard. The spacing of the proposed driveways in relation the existing driveway to the north of
site do not meet City standards. The City Engineer’s review memo (attached) provides more details about
streets, driveways and access for this site.
Trails and Pedestrian Access. There are currently no trails or sidewalks adjacent to this site. The City’s
long-term plan for Hudson Boulevard is to have an 8-foot-wide trail along the north side of street from
Inwood Avenue to Manning Avenue. It has been the practice of the City to have developers install the
segments of this trail along their respective project sites as part of the development of their projects. In
this case, that would be about 1000 feet of trail along Hudson Boulevard running from Eagle Pointe
Boulevard past the City’s sanitary sewer lift station to the existing driveway serving the High Pointe
Health Campus.
There also may be a need to have the developer install a 6-foot-wide sidewalk along Eagle Pointe Blvd to
provide an off-street pedestrian access to the trail along Hudson Boulevard serve the new senior housing.
Proposed Design. The proposed design of the development is a 4-story, 100-unit senior cooperative
building with a mix of two bedroom units with sunrooms or dens with below grade parking for 100
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vehicles. The applicant has not yet provided the City elevations of the building, but staff expects it to have
an exterior with a mix of brick, stone, cementitious siding (Hardi-plank) and stucco with a sloping asphalt
shingle roof. The building design will need to meet the Lake Elmo Design Guidelines and Standards for
materials and colors.
Building Height. The concept plans submitted by the applicant do not show the building exterior or
height. However, a four-story building typically is no taller than 50 feet. In this location, with no other
residential buildings nearby, the 4 story building would fit the character of the area and should not cause
any negative affects to adjacent properties.
Setbacks. The concept site plan shows a site setback line around the perimeter of the property. The
proposed location of the building should meet or exceed all City-required setbacks from the street rights-
of-ways and the wetlands. The City will need to verify that the proposed parking spaces near Eagle
Pointe Boulevard will meet the required setback of 10 feet from the street right-of-way.
Storm Water and Erosion Control. The grading, drainage, and erosion control plans will need to
conform to City of Lake Elmo and South Washington Watershed District (SWWD) requirements. A
SWWD district permit also will be required. In order to comply with the City’s standards, the developer
may need to include storm water infiltration area on the site plan that will be connected to the larger storm
water system previously installed within the business park. These infiltration facilities are intended to be
privately owned and managed, and therefore will not need to meet the same level of requirements for
public systems. The City Engineer is recommending that the applicant enter into a maintenance
agreement for these facilities to ensure that future property owners keep these infiltration areas
functioning properly.
During the public hearing with the Planning Commission on September 9, 2019, several of the owners of
the nearby office condominiums expressed concerns about flooding in the lower levels of their buildings.
They also expressed concerns that United Properties (the property owners in the business park) had not
been responsive to their concerns about the flooding and that development on this lot would add to the
drainage problems in this area. United Properties is aware of their neighbors concerns and has pledged to
City staff to find a solution to the drainage concerns and problems.
Park Land Dedication. The City established an overall fee in lieu of land dedication for the business
park at the time of general concept plan approval and in conjunction with the final plat for the initial
construction phase within the park. It appears that a portion of this fee is being paid with each building
permit that is issued within the Eagle Point Business Park, and that this fee is proportional to the area
being platted/developed.
The Parks Commission will need to review the proposed development to make a recommendation about
park dedication requirements. The proposed development does not propose a public park but does provide
recreation for its residents through the gardens, play areas and open space. The proposed development
consists of 11.7 acres, and the required parkland dedication for the Business Park zoning district is 10%.
The required amount of fees would be 10% of the purchase price or current market value of the property,
which has yet to be determined.
Proposed Uses. The applicant’s project information dated July 31, 2019 indicates they would be
including several elements and features in the common spaces of the building for use by the residents.
These include a club room, community gardens, craft studio, conference room, fitness center, library and
a great room. Staff is not aware if the building will have an office for management.
Parking. The City’s Zoning Code requires one off-street parking space per senior housing unit
(regardless of size or number of bedrooms) and at least one visitor parking space per every four units.
With 100 proposed senior housing units, the Code requires at 125 parking spaces for this development. In
this case, the developer is proposing a total of 172 parking spaces – including 100 parking spaces in the
proposed building and 72 surface parking spaces spread throughout the site. The applicant indicated at the
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Planning Commission meeting that in their experience with these buildings that 172 parking spaces
should be more than adequate for the needs and uses in this type of senior housing building.
The proposed width and length of parking stalls appear compliant with code, and the proposed width
(shown to be 24’) is adequate for a 2-way vehicle movement on the driveways on the site, according to
the Zoning Code.
Engineering Comments. The City Engineer has provided a detailed review memo (dated September 3,
2019) 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 The applicant should complete a traffic impact study and submit it with the preliminary
PUD/preliminary plat application to review the traffic impacts that this development
would place on the local roadways (including the possible needs for turn lanes and
additional right-of-way) and to determine the better and safer access to this site. (See next
note).
o The site plan must be revised to show revised driveway access to this property that meets
City spacing guidelines. This usually means that new driveways are at least 300 feet
from existing driveways. If the applicant could share the existing driveway to the
business condominiums, that would be preferable than having 2 new driveways onto
Eagle Pointe Boulevard.
o No parking and construction staging, including the loading and unloading of materials
and equipment will be allowed at any time on Hudson Boulevard or on Eagle Pointe
Boulevard during the construction of the site improvements and building.
o The City should require the applicant/developer to make improvements to Hudson
Boulevard in accordance with the Hudson Boulevard design Standards. This includes
having an Urban section (with curb and gutter and storm sewer) and installing an 8-foot-
wide bituminous trail along the length of the property.
• Municipal Sanitary Sewer
o Sanitary sewer is available to the site. The applicant or developer will be responsible for
connecting to the City sanitary sewer system and extending sanitary sewer in to the
property at the applicant’s sole cost.
o The applicant will be required to connect to the existing sanitary sewer along Hudson
Boulevard, connecting to an existing 8-inch sanitary sewer pipe extending northwest
form the existing I-94 lift station.
o Any sanitary sewer main lines placed in the development will require minimum 30-foot-
wide easements centered over the pipe (or wider depending on the depth of the pipe) that
are dedicated to the City and in the form of the City’s Utility Easement Agreement.
• Municipal Water Supply
o The existing City water system is available to this site. The applicant will be required to
extend municipal water into the development at its sole cost and will be required to
construct a looped watermain network internal to the site with, at least a second
connection point to the City watermain system.
o The existing water system will need to be reviewed to determine if there is sufficient
capacity for the proposed high-density residential development without additional
improvements to the water system. During this planning the applicant must provide the
City domestic and fire suppression demand information for the facility so staff may
verify the capacity and needs of the water system.
o The applicant will be responsible to place fire hydrants throughout the property at the
direction of the Fire Department. All fire hydrants shall be owned and maintained by the
City.
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o Any watermain lines and fire hydrants placed within the development will require 30-
foot-wide utility easements centered over the pipe. These easements must be dedicated to
the City and provided in the City’s standard form of easement agreement.
• Stormwater Management
o The concept plan does not address storm water management. The proposed development
is subject the construction of a storm water management plan and system that meets
State, South Washington Watershed District (SWWD) and City rules. All stormwater
facilities need to be designed and installed in accordance with City and South
Washington Watershed District (VBWD) requirements.
o Permitting requirement will require rate control from all points of discharge from the site
and will require volume control (or infiltration. Overland emergency overflows or outlets
are required as part of the site plan for flood protection. The site plan will likely require
the installation of additional storm water ponding or infiltration to satisfy all storm water
regulations.
o All stormwater facilities constructed for this development are to remain privately owned
and maintained. The city will require the applicant or developer to execute and record of
a Stormwater Maintenance and Easement Agreement with the City in its standard form.
o Even as privately owned and maintained facilities, the City requires the developer to
provide maintenance access roads or drives that meet City engineering design standards
for all storm water facilities.
South Washington Watershed District Comments: I have not received comments from the South
Washington Watershed District about this proposal. However, City staff is aware and the applicant also
should be aware that the project will require a South Washington Watershed District (SWWD) permit and
that it will be subject to all SWWD rules and regulations
Tree Removal and Preservation. The applicant has not yet submitted a proposed tree and landscaping
plan for this site. As shown on the aerial photos and on the site map, there are two areas on the property
that may have significant large trees – on the slope along Hudson Boulevard and around the larger
wetland. The City will require the applicant to provide a complete tree inventory and tree
preservation/replanting and landscaping plans as part of any site development applications going forward.
The City’s tree preservation ordinance allows for 30% removal of significant trees on a site and the City
requires a tree mitigation plan showing how the developer will replace any removed trees.
Landscaping/Screening: As noted above, there appears to be two areas on the property with possibly
significant large trees on the site. As shown on the Concept site plan, the developer/architect has
designed the project to preserve as many of the existing trees on the property as possible. The City Code
requires a screening/landscape barrier between a less intense land use and a more intense land use that is
at least 90 percent opaque. This standard does not apply for the proposal as the surrounding land uses are
commercial and not residential.
The applicant has not yet provided the City with any details about landscaping for the site (nor are they
required to at this point of the review). The City will require the applicant to submit detailed landscape
plans with their preliminary PUD application and those plans will need to meet or exceed the City’s
Landscape Requirements for the replanting of trees and for screening.
The landscape ordinance requirements are as follows:
1 tree per 50 lineal feet of street frontage, plus
5 trees for every 1 acre of development.
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The required trees must be 25% deciduous, and 25% coniferous.
Landscape requirements for the site are as follows:
1,640 lin. Ft. of street frontage/50 = 33 trees +11.7 acres x 5 = 59 trees = for a total of 92 trees
plus those required for tree replacement
All tree removal, screening and landscape plans will subject to review by the City’s Landscape Architect.
Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed the
proposed concept plan and have provided several comments. Specifically, the Fire Chief noted:
The following comments are very high level at this time as this is a concept review. More specific,
detailed comments will be provided as necessary as this project progresses.
• Ensure proper access to building, and second apparatus access road, per 2015 MN State Fire
Code, more specifically, Section 503, FIRE APPARATUS ACCESS ROADS, Section 504
ACCESS TO BUILDING OPENINGS NAD ROOFS. The City of Lake Elmo has adopted
Appendix D, FIRE APPARATUS ACCESS ROADS. With the proposed 4 story building height,
Section D105 may be applicable.
• Ensure proper access throughout site and turning radius’s per review of City Engineer.
• FIRE LANES and NO PARKING areas to be reviewed and determined by the Fire Chief and
City Engineer.
• Fire hydrant placement will be reviewed by the Fire Chief, City Engineer and Public Works
Director.
• FDC location to be approved by Fire Chief.
• Lockbox location to be approved by Fire Chief.
• Provide final layout drawing of building to fire department for the purpose of Pre-Planning.
• Project will be subject to all additional applicable fire codes in the 2015 MN State Fire Code.
The City Building Official (Kevin Murphy) also provided me with comments about the concept plan. He
noted the following:
• Plans shall be prepared an Architect, Structural Engineer and Mechanical Engineer.
• The plumbing plans shall be submitted to the State for review.
• The elevator requires a permit issued by DOLI (Minnesota Department of Labor and Industry)
• All fire suppression plans shall be submitted to the State Fire Marshall’s Division for review.
Consistency with the Comprehensive Plan. The 2040 Comprehensive Plan has designated this site
Business Park (BP) in the land use plan. The Comprehensive Plan identifies BP as “providing for a wide
variety of professional businesses such as medical and research facilities, offices and corporate
headquarters. Retail sales of goods and services are allowable uses by conditional use permit provided
such uses are goods and services for employees of the permitted business use. This land use designation
excludes any residential use.”
For this development to proceed, the City would need to approve a Comprehensive Plan amendment for
the site to change the land use designation from Business Park (BP) to Mixed Use – Business Park (MU –
BP) or to HDR (high density residential). The MU-BP land use designation is a new land use
designation included the City’s 2040 Comprehensive Plan. The City identifies the MU-BP land use as
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areas “where a mix of general business, business park and residential use may benefit or be compatible
due to the proximity of uses. Business uses in this category include office and service uses such as, but
not limited to, offices and agencies, warehouse/showroom, light manufacturing and live/work
development. Land with this designation is assumed to develop with a minimum of 50 percent residential
use with a density ranging from 6-10 dwelling units per acre.” (This proposal is for 100 units on an 11.7
acre property – 8.55 units per acre). If the City approves this land use plan change, this site would be the
first in Lake Elmo with the MU-BP land use designation.
As an alternative, if the City was supportive of the proposal, the City could consider changing the land
use plan for this site to HDR. The HDR land use is for higher density residential development ranging
from 8 to 15 units per acre. As an 11.7 acre property, this site could have up to 175 units – they are
proposing 100 units (about 8.6 units per acre).
The City’s 2040 Comprehensive Plan is now under review at the Metropolitan Council. City staff is
expecting the Met Council to complete their review and approval process by the end of October. Staff
would not recommend proposing an amendment to the 2040 Comprehensive Plan until after the Met
Council (and the City Council) have given the Plan final approval later this year.
Comprehensive Plan Amendment Process
Before submitting a Comprehensive Plan Amendment request to the Met Council for approval, a City
must first submit the amendment for review by the Planning Commission, obtain local governing body
(City Council) authorization for the amendment to be submitted to the Met Council for review, and give
adjacent governmental units, affected special districts and affected school districts an opportunity to
review the proposed amendment. Once they receive a Comprehensive Plan Amendment request, the Met
Council has 15 days to determine if a Comprehensive Plan Amendment is complete for review and 60
days to approve or deny the request. They also may extend the review period for an additional 60 days if
needed and beyond 120 days if agreed to by the local government. The City will require the applicant to
wait to submit a Comprehensive Plan Amendment request and the preliminary plat and PUD plans for
this project until after the City has given the 2040 Comprehensive Plan final approval.
The decision to change or amend the Comprehensive Plan is a policy matter for the Planning Commission
to make a recommendation on to the City Council. Any change to the Comprehensive Plan should be
based on findings and criteria to show that the change would be consistent with the goals and policies of
the City. Such criteria may include that proposed Comprehensive Plan amendment would be consistent
with the spirit and intent of the Comprehensive Plan and would be beneficial by providing a location for a
housing option not currently available in the City.
As a condition of approval of the proposed Comprehensive Plan Amendment, the City should require the
submission of the necessary Comprehensive Plan Amendment to the Metropolitan Council and the City
receiving formal notification from the Metropolitan Council that they have completed their review and
that they have approved the proposed plan amendment.
Consistency with High Density Residential (HDR) Zoning District.
For comparison, staff reviewed the proposed General PUD Concept Site Plan against the standards
including setbacks, impervious coverage, etc. of the HDR zoning district, as shown below.
Standard Required Proposed
Impervious Surface Maximum 75% 40% (estimated)
Minimum Lot Width 60 feet 638 feet on Eagle Pointe Blvd.
Front Yard Setback 20 feet 50 feet (estimated)
Interior Side Yard 15 feet 100 feet (estimated)
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Corner Side Yard 10 feet 100 feet (estimated)
Rear Yard Setback 20 feet 100 feet (estimated)
Maximum Building Height 45 feet (by PUD) 40-45 feet (estimated)
Parking Not to be located in the front
yard or between the front façade
and public street.
Parking is located in front of and
around the proposed building,
though much of the parking lot
would be screened from the
street by grades and landscaping
Open space 200 square feet of common open
space provided per unit. In this
case, at least 20,000 square feet
of common open space for the
100 proposed units.
It appears there is at least
300,000 square feet of open
space provided on site with the
community garden areas, bocce
ball and the open spaces along
Hudson Boulevard and around
the existing wetlands.
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development will need to meet the standards of the Lake Elmo design guidelines. It
appears that the project should meet the Lake Elmo Design Guidelines and Standards in that:
• The proposed structure are located and oriented in a manner that allows for pedestrian
accessibility and provides visual interest from the public right-of-way.
• The building is located as close to the public street as possible, easily accessible from the street;
setbacks are varied slightly; recreational and common spaces are located at the interior or rear of
the site.
• Streetscapes provide for pedestrian accessibility and safety while offering aesthetically pleasing
environments. With this proposed development, the City may want to require the developer to
install a trail along Hudson Boulevard and a sidewalk along Eagle Pointe Boulevard to meet this
City design standard.
• The parking areas do not account for more than 50% of street frontage.
• Examples of past developments adhere to building design requirements. It is a recommended
condition of approval that the applicant include a detailed architectural plan proposal for the
development.
Consistency with Planned Unit Development Regulations. The applicant has requested City approval
of a PUD amendment for this development because it would be a residential land use in previously
approved business park PUD. Since this would be a new land use in an established PUD, 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 amendment is required because the senior housing would be a land use not approved by
the City for the original PUD.
• 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 proposed development would meet the following
objectives:
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A. Innovation in land development techniques that may be more suitable for a given parcel than
conventional approaches.
• The proposed development is not a typical, multi-story apartment building and instead
proposes a design that fits the site while preserving the important natural features
including slopes, trees and wetlands.
B. Promotion of integrated land use, allowing a mixture of residential, commercial and public
facilities.
• The proposed senior housing development would add a residential land use to an area
with offices, clinics and other commercial land uses.
C. Provision of a more adequate, usable, and suitably located open space, recreational
amenities and other public facilities than would otherwise be provided under conventional
land development techniques.
• The proposed development is proposing a number of recreational amenities to residents
within the PUD including gardens, gazebos and bocce ball.
D. 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.
• The proposed senior housing development would provide additional housing
opportunities within the City that would have convenient access to employment and
commercial facilities. In addition there are currently very few multi-family residential
buildings within the City.
E. Preservation and enhancement of important environmental features through careful and
sensitive placement of buildings and facilities.
• The proposed site plan for the senior housing building shows careful placement of the
proposed building in that it will preserve many of the existing trees on the site and would
keep the proposed building well away from the existing wetlands on the site.
G. Coordination of architectural styles and building forms to achieve greater compatibility
within the development and surrounding land uses.
• The design of the building should be compatible with those of the adjacent commercial
properties to the north and east of the site.
J. Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
• The City may impose design guidelines and standards on high density residential
development such as this proposal.
a. 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 meets this requirement as it is an 11.7-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.
12
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 indicated in the application letter that about 75 % of the proposed
development area would be devoted to common open space (including the garden
areas, green spaces, wetlands, bocce ball courts and landscaped areas).
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 development site is an existing lot of record with about 638 feet of
frontage on Eagle Pointe Boulevard and about 1000 feet of frontage on Hudson
Boulevard. The applicant is not proposing any new public streets but rather two
private driveways from Eagle Pointe Boulevard to serve the development. The City
Engineer, however, is recommending that the City only allow one driveway onto
Eagle Pointe Boulevard for this site because of spacing and access management
concerns. It is a recommended condition of approval that the developer address all
the comments outlined in the Engineering memo dated September 3, 2019 before
submitting plans for a preliminary plat and preliminary PUD plans for this site.
Density. The proposed density for this development is 8.6 residential units per acre – 100 proposed units
on an 11.7 acre site. The HDR land use designation allows up to 15 residential units per acre and the
MU-BP designation is intended to have housing at 6-10 units per acre.
Zoning Map Amendment. If the City approves the proposed Concept Plan and the applicant applies for
City approval of Preliminary Plat and PUD plans, the City also will require a Zoning Map Amendment
(along with the Comprehensive Plan Amendment) for this site. This rezoning would be from BP
(business park) to MU-BP (mixed use business park) or to HDR (Urban High Density Residential).
Recommended Findings. Staff recommends approval of the Concept PUD Plan for the proposed
Applewood Pointe Senior Living development as proposed by United Properties based on the following
findings:
1. That if City amends the Lake Elmo Comprehensive Plan and Land Use Map to re-guide the site
of this PUD from BP (business park) to MU-BP (mixed use business park) or to HDR (urban high
density residential), the PUD concept plan would be consistent with the intent of the Lake Elmo
Comprehensive Plan and Future Land Use Map for the area.
2. That the PUD Concept Plan will meet the general intent of the High Density Residential Land
Use designation in the Comprehensive Plan (with a Comprehensive Plan amendment) and the
High Density Residential zoning district with PUD modifications.
3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
4. 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 September 3, 2019.
5. The PUD Concept Plan meets the minimum requirement for a PUD including minimum lot area,
open space and street layout.
13
6. The PUD Concept Plan meets the allowed density requirements provided the Comprehensive
Plan’s Land Use Map is amended to re-guide this site from Business Park to Mixed Use Business
Park or to Urban High Density Residential.
7. The PUD Concept Plan meets more than one of the required PUD objectives identified in Section
154.751 including providing: innovation in land development techniques that may be more suitable
for a given parcel than conventional approaches; provision of a 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; coordination of architectural
styles and building forms to achieve greater compatibility within the development and surrounding
land uses; and higher standards of site and building design than would otherwise be provided under
conventional land development technique.
Recommended Conditions of Approval. Staff and the Planning Commission recommend City Council
approval of the Concept PUD for the Applewood Pointe Senior Living Development to be located on the
corner of Eagle Point Boulevard and Hudson Boulevard as proposed by United Properties with the
following conditions:
1. That the applicant request and the City approve a Comprehensive Plan Amendment to amend the
City’s Land Use Plan to re-guide the property from BP (business park) to MU-BP (mixed use
business park or to HDR (high density residential).
2. That the future preliminary plat and preliminary PUD plans would be for the parcel with the PID
#33.029.21.44.0009.
3. That the applicant prepare any future preliminary plat and preliminary PUD plans showing all of
the site perimeter property lines - including any revisions for any additional right-of-way or
easements that may be needed for Hudson Boulevard.
4. That the future preliminary plat and preliminary PUD Plans submittal identify all requests for
flexibility from the Zoning Code.
5. That the applicant address all comments in the City Engineer’s Memorandum dated September 3,
2019 with the future preliminary plat and preliminary PUD Plans submittal. These include
completing a traffic impact study, having only one driveway for the site, installing a public trail
along Hudson Boulevard and managing all storm water on the site.
6. That the Preliminary Plat and PUD Plans submittal include a complete tree inventory and tree
preservation/replanting and landscape plans to be reviewed and approved by the City’s Landscape
Architect.
7. That the Preliminary Plat and PUD Plans submittal include accurate open space and impervious
surface calculations.
8. That the applicant/developer provide the City fees in lieu of park land dedication as required by
153.14 with future final plat.
9. That the preliminary plat and preliminary PUD Plans submittal include detailed architectural plans
for all the proposed building.
10. The applicant receive a permit from the South Washington Watershed District for the construction
of the proposed development.
11. That all comments of the Fire Chief be addressed with any future preliminary plat plans and
preliminary PUD plan submittal.
12. That all comments of the Building Official be addressed with any future preliminary plat plans and
preliminary PUD plan submittal.
13. That the applicant/developer install a 8-foot-wide trail along Hudson Boulevard and a 6-foot-wide
concrete sidewalk along Eagle Pointe Boulevard as a part of the improvement of the site.
14
FISCAL IMPACT:
There would be no fiscal impact to the City at this time. 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 that the developer and/or contractors will pay.
RECOMMENDATION:
Staff and the Planning Commission recommend City Council approval of the proposed PUD Concept
Plan for the Applewood Pointe Senior Living development as proposed by United Properties to be located
on the southeast corner of Eagle Pointe Boulevard and Hudson Boulevard with the following motion and
the recommended conditions of approval as outlined in the staff report.
“Motion to adopt Resolution 2019 – 073 approving the PUD Concept Plan as requested by Jennifer
Mason (of United Properties) for PID# 33.029.21.44.0009 for the project to be known as Applewood
Pointe Senior Living located on the southeast corner of Eagle Pointe Boulevard and Hudson
Boulevard subject to recommended conditions of approval as outlined in the staff report.”
ATTACHMENTS:
• Applicant’s Letter dated August 19, 2019
• Project Information dated July 31, 2019 (12 pages)
• 2040 Land Use Plan Map
• Location Map
• Address Map
• Aerial Photo
• Applicant’s Site Map/Aerial Photo
• Site Survey
• Site Survey – Existing Conditions
• Site Survey Analysis
• Concept Site Plan
• City Engineer review memo dated September 3, 2019 (3 pages)
• Resolution 2019 - 073
Applewood pointe
of lAke elmo
July 31st, 2019
Applewood Pointe of Lake Elmo July 31, 2019
2
United Properties At A Glance
1
UNITED PROPERTIES
Senior Living
United Properties - Senior Living at a Glance
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
5 6
What is a Cooperative?
•Shareholder in non‐profit corporation
•One owner must be 62+
•Joint ownership and operation by member board
•40‐year, fixed rate, HUD guaranteed master
mortgage
•4 financing equity options – 20%, 40%, 60%, 80%
•2% fixed appreciation – builds waitlist
United Properties - Senior Living at a Glance
Applewood Pointe of Lake Elmo July 31, 2019
5
Senior Population Growth (Age 70+)
Seven County Twin Cities Metro Area
2000 ‐ 2045
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
2000 2005 2010 2015 2020 2025 2030 2035 2040 2045
Age 70‐74 Age 75 ‐ 79 Age 80+
Source: Minnesota State Demographic Center
35% growth in senior population285% growth in senior population
7
Common Spaces
•Club Room
•Community Gardens
•Craft Studio
•Conference Room
•Fitness Center
•Library
•Great Room
•One parking spot in the
underground garage
•Garage:
⁻Carwash w/Vacuum
⁻Bike Storage
⁻ElectricCharging
Stations
United Properties - Senior Living at a Glance
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
10
Traffic – Senior Cooperative
•Low traffic generator
•3.7 trips per unit per day
•20 peak a.m. trips; 26 peak p.m. trips. Residents avoid
peak (rush hour)
•Comparison: Apartment 7.2 trips per day
Condominium 5.8 trips per day
Single Family 10.0 trips per day
9
Senior Housing Helps Assure a Youthful City
•Serves the long‐term residents of your City, many have
lived in the community 30 –50 + years
•Seniors typically will not move from single family homes
without quality options. Promotes housing stock
turnover and reinvestment in existing homes
•Supports the school system –New residents in seniors’
homes will be younger and likely have school‐aged
children
•Adds to the tax base through the new senior housing
development and reinvestment in single family homes
United Properties - Senior Living at a Glance
Applewood Pointe of Lake Elmo July 31, 2019
United Properties - Senior Living Example
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
13 11
United Properties - Senior Living Example
Applewood Pointe of Lake Elmo July 31, 2019
Existing Site Photos
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9
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
Existing Site Photos
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Applewood Pointe of Lake Elmo July 31, 2019
Existing Site Photos
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Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
Existing Site Photos
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Applewood Pointe of Lake Elmo July 31, 2019
Existing Site Photos
37
40
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Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
Site Map
Applewood Pointe of Lake Elmo July 31, 2019
Site Survey
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
Site Survey - Existing Conditions
Unnamed St ream (M-051.5-001)
984
986 988
982
980
978
990
9
9
2
976
974 972 970
994
996
998
968
966
964962
960
958 956
1000
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1002
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1
0
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0
976
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1002
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0
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970
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998
Figure 2 - Existing Conditions
Applewood Pointe of Lake Elmo (KES 2019-092)
Lake Elmo, Minnesota
Note: Boundaries indicated
on this figure are approximate
and do not constitute an
official survey product.
¯
0
150Feet
Legend
Site Boundary
Sample Point
Wetland
Rock Swale
Culvert
Public Ditch/Altered Natural Watercourse
Public Watercourse
Washington County Lidar
Source: MNGEO Spatial Commons
SP1-upl SP1-wet
SP2-upl
SP2-wet
DNR Watercourse
USACE Tributary
520 linear feet onsite
flows south
Wetland 2
0.15-ac
Stormpond in
upland
Wetland 1
1.36-ac
onsite
Applewood Pointe of Lake Elmo July 31, 2019
Site Survey Analysis
Applewood Pointe of Lake ElmoApplewood Pointe of Lake Elmo July 31, 2019
Concept Site Plan
PAGE 1 of 3
MEMORANDUM
Date: September 3, 2019
To: Ken Roberts, Planner Director Re: Applewood Pointe at Lake Elmo (United Properties)
Cc: Chad Isakson, Assistant City Engineer Concept Site Plan Review
From: Jack Griffin, P.E., City Engineer
We have reviewed the Applewood Pointe Concept PUD Plans. The Concept Site Plans consisted of the following
documentation received on August 12, 2019:
Narrative dated August 1, 2019, prepared by United Properties.
Concept Site Plan dated July 31, 2019.
Site Survey Analysis dated July 31, 2019.
Certificate of Survey dated July 17, 2019.
Wetland Delineations, not dated.
Engineering has the following review comments:
STREETS AND TRANSPORTATION
Eagle Point Boulevard Improvements. A Traffic Impact Study should be required to review the traffic
impacts that would be placed on the adjacent local roadway system from the higher density use of the
property. This review should include, but not be limited to:
Consideration for extending the right‐turn lane on Eagle Point Boulevard (at Hudson Boulevard) for an
additional 300‐400 feet. It has been reported that the peak hour traffic currently exceeds the turn
lane capacity.
Consideration for left and right turn lanes at the Applepointe Subdivision access locations.
Eagle Point Boulevard Right‐of‐way Dedication. Additional right‐of‐way may need to be dedicated to the
City along Eagle Point Boulevard to accommodate any proposed or potential future improvements for the
roadway corridor.
Hudson Boulevard Improvements. Hudson Boulevard Improvements should be required as part of the
Subdivision in accordance with the Hudson Boulevard Design Standards, with an Urban section along the
north boulevard and bituminous trail.
Hudson Boulevard Right‐of‐Way Dedication. Additional right‐of‐way dedication to the City along Hudson
Boulevard may be required to accommodate the Hudson Boulevard Improvements.
Site Access. The concept plan proposes two access locations along Eagle Point Boulevard, approximately
200 feet apart. The north access is proposed only 80 feet from the existing Eagle Point business
condominiums. These access locations do not meet City access spacing guidelines along Collector
Roadways and are not recommended as presented. A transportation review should be completed to
determine better Subdivision Access.
Pedestrian Connectivity. The City should review the site plan to determine pedestrian connectivity
surrounding the proposed Subdivision.
Private Streets. The streets interior to the development are proposed to remain privately owned and
maintained. Interior street design may require revisions to provide adequate fire lanes and safety access.
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
MUNICIPAL SANITARY SEWER
The proposed site is guided in the City’s Comprehensive Plan for Phase I of the Regional Sewer Staging
Plan and would discharge to the MCES WONE Interceptor.
Sanitary sewer service is available 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.
The concept plan does not include a sanitary sewer utility plan for review but is proposing 100 REC units
plus additional potential facilities and amenities. The site was originally planned for up to 50 REC units.
The applicant will be required to connect to the existing sanitary sewer along Hudson Boulevard,
connecting to an existing 8‐inch sanitary sewer pipe extending northwest from the I94 Lift Station site.
Capacity is not available for this facility to connect to the existing 15‐inch sanitary main extending
southeast of this manhole.
A review of the impacts to the sanitary sewer system and adjacent I94 Lift Station will be required to
identify any improvements necessary to accommodate the added sewer flows.
Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard and the
new commercial street corridor must be shown with any preliminary plan submittal and plan revisions
must be made to avoid encroachments/conflicts with these easements.
Any sanitary sewer main 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 concept plan does not include a watermain utility plan for review but is proposing 100 REC units plus
additional potential facilities and amenities. The site was originally planned for up to 50 REC units. A
review of the impacts to the water system will be required to identify any improvements necessary to
accommodate the added water demands.
Municipal Water service is available to the site. The applicant will be responsible to extend municipal
water into the development at its cost and will be required to construct a looped watermain network
internal to the site with, at least, a second City watermain connection point.
Watermain is available to be extended to the property from an existing 12‐inch trunk watermain located
along three sides of the proposed site, including Hudson Boulevard, Eagle Point Boulevard and the
commercial driveway to the adjacent property.
The existing water system will need to be reviewed to determine if sufficient capacity for the proposed
high‐density development is available without additional improvements to the water system. During
preliminary planning the applicant must provide domestic and fire suppression demands for the facility so
that staff may verify adequate water system capacity.
No watermain pipe oversizing is anticipated at this time. Further review will be completed as the
application moves forward through the process.
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.
STORMWATER MANAGEMENT
The concept plan does not address storm water management. The proposed development is subject to a
storm water management plan meeting State, South Washington Watershed District (SWWD) and City
rules. A permit will be required from the Minnesota Pollution Control Agency and SWWD.
Storm water facilities proposed as part of the site plan to meet State and SWWD permitting requirements
must be constructed in accordance with the City Engineering Design Standards Manual.
PAGE 3 of 3
Permitting requirements will require rate control from all points of discharge from the site and will
require volume control (or infiltration). Overland emergency overflows or outlets are required as part of
the site plan for flood protection. The site plan will likely require additional storm water ponding or
infiltration to satisfy all storm water regulations.
If storm water ponds (detention) and infiltration basins are proposed, the 100‐year high water flood level
(HWL) for each basin must be fully contained within private property.
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.
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2019-073
RESOLUTION APPROVING THE UNITED PROPERTIES APPLEWOOD SENIOR
HOUSING CONCEPT PUD PLANS
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Jennifer Mason, representing United Properties, submitted an application
to the City of Lake Elmo (City) for a Concept PUD Plan for a 100 unit, senior cooperative
housing residential planned unit development on a 11.7 acre site on the southeast corner of Eagle
Pointe Boulevard and Hudson Boulevard to be known as Applewood Pointe, a copy of which is
on file in the City of Lake Elmo Planning Department; and
WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on September 9,
2019 to review and consider the Concept PUD approval request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending to
the City Council approval of the Concept PUD subject to 13 conditions of approval; and
WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation
about the Concept PUD as part of a memorandum to the City Council for the October 1, 2019
City Council Meeting; and
WHEREAS, the City Council reviewed the Concept PUD application for the Applewood
Pointe Senior Housing at its meeting held on October 1, 2019 and made the following findings of
fact:
1. That if the City amends Lake Elmo Comprehensive Plan and Land Use Map to re-guide
the site of this PUD from BP (business park) to MU-BP (mixed use business park) or to
HDR (urban high density residential), the PUD concept plan would be consistent with the
intent of the Lake Elmo Comprehensive Plan and Future Land Use Map for the area.
2. That the PUD Concept Plan will meet the general intent of the High Density Residential
Land Use designation in the Comprehensive Plan (with a Comprehensive Plan
amendment) and the High Density Residential zoning district with PUD modifications.
3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
4. 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 September 3, 2019.
5. The PUD Concept Plan meets the minimum requirement for a PUD including minimum
lot area, open space and street layout.
6. The PUD Concept Plan meets the allowed density requirement provided the
Comprehensive Plan’s Land Use Map is amended to re-guide this site from Business Park
to Mixed Use Business Park or to Urban High Density Residential.
7. The PUD Concept Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may
be more suitable for a given parcel than conventional approaches; provision of a 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; coordination of architectural styles and building forms
to achieve greater compatibility within the development and surrounding land uses; and
higher standards of site and building design than would otherwise be provided under
conventional land development technique.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Concept PUD Plans for the Applewood Pointe Senior Housing development as
prepared by LSE Architects for United Properties subject to the following conditions:
1. That the applicant request and the City approve a Comprehensive Plan Amendment to
amend the City’s Land Use Plan to re-guide the property from BP (business park) to MU-
BP (mixed use business park or to HDR (high density residential).
2. That the future preliminary plat and preliminary PUD plans would be for the parcel with
the PID #33.029.21.44.0009.
3. That the applicant prepare any future preliminary plat and preliminary PUD plans
showing all of the site perimeter property lines - including any revisions for any
additional right-of-way or easements that may be needed for Hudson Boulevard.
4. That the future preliminary plat and preliminary PUD Plans submittal identify all requests
for flexibility from the Zoning Code.
5. That the applicant address all comments in the City Engineer’s Memorandum dated
September 3, 2019 with the future preliminary plat and preliminary PUD Plans submittal.
These include completing a traffic impact study, having only one driveway for the site,
installing a public trail along Hudson Boulevard and managing all storm water on the
site.
6. That the Preliminary Plat and PUD Plans submittal include a complete tree inventory and
tree preservation/replanting and landscape plans to be reviewed and approved by the
City’s Landscape Architect.
7. That the Preliminary Plat and PUD Plans submittal include accurate open space and
impervious surface calculations.
8. That the applicant/developer provide the City fees in lieu of park land dedication as
required by 153.14 with future final plat.
9. That the preliminary plat and preliminary PUD Plans submittal include detailed
architectural plans for all the proposed building.
10. The applicant receive a permit from the South Washington Watershed District for the
construction of the proposed development.
11. That all comments of the Fire Chief be addressed with any future preliminary plat plans
and preliminary PUD plan submittal.
12. That all comments of the Building Official be addressed with any future preliminary plat
plans and preliminary PUD plan submittal.
13. That the applicant/developer install a 8-foot-wide trail along Hudson Boulevard and a 6-
foot-wide concrete sidewalk along Eagle Pointe Boulevard as a part of the improvement
of the site.
Passed and duly adopted this 1st day of October, 2019 by the Lake Elmo Minnesota City Council.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk