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HomeMy WebLinkAbout#14 - Four Corners 2nd Addition1 STAFF REPORT DATE: 3/19/2019 REGULAR TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Four Corners 2nd Addition – Preliminary Plat, Preliminary Planned Unit Development (PUD) Plans and Zoning Map Amendment REVIEWED BY: Jack Griffin, City Engineer Ben Prchal, City Planner BACKGROUND: The City has received a request from Terry Emerson for approval of a Preliminary Plat, Preliminary Planned Unit Development (PUD) Plan and a Zoning Map Amendment for a commercial development to be known has Four Corners Second Addition. This proposal includes the realignment of Hudson Boulevard and the creation of several lots for commercial development (including a lot for park and ride lot) for the property generally on the northwest corner of Manning Avenue and Hudson Boulevard North. The City Council approved the Concept PUD plans for this site on July 17, 2018. On February 25, 2019, the Planning Commission held a public hearing about this proposal and recommended approval, subject to the conditions listed in the staff report. (Please see the attached meeting minutes for more information). ISSUE BEFORE CITY COUNCIL: The applicant and City staff are asking City Council to review and approve the development proposal and zoning map amendment for the proposed Four Corners Second Addition. PROPOSAL DETAILS/ANALYSIS: General Information. • Property Owner: Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042 • Location: North of I-94/Hudson Boulevard and West of Manning Avenue North, lying east of 11530 Hudson Boulevard North • Current Site Area: 56.9 acres • Land Use Guidance: The 2030 Comprehensive Plan guides the eastern portion of the site as Commercial, and the western portion is guided as Business Park. The 2040 Comprehensive Plan guides the eastern part of the site as Commercial and the western part as Business Park. • Current Zoning: Rural Development Transitional • Proposed Zoning: Commercial • Current Surrounding Land Use Guidance: Vacant land to the north (Rural Development Transitional); I-94 to the south (Woodbury); Stillwater School Bus facility and vacant land to the west (Rural Development Transitional); Manning Avenue to the east (West Lakeland). 2 • History: The property has been used as rural vacant land. • Application Timeline: The City received the complete application on January 25, 2019. The 60- day review ends on March 24, 2019. Request Details/Reason for PUD. The applicant is proposing (along with Metro Transit) to construct a park-and-ride facility on Lot 1, Block 1 along with a commercial development on Outlot B. Currently, the Zoning Code states that transit-related park-and-ride lots are allowed in the Convenience Commercial zoning district within the written Purpose and District Descriptions of Article XIV: Commercial Districts, but it does not specifically designate park-and-ride facilities as an allowed use within Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts. The Table 12-1, however, lists parking facility (which by definition, includes park and ride lots) as a possible land use in the Commercial zoning district – with City approval of a conditional use permit. Because of the proposed mix of land uses, setbacks and buildings within the development, the applicant has submitted a Planned Unit Development Application to the City. The PUD, if approved by the City, would allow the applicant to propose several uses that then become permitted uses within the development. A PUD is an overlay zoning for a specific development site. With PUD plans, the developer is asking for some deviations or flexibility from the underlying zoning regulations (such as setbacks, impervious surface standards, etc.) as part of the preliminary plat and PUD. The PUD standards and regulations are a negotiation intended to provide more creativity and higher quality design in exchange for flexibility from the standard zoning requirements. If the City approves these, the PUD standards and regulations will apply specifically to this development. For example, the proposed overall site plan shows more than one principal building and use on a platted lot (Outlot B), which the city only allows as part of an approved PUD. Rezoning (Zoning Map Amendment). As per the Comprehensive Plan, the eastern portion of the site is guided for Commercial land uses while the eastern part is planned business park. The existing zoning for the area is RT (rural development transitional). With the Preliminary Plat and PUD application, the City should rezone Outlots B and C and Lot 1, Block 1 (the site of the future Park and Ride Lot) to Commercial. The City would consider rezoning Outlot A when the City receives a development application for that parcel. Allowed Uses. As previously mentioned, the applicant is requesting park-and-ride as a future use within this development. The commercial development also proposes to include a gas station/convenience store (conditional use in Commercial zoning district), financial institution (permitted use), restaurant (permitted use), and daycare (conditional use). Additionally, all other allowed uses within the Lake Elmo Commercial zoning district would be possible (either as permitted or conditionally) within Outlot B. Consistency with the Comprehensive Plan. The City’s 2030 and 2040 Planned Land Use Maps indicate that much of this area is guided for Commercial land uses. This land use designation is intended to accommodate a wide range and scale of commercial uses (such as retail, service, entertainment, and office) as they are throughout the City’s planned urban centers. Commercial uses can range from small neighborhood convenience nodes, to community retail areas along major roadways, to large shopping centers, to auto-related commercial uses along freeways. The Draft 2040 Comprehensive Plan states “this land use designation identifies areas that are used for retail and services businesses.” Site Plan. The proposed site plan includes one 6,800 square foot financial building, 5,600 square foot restaurant, a 20,200 square foot gas station/convenience store, and a 10,400 square foot daycare along with 154 parking spaces, including 6 handicap parking spaces, within Outlot B. Lot 1, Block 1 includes a 3 park and ride lot that will provide approximately 550 parking spaces, including 12 handicap parking spaces; electric charging stations; bike racks with overhead canopy; two 6’X13’ bus shelters; 10.5’X12’ restroom building. These site plans are only concepts at this time as the City has not yet received any formal applications for development on any of the proposed lots within this plat. There is no current development proposal for Outlot A so for now it will remain as an outlot. While a park and ride lot is not a commercial use, there is potential benefit of the draw for other businesses near the Park and Ride. Additionally, the City wide planning policy in regards to transportation of the 2040 Comprehensive Plan encourages, supports, and advocates public transit service to the City at appropriate geographic locations as determined by the City. Also, public transportation has less of a negative impact on the environment than taking a car, and financial savings result from eliminating parking fees, not needing to pay for gas for individual vehicles and the personal time saved when bypassing slow traffic. According to the US Census Bureau, in 2016 approximately 85% of Lake Elmo residents commute to work, and approximately 1.8% of those who commute to work utilize public transportation. It is not known whether or not a park and ride would encourage increased use of public transportation. A deterrent of a park and ride is that if a public entity (such as Metro Transit) buys the land for use as a park and ride (or any other public use), the City and the County would not collect any property taxes on the site. Park and Ride. A park and ride facility is a parking lot or structure located along a public transit route designed to encourage transfer from private automobile to mass transit or to encourage carpooling for purposes of commuting, or for access to recreation uses. The City does not currently have a park and ride within its boundaries. The Transportation chapter of the 2040 Comprehensive Plan identified the area of Hudson Boulevard and Manning Avenue as the site of a planned park and ride lot. The park and ride has been in discussion with the City since at least 2011, when the Planning Commission’s Work Plan included an item to discuss on potential rezoning on two sites for a park and ride along I-94. The corner of Hudson Boulevard and Manning Avenue was one of these sites. The Council adopted an ordinance on May 4, 2011, which allowed park and rides as a conditional use within the Rural Residential Limited Business Holding District (HD-RR-LB), which is no longer a zoning district within the City. According to a slide show presentation to the Metropolitan Council in 2015, they previously considered a location in Woodbury for the Park and Ride lot, but now they have moved to the northwest quadrant of I- 94 and Manning Avenue. The agency reviewed seven locations for the park and ride but many were not possible due to various reasons. The park and ride will serve a new express bus service to downtown Minneapolis. Five daily trips are anticipated for express bus service. Current and Future Park and Rides. There currently are six lots in adjacent cities that could be used by Lake Elmo commuters. The figure below shows existing and proposed park and ride facilities near the proposed facility. Additionally, there is a new park and ride facility planned less than 1 mile from the southwestern city border to provide access to the Metro Gold Line Bus Rapid Transit (BRT). The numbers and percentages indicate the 2017 capacity of each park and ride. This information was derived from the 2017 Annual Regional Park and Ride System Report. • St. Croix Valley Recreation Center in Stillwater. • Guardian Angels Church in Oakdale (415 spaces, 81% utilized in 2017). • Walton Park in Oakdale (58 spaces, 50% utilized in 2017). • Woodbury Mall Theater in Woodbury (550 spaces, 79% utilized in 2017). • Woodbury Lutheran Church in Woodbury (90 spaces, 97% utilized in 2017). • Christ Episcopal Church Park and Ride next to Woodbury Lutheran Church Park-and-Ride. • There is also a park and car pool lot available in Grant near the intersection of TH 36 and Manning Avenue (CSAH 15). Bus service is not provided at this lot, but commuters may still park for free and carpool from this location (15 spaces, 7% utilized in 2017). 4 I-94 Impact. I-94 is identified as a High Priority on the Minnesota Interregional Corridor System (IRC) 2000 plan as part of the State Transportation Plan. Under this designation, I-94 has a goal 60-mph average peak hour operating speeds with minimal conflicts and interruptions to traffic flow. A corridor management plan has not yet been developed to examine the existing operations and determine future plans to meet those goals. It is expected that such a plan will be developed in the near future. It also is anticipated that Lake Elmo will have the opportunity to participate on some type of advisory panel in conjunction with development of that plan to express the City’s views and opinions on the corridor. The City will work with the Minnesota Department of Transportation (Mn/DOT), the County and adjacent communities on a corridor plan that is effective for all involved. Subdivision and Right-of-Way Realignment. The proposed project plans show the applicant realigning Hudson Boulevard about 470 feet to the north from where it now intersects with Manning Avenue. This new street alignment has several advantages. It will have Hudson Boulevard lining up with the driveway for the Holiday Station on the east side of Manning Avenue, will provide more spacing between Hudson Boulevard and the on and off ramps to Interstate 94 and will create buildable lots and a storm water ponding area on the south side of Hudson Boulevard. The new alignment also provides street access to the property to the north of the site from the new Hudson Boulevard. City and County staff support this realignment design. As shown, the relocated Hudson Boulevard will be located in a 100-foot-wide right-of-way that will accommodate drive lanes, turn lanes, sidewalks and trails and utilities. The City Engineer’s report dated February 18, 2019, includes the following review comments about the required right-of-way dedication and improvements for transportation. He noted that there may be a need for additional right-of-way along Manning Avenue, sight triangle right-of-way and additional intersection improvements at Hudson Boulevard and Manning Avenue. The proposed realignment, design details and standards will be subject to the approval of the City Engineer, Washington County and MnDOT. Site Data. The entire subdivision area is 56.9 acres which includes all of Lot 1, Block 1, Outlots A, B and C and the right-of-way for Hudson Boulevard. Lot Sizes. The lots within the development will have a range of widths and sizes. As proposed, the lots would be 2.42 acres, 5.66 acres, 7.92 acres and 36.39 acres in area. As proposed and expected 5 commercial sites, the developer has each lot shown in the preliminary plat and PUD plans for a specific uses or functions. Outlots. As proposed, Outlot B is expected to have commercial development, Outlot C is intended for a storm water ponding area and the uses for Outlot A are unknown at this time. The developer is proposing to own Outlot C and keep it private for storm water ponding purposes. The developer does not have any definitive uses or users for Outlots A and B, so they will need City approval of final PUD plans and a final plat outlot as each outlot proceeds through the City review process toward development. Urban Services Required. Because the property is within the MUSA, any development of the property will require that the property be hooked up to city services (sanitary sewer and water). Therefore, the developer has submitted utility (sanitary sewer and water) and other construction plans to the City for approval as part of the overall project approval process. Architecture and Proposed Design. The applicant has not yet provided the City with any architectural renderings or design plans for any of the buildings. The applicant is requesting that the City review these plans on a site by site basis as individual builders and developers propose projects for each of the lots and outlots within the PUD. It is a recommended condition of approval that the applicant(s) submit architectural renderings and design plans of the proposed buildings with the final plan approval for each site so staff and the City may further review their compliance with the City’s Zoning Code and Lake Elmo Design Guidelines and Standards. Parking. Because the applicant is currently unsure of the exact tenants that will occupy Outlot B, Staff has not conducted a thorough analysis to determine whether or not adequate parking will be provided for tenants of Outlot B. Parking Lot Screening. • Interior Parking Lot Landscaping. At least 5% of the interior area of parking lots with more than 30 spaces is required to be devoted to landscape planting areas, which may consist of islands or corner beds. It is unclear from the site plan what percentage is devoted to this on Outlot B and on on Lot 1, Block 1 (the park and ride site). Additionally, a minimum of 1 shade tree per 15 spaces within parking lots that total 101 spaces or more are required to be located within these corner islands or beds. With the proposed 550 parking spaces of the park and ride (on Lot 1, Block 1) a minimum of 37 shade trees are required to be provided within these corner beds or islands. The 154 parking spaces within Outlot B would require a minimum of 11 shade trees. • Perimeter Parking Lot Landscaping. A landscaped frontage strip of at least eight feet in width is required, as the parking area contains over 100 spaces. Screening is required consisting of a masonry wall, fence, berm, or hedge or combination that forms a screen a minimum of three and a half and maximum of four feet in height and not less than 50% opaque on a year-round basis and a minimum of one deciduous tree per 50 linear feet. It is a recommended condition of final approval of the Preliminary Plat and PUD Plans that the applicant or developer submit to the city plans showing the required interior and perimeter parking lot landscaping as required by the Zoning Code with each lot or development application for each site within the PUD. Off-Street Loading. Off-street loading space is required for all districts for any nonresidential use which will involve the receipt or distribution of materials or merchandise by trucks or similar vehicles and has a gross floor area of 5,000 square feet or more. For facilities with 20,000 square feet gross floor area or greater, one off-street loading berth shall be provided every 30,000 square feet or fraction thereof. Depending on the final uses for each phases of this development, the City will need to evaluate whether or not the developer or builder will need to provide an off-street loading berth on each site. 6 Consistency with Commercial and Convenience Commercial Zoning Districts. As noted above, the proposed development will require a Zoning Map Amendment to rezone the eastern part of the property (south of the new Hudson Boulevard) from RT (rural development transitional) to C (Commercial). For comparison, I have included the standards for two of Lake Elmo’s commercial zoning districts below. The applicant has not provided sufficient information to complete a detailed review of the proposal or the site plans against these standards. It is a recommended condition of approval that the applicant outline all requested PUD flexibility with each Final Plat and final PUD application or meet required zoning standards. Consistency Consistency with Planned Unit Development Regulations. A PUD is a negotiated zoning district and according to the Lake Elmo Zoning Code, Article 19, Planned Unit Development regulations, zoning flexibility can be granted in order to better utilize site features and obtain a higher quality of development. When the City evaluates a proposed PUD, the City must find that the PUD meets one or more of the objectives contained in Section 154.751 and meet the minimum requirements of Section 154.753. Staff has reviewed the proposed plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has found the following: • Intent. The intent of a PUD is to provide for flexibility in the use of land and the placement and size of buildings in order to better utilize site features and obtain a higher quality of development. A PUD is required for the proposed development, as a park and ride is not specifically an allowed use within the Convenience Commercial zoning district, and a zoning text amendment to allow it any area that was guided for the Commercial land use designation would likely not be appropriate. Additionally, there is more than one principal building and use proposed on one parcel. It is a recommended condition of approval that the applicant submit specific requests for flexibility from the Zoning Code with each Final Plat and Final PUD application. • Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the following objectives are being met with the proposed development. Standard Commercial Convenience Commercial Impervious Surface Maximum 75% 60% Minimum Lot Area 20,000 square feet 12,000 square feet Minimum Lot Width 60 feet 75 feet Building Front Yard Setback 30 feet 30 feet Building Interior Side Yard Setback 10 feet 10 feet Building Corner Side Yard Setback 10 feet 10 feet Building Rear Yard Setback 30 feet 30 feet Building Residential Zones 50 feet 50 feet Parking Front Yard Setback 15 feet 15 feet Parking Interior Yard Setback 10 feet 10 feet Parking Corner Side Yard Setback 15 feet 15 feet Parking Rear Yard Setback 10 feet 10 feet Parking Residential Zones 35 feet 35 feet Maximum Building Height 45 feet 35 feet 7 B. Promotion of integrated land uses, allowing for a mixture of residential, commercial and public facilities. • The proposed development is mixed use and includes a mixture of buildings and uses on one parcel. The uses have not yet been specifically identified yet, but it is a recommended condition of approval that the expected uses be identified. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. • While this isn’t necessarily a redevelopment, the proposed development will bring city utilities to this area of the City and assist with the realignment of Hudson Boulevard. Minimum Requirements. PUDs must meet the following minimum requirements: A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for developed land within the approved development. • The proposed development exceeds this requirement with a proposed 16 acre development (for the area on the south side of realigned Hudson Boulevard). B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of- way to be preserved as protected open space. Other public or site amenities may be approved as an alternative to this requirement. Any required open space must be available to the residents, tenants, or customers of the PUD for recreational purposes or similar benefit. Land reserved for storm water detention facilities and other required site improvements may be applied to this requirement. Open space shall be designed to meet the needs of residents of the PUD and the surrounding neighborhoods, to the extent practicable, for parks, playgrounds, playing fields and other recreational facilities. • The applicant has not provided sufficient information to determine if this is true. It is a recommended condition of approval that the applicant either provide the required 20% open space within the development or specify with the Final Plat and Final PUD applications what the proposed public or site amenity the developments will provide that the City may approve (or deny) the proposed alternatives to the open space requirement. C. Street Layout… In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • The proposed realignment of Hudson Boulevard meets this requirement. The Final Plat and Final PUD Plans will need to provide detailed plans that meet all engineering standards. It is a recommended condition of approval that all comments outlined in the Engineering memo dated February 18, 2019 be addressed. Proposed Amenities. The City’s PUD ordinance provides that amenities may be provided for increased density. In this case, the applicant is not requesting additional density, as this is a commercial development. However, a PUD should still offer the City amenities in exchange for the flexibility of allowing more than one building and principal use on a parcel as well as flexibility from any other standard that is requested as part of the preliminary phase of the planned development. Staff finds that no amenities as designated in Table 16-2: Site Amenities are provided in the proposed site plan. 8 • Site Amenities Not Listed? Additionally, the City may also consider the allotment of amenity “points” for site amenities that are not otherwise specified within the ordinance as part of the preliminary phase of the planned development. The City could consider the realignment of Hudson Boulevard as an amenity as it improves the intersection spacing along Manning Avenue and the project will bring public utilities to an area that does not now have them. Parkland Dedication. The City requires commercial development to provide fees to the City in lieu of park land dedication. The City will require the developer or applicant to pay these fees will before recording the final plat of each phase of the development. The current City parkland dedication fee for commercial properties is $4,500 per acre. Sidewalks and Trails. The City/County Comprehensive Trails Plans show the need for a trail along the entire length of Hudson Boulevard in Lake Elmo. The City is planning to have 8 or 10-foot-wide trails along the north side of Hudson Boulevard to meet this need. The City will require the developer to install this trail as part of the realignment and reconstruction of Hudson Boulevard. Tree Preservation. The project surveyor identified 86 total trees within the project site. Most of the existing trees are along the existing Hudson Boulevard and in the area of the proposed storm water pond. They are primarily willow, box elder and cottonwood trees with 4 ash, 2 maple and 3 cherry trees. The developer will need to remove all the trees within this project area to construct the new road and to build the proposed storm water pond on Outlot C. As developers propose projects on each of the sites within the PUD, the City will be requiring the submittal of detailed landscape plans. Staff expects the trees that developers and builders will be planting on each of the sites will more than adequately replace the trees the applicant removes with this plat. Staff is recommending that each applicant submit a detailed landscape/planting plan with each set of site development plans in the project site to ensure the developers and builders plant an adequate number of trees throughout the entire PUD. Engineering Comments. The City Engineer has provided a review memo (dated 2-18-2019) about the proposed Preliminary Plat and PUD plans. This memo is attached for reference. Staff has summarized and highlighted below the following comments from his review of the concept plans in 2018 and his review of the latest proposed project plans: • Streets and Transportation o Hudson Boulevard Realignment. Hudson Boulevard will be realigned to move the existing Hudson Boulevard/Manning Avenue intersection north approximately 470 feet to align with the existing driveway for the Holiday gas station, which the project plans show. o Traffic Signal/Turn Lane Improvements. These will be needed at the new CSAH 15 and Hudson Boulevard intersection. A financial contribution to the intersection improvements should be considered. o Hudson Boulevard Improvements. This road must be improved per the all City design standards. o Hudson Boulevard Right-of-Way/Easement Dedication. Significant right-of-way dedication is required to facilitate the Hudson Boulevard realignment and improvements are necessary for this development. o The preliminary plat identifies a proposed roadway and utility easement with a 80-foot- wide right-of-way to be provided to facilitate a public street connection to the adjacent property to the north to Hudson Boulevard. This roadway and utility easement must be submitted to the City as part of the final plat application. o Off-Site Permissions/Right-of-Way. The Preliminary Plat identifies a proposed off-site roadway and utility easement to be acquired from the property to the north of the plat to 9 allow for the Hudson Boulevard realignment at Manning Avenue. The roadway and utility easement must be submitted to the City as part of the final plat application. o Turn Lanes. The addition of turn lanes will need to be evaluated as determined by the City, which may require additional right-of-way. • Stormwater Management o An updated storm water management plan meeting all applicable requirements of the jurisdictions (City, VBWD and MnDOT) should be submitted with final construction plans and meeting all applicable standards. o Preliminary Plat approval will be contingent upon revised plans that provide a storm water management plan meeting State, VBWD and City rules. Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed the proposed plans and provided the following comments: Due to the limited information at this time, I will provide very general comments. Once more detailed information is provided, more specific direction will be provided. • Ensure proper access for emergency vehicles is provided. • Approve hydrant placement along the realigned Hudson Blvd. as well as within the project. Listed below are very general comments based on what is proposed. Lot 1, Block 1 – Metro Transit • Ensure proper access for emergency vehicles is provided. • Approve hydrant locations throughout site. • Any structures on site must meet 2015 MN State Fire Code. Outlot B • Ensure proper access for emergency vehicles is provided throughout site. • Approve hydrant locations throughout site. • Any structures on site must meet 2015 MN State Fire Code. • Address sprinkler requirements for each building. Staff will continue to consult each of them during the final phases of the plat and PUD approval process to ensure the developer will be providing adequate essential services to the area. Lot Easements. The city requires the developer to dedicate 10-foot-wide easements along all public rights-of-way and rear property lines, five-foot-wide easements along all side property lines and easements for storm water management and public utilities as needed. Right-of-way and Easement Vacations: There are two public rights-of-way the City will need to vacate as part of the approvals of the final plat for this development. The first is an existing 60-foot-wide right- of-way lying between the existing Hudson Boulevard and the north side of I-94 (near the proposed lot line between Lot 1, Block 1 and Outlot C) and the other is the existing Hudson Boulevard right-of-way lying west of Manning Avenue. The City will not need either of these rights-of-ways after the new Hudson Boulevard and the new lots and easements are dedicated to the public with the final plat. Minnesota Statue outlines the provisions for vacating a public right-of-way or easement. It states in part that “Council may, by resolution, vacate any street, alley, public grounds, public way, or any part thereof, 10 on its own motion or on petition of a majority of the owners of land abutting said property. Easement vacations require a public hearing and 4/5 vote by Council only if there has been no petition.” Stormwater Management. The City Engineer’s memo addresses general storm water management considerations that will be required as part of this development. Washington County Review. City staff sent the Concept Plan for this site to Washington County in 2018 requesting review comments. The County had the following comments in regards to that review: • The proposed park and ride will be a great amenity for Lake Elmo as development continues to grow along CSAH 15 and within the City. The proposed site is an ideal location, as it is on the inbound side for commuting traffic along I-94 and will serve as a reliever for the Guardian Angels park-and-ride location in Oakdale, which is at capacity. • Bicycle and pedestrian connectivity are encouraged, and the proposed building and parking lot orientation are not conducive with walkability and livability principles. • The Draft Washington County 2040 Comprehensive Plan future right-of-way requirements for “A” Minor Arterial roadways (classification of CSAH 15) requires a 180 feet (90 feet from center of roadway) right-of-way, and there appears to be adequate right-of-way today, though more may be necessary if an expanded interchange is constructed. • The realigned access to Hudson Boulevard is acceptable as shown. A southbound right-turn lane and a northbound center left-turn lane will be constructed as part of this realignment. A plan section will need to be prepared and approved by the County Traffic Engineer, and a Washington County right-of-way will be required for any turn lane improvements. • No traffic study was submitted to the County as part of the application, and so it cannot be determined at this time if the new intersection will warrant a new traffic signal. The City will need to participate in 25% cost share of this signal. • A trail is needed on the south side of Hudson Boulevard to connect this facility to CSAH 15 and the trail heading east toward Hudson, Wisconsin. • Left turn lanes are needed (on Hudson Blvd) in to the site access to prevent traffic queuing back to CSAH 15. In February 2019, the City received similar review comments as those noted above from Washington County for the proposed preliminary plat for this site. (Please see their comments as attached). MnDOT Review. Staff sent this proposal to MnDot for their review and comments. I have attached their comments for your consideration. Zoning Map Amendment. The project site is currently zoned RT (rural development transitional). The Comprehensive Plan shows this are planned for commercial uses near Manning Avenue and business park for the area to west near the Stillwater School District Bus facility. The corresponding zoning districts for the development area are C (commercial) for the area south of the new Hudson Boulevard BP (business park) for the area to the west. In order for the first phases of this development to proceed, the City needs to rezone the property on the south of the Hudson Boulevard to C (commercial) to be consistent with the Comprehensive Plan. Staff is not recommending that the City approve a zoning map amendment for the area north of the new Hudson Boulevard until the City approves development proposal and plans for that area of the site. Subsequent to the rezoning and with the preliminary plat, the applicant is asking for the City approval of Preliminary PUD Plans. As noted above, the PUD is an overlay zoning. With the PUD plans, the applicant is asking the City to approve some deviations or flexibility to the standard city zoning regulations as part of the preliminary plat and PUD. If the City approves the PUD, the adopted regulations and standards of the PUD will apply specifically to this development or PUD. 11 Recommended Findings for Rezoning: That the proposed rezoning from RT (rural development transitional) to C (commercial) for the area south of the realigned Hudson Boulevard is consistent with the Comprehensive Plan. Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat and Preliminary PUD Plans for the Four Corners Second Addition based on the following findings: 1. That the City approved the Four Corners Second Addition Concept PUD Plan on July 17, 2018 and the submitted preliminary plat and preliminary PUD plan are consistent with the city-approved concept PUD plan. 1. That the Applicant has submitted all application requirements outlined in Section 154.759: Application Requirements for Preliminary Plat and Preliminary PUD Plan. 2. That the Preliminary Plat and PUD Plan are consistent with the intent of the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3. That the Preliminary Plat and PUD Plan meet the general intent of the Commercial zoning districts with PUD modifications. 4. That the Preliminary Plat and PUD Plan generally meet the City’s Subdivision regulations. 5. That the Preliminary Plat and PUD Plan are generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated February 18, 2019. 6. The Preliminary PUD Plan meets the minimum requirement for a PUD including minimum lot area and street layout. It is not known whether the proposed PUD will meet the minimum requirement for open space. 7. The Preliminary PUD Plan meets at least one of the required PUD objectives identified in Section 154.751. Recommended Conditions of Approval. If the City Council wants to approve this proposal, staff recommends the following conditions of approval: 1. The Final Plat and PUD Plans include a portion of PID# 34.029.21.43.0003. 2. That City approve a zoning map amendment to rezone Outlots A and B and Lot 1, Block 1 of the plat to C (commercial). 3. The Final Plat and PUD Plans shall identify proposed land uses, and those land uses shall accompany a detailed site plan to be approved by the City. Any use that is not designated on the Preliminary Plat and PUD Plans and is not designated as a permitted use within the Commercial zoning district shall require a conditional use permit. 4. That the applicant submit and the City approve updated preliminary plat and PUD plans that meet all city conditions of approval before submitting a Final Plat application and final PUD plans to the City. 5. Before the execution of a final plat for any phase of the development by the City, the developer or applicant shall enter into a development agreement with the City for that phase according to the City Attorney and shall be approved by the City Council. This agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. 6. The Final Plat and PUD Plans shall provide the required 20% open space within the development or specify what the proposed public or site amenity the development will provide that the City may consider as an alternative to the open space requirement. The City must approve any proposed amenities as part of the development approval process. 7. The Final Plat and PUD Plans should detail proposed amenities in exchange for flexibility from standards of the Zoning Code. 12 8. The Final Plat and PUD Plans shall comply with comments outlined in the City Engineer Review Memo dated February 18, 2019. 9. The Final Plat and PUD Plans shall include provisions for City sanitary sewer and municipal water as well as sanitary sewer and water capacity demands. The Applicant shall be responsible to extend City sanitary sewer and municipal water to the site at the applicant’s cost. Sanitary sewer and water main stubs will be required to all adjacent properties. 10. The Final Plat and PUD Plans shall include right-of-way and easements from the adjacent property to the north to allow for the Hudson Boulevard realignment at Manning Avenue. 11. The Final Plat and PUD Plans shall include a storm water management plan including a summary report describing the overall management plan and performance criteria for all required storm events. 12. The Applicant shall obtain all necessary permits including but not limited to all applicable city permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District and MnDOT approval before starting any grading or construction activities. 13. Storm water facilities shall be privately owned and maintained. A maintenance agreement in a form acceptable to the City shall be executed and recorded with the final plat. 14. The Final Plat and PUD Plans shall include tree planting and landscape plans for each lot and building site or project phase to be approved by the City’s Landscape Architect. 15. The Final Plat and PUD Plans shall include architectural renderings for each lot and building site. 16. The Applicant(s) or developers shall submit a photometric plan for each lot and building site. All lighting must meet the requirements of Sections 150.035-150.038 of the City Code. 17. That the developer provide the City fees in lieu of park land dedication as required by 153.15 of the City Code with final plat. 18. The Applicant shall meet all requirements and requests of Washington County including the needs and requirements for drainage, right-of-way, turn lanes and trails. 19. The applicant shall meet all the requirements of MNDOT as outlined in their comments dated February 15, 2019. 20. That the applicant or developer address all the comments of the Fire Chief and the Building Official with final site and building plans including the placement of fire hydrants, driveway design and emergency vehicle access within each building site. FISCAL IMPACT: There would be no fiscal impact to the City at this time, as the developer is proposing to pay for and be responsible for installing all the public improvements, including the realignment of Hudson Boulevard to accommodate the development. The Concept Plan approval did not afford the applicant development rights. When each of the lots within the development site develop, they will have urban services and will pay sewer and water connection charges, building permit fees and the like. RECOMMENDATIONS: Staff and the Planning Commission are recommending approval of the rezoning (zoning map amendment) for the some of the properties in the proposed Four Corners Second Addition (from RT rural development transitional) to C (commercial) with the following motion: “Move to adopt Ordinance 08 – XXX approving the proposed Zoning Map Amendment as requested by Terry Emerson for the Lot 1, Block One and for Outlots A and B (from RT to C) of the Four Corners Second Addition subject to the recommended conditions of approval.” Staff and the Planning Commission also are recommending that the City Council approve of the proposed Preliminary Plat and preliminary PUD Plans for the Four Corners Second Addition based on the findings and conditions listed in this report. 13 “Move to adopt Resolution 2019 – 021 approving the request of Terry Emerson for the Four Corners Second Addition Preliminary Plat and preliminary PUD plans, subject to the findings and conditions of approval listed in this staff report.” ATTACHMENTS: • City Maps • Preliminary Plat Narrative • Preliminary Plat • Existing Tree Plan • Right-of-way ownership map • Engineering Plans (pages 1-7) • City Engineer review memo dated February 18, 2019 • MnDOT Review memo dated February 15, 2019 • Washington County review memo dated February 22, 2019 • February 25, 2019 Planning Commission minutes • Ordinance 08 – 225 approving Zoning Map Amendment • Resolution 2019 - 021 - Approving the Zoning Map Amendment, Preliminary Plat and Development Stage PUD Plan 12445 55th Street North, Lake Elmo, Minnesota 55042 * Phone: 651-439-8833 * Website: FFSurveying.com Bruce A. Folz, LS Timothy J. Freeman, LS 1939 – 2001 Principal January 25, 2019 FOUR CORNERS 2ND ADDITION PRELIMINARY PLAT NARRATIVE This project is a multi-phase PUD development. It consists of an 80-acre property that has a garage building in the southwest corner that has had several tenants over the years. This parcel was platted in the original FOUR CORNERS plat as Lot 1, Block 1. This Lot 1 was rezoned and has since been sold to the Stillwater Area School District to be used as their bus garage and terminal. This is in accordance with the permitted use approved by the City of Lake Elmo. The original plat created the Lot 1, Block 1 along with Outlots A, B and C to be replatted later as well as a new alignment of Hudson Boulevard as required by the City of Lake Elmo and Washington County. This realigned roadway is to facilitate an upgraded intersection and traffic control that align with the road east of Manning Avenue North, and north of the Holiday Station in West Lakeland Township. This roadway was part of the MN DOT Right of Way prior to being turned over to local control, to the City of Lake Elmo. The remaining Outlots and vacated right of way will now be developed as a commercial and highway business project for various uses. A concept plan for this project was previously approved showing the re-aligned roadway with several lots for a few different uses. This project will require several plats to ultimately build out the parcels approved with the initial concept plan. The next phase is to plat the right of way and build the new road for this proposed realignment of Hudson Boulevard (frontage road to I94). This plat (FOUR CORNERS 2nd ADDITION) is being platted to dedicate the new right of way. One of the steps required is to vacate the existing right of way for Hudson Boulevard North. The City of Lake Elmo and MN Dept of Transportation will have to vacate the unused right of way of the old alignment for development. They will vacate the right of way, reserving a temporary easement while the existing roadway is still being used during construction. There is a map that shows the portion of right of way to be vacated… along with legal descriptions for each vacation portion. The other item shown on this map is which entities have jurisdiction of the existing and new right of way. Essentially, the City of Lake Elmo received the right of way that contains the Hudson Boulevard North (frontage road), and MN Dot has the balance of the right of way where the Interstate Highway 94 and its ramps… as well as the portion of Manning that crosses the Interstate 94. The vacation step is critical for the realignment of the roadway process that the City of Lake Elmo and Washington County are requiring. The alignment for the new Hudson Boulevard has been in the planning stages for years now. The consultant engineering company used by the City of Lake Elmo was hired to design the new alignment, to facilitate the needs of the City of Lake Elmo. Our planning/platting efforts utilize this alignment for Hudson Boulevard North as shown on these plans and plat. This plat contains the 3 Outlots from the original plat, along with the proposed vacated right of way from the old alignment of the frontage road and the MN Dot strip that now contains a drainage ditch. This Preliminary Plat contains a Lot 1, Block 1 for the proposed Metro Transit Park and Ride project as well as the Outlots to the north of it and south of the realigned roadway right of way for future uses. The southerly Outlot C will contain a regional ponding facilit y for the area that takes the place of the existing drainage ditch. More detailed information on the potential users and their proposed development plans for Outlots A and B will be submitted at the time they have potential users. It is impossible to provide all of the detailed information required by the City Code for pr eliminary and final plat on these Outlots without the user of the parcels identified. We anticipate that the two Outlots will be replatted in the future phases, as the individual users come along. The users will understand that the zoning requires only potential uses that are allowed in the code for their appropriate zoning district. Rezoning of Lot 1, Block 1 of this phase is being rezoned to allow the Park and Ride facility as a part of this request. The remaining outlots will be rezoned when they are developed and replatted. The Comprehensive Plan is consistent with the uses being proposed. The outlots in this phase also includes the requirement of uses that develop impervious/greenspace at a ratio of 80/20 percent, as well as parking for 5 cars per 1000 square feet of usable building square footage.     PAGE 1 of 2  MEMORANDUM           Date:  February 18, 2019      To:  Ken Roberts, Planner Director  Re:  Four Corners 2nd Addition  Cc:  Chad Isakson, Assistant City Engineer    Preliminary Plan Engineering Review  From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for the Four Corners 2nd Addition Preliminary Plat/Plans received on  January 31, 2019. The submittal consisted of the following documentation:     Four Corners 2nd Addition Preliminary Plat, dated 01.25.2019, prepared by Folz Freeman Surveying (FFS).   Four Corners 2nd Addition Preliminary Plat Narrative, dated 01.25.2019, prepared by FFS.   Four Corners 2nd Addition Right‐of‐Way Vacation/Jurisdiction, dated 01.22.2019, prepared by FFS.   Four Corners 2nd Addition Lake Elmo Easement Vacation Request, dated 01.23.2019, prepared by FFS.   Four Corners 2nd Addition MnDOT Right‐of‐Way Vacation Request, dated 01.23.2019, prepared by FFS.   Four  Corners  2nd  Addition  Hudson  Blvd  Realignment  &  Trunk  Utility  Extension  Plans,  dated  01.25.2019,  prepared by Larson Engineering.    Four Corners 2nd Addition Stormwater Management Plan, dated 01.25.2019, prepared by Larson Engineering.   Geotechnical Evaluation Report for Metro Transit Park & Ride, dated 04.20.2017, prepard by Braun Intertec.      STATUS/FINDINGS:  Engineering has prepared the following review comments:      PRELIMINARY PLAT AND EASEMENTS   Preliminary  plat  approval  should  be  contingent  upon  all  public improvements  being  designed  and  constructed in accordance with the City Engineering Design Standards Manual.   Preliminary  plat  approval  should  also  be  contingent  upon  the  preliminary  plans  being  revised  and  approved by the City prior to the City accepting an application for any phase of final plat.   Outlots A, B, and C are proposed to be owned by EN Properties. Outlots have been labeled on some plans  but must also be identified on the street, utility and grading plans.   A drainage and utility easement must be provided over all of Outlot C. The Outlot C drainage easement  will allow for City maintenance of the storm water BMPS and storm sewer system. The drainage and  utility easement must be shown on the Preliminary Plat and Preliminary Plans.   The storm water management plan submitted with this application is incomplete and is subject to City,  VBWD, and MnDOT review once finalized. Preliminary Plat approval must be contingent upon revised  Preliminary Plans that provide for a storm water management plan meeting State, VBWD and City rules.    The Preliminary Plat must be contingent upon revised Preliminary Plans to address plan revisions required  by  Washington  County,  including  the  dedication  of  additional  right‐of‐way  along  Manning  Avenue,  if  required,  sight  triangle  right‐of‐way  if  required,  and  additional  intersection  improvements  at  Hudson  Boulevard and Manning Avenue (CSAH‐15), if required.   The Preliminary Plat identifies a proposed off‐site roadway and utility easement to be acquired from the  adjacent  property  north  of  the  plat  to  accommodate  the  Hudson  Boulevard  realignment  at  the  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 2  intersection with Manning Avenue (CSAH‐15). The roadway and utility easement must be submitted as  part of the final plat application.   The Preliminary Plat identifies a proposed roadway and utility easement with 80‐foot right‐of‐way to be  provided  to  facilitate a public street  connection from the adjacent property to  the north  to Hudson  Boulevard at the first intersection west of Manning Avenue (CSAH 15). The roadway and utility easement  must be submitted as part of the final plat application.   Additional drainage and utility easements must be identified and shown on the Preliminary Plat and  Construction Plans (street, utility and grading plans).   Add drainage and utility easements for the drainage ditch on the north side of Hudson Boulevard.   Add drainage and utility easements for the street culvert 100‐year HWL.   Add drainage and utility easement for the storm sewer pipe stub from STMH18 (see comment below).   Add drainage and utility easement for the storm sewer pipe stub from CB27 (see comment below).   Written landowner permission must be submitted as part of the final plat applications for any off‐site  grading work, easements and storm water discharges to adjacent properties.    PRELIMINARY CONSTRUCTION PLANS   C0.1.  Construction  Phasing.  The  Preliminary  Plans  must  be  revised  to  better  detail  the  construction  phasing between street construction and storm water management.     C2.0. Realign water/sewer per attached exhibit.   C2.0 ‐C2.1. Revise the sanitary sewer and watermain stub pipe sizes to 24‐inch sanitary sewer and 12‐inch  watermain at STA 26+00, extending to the northwest.   C3.0. Revise the street widths to 40 feet for both westerly street stubs.   C4.0. Label all FES structures. Add storm sewer chart to the plans with pipe cover and pipe velocities.   C4.0. Extend the storm sewer pipe stub from STMH18 to 15 feet from the bituminous trail to avoid trail  excavation during future extension of pipe.   C4.0. Revise STMH18 to a catch basin to eliminate the manhole in the drive lane.   C4.1. Extend the storm sewer pipe stub from CB27 to 15 feet from the bituminous trail to avoid trail  excavation during future extension of pipe.   C4.1. Extend the bituminous trail to the paved surface along Manning Avenue and extend the concrete  curb through the radius with a pedestrian ramp.   C4.2. Add sight triangles at the intersection with Manning Avenue as required by Washington County.   C4.3. Revise Typical Sections as follows:   Locate trail 2‐feet from right‐of‐way.   Revise paved rural section shoulder from 5‐feet to 6‐feet.   Remove pavement section details for the bituminous trail and add note “see City Standard Detail 509”.   Add 10‐foot utility easement on south side for typical section from 11+50 to 14+88.    C4.4. Revise Typical Sections to add note for trail pavement section to “see City Standard Detail 509”.   C5.0‐C5.2. Add street stationing to the signing and pavement marking plans.   C5.0‐C5.2. Add dimensions and notes for the location and placement of all pavement markings.   C5.0. Add City standard plan notes for signing and pavement markings.   C5.0. Revise sign schedule to identify MUTCD sign codes and sign sizes.   C5.1. Add Type III barricades (2 each) at the end of both stub streets and update sign schedule.   C6.0. Minimum standard ditch grade is 2% for positive drainage. Revise the drainage ditch grading along  the north boulevard to eliminate flat areas and standing water.    C6.0. Add drainage easements for the proposed drainage ditch on the north side of Hudson Boulevard.   C6.0. Additional borings are required for each infiltration basin. A minimum of 2 borings are required per  basin  and  must  be  obtained  from  within  the  actual  proposed  basin  location.  Additional  borings  are  required for basins larger than 10,000 square feet (see engineering design standards manual).   C7.0. Revise vertical curve at STA 31+47. The City standard minimum K‐value for 45 mph sag curve is 79.     Metropolitan District 1500 County Road B-2 West Roseville, MN 55113 An equal opportunity employer February 15, 2019 Ken Roberts, Planning Director City of Lake Elmo 3880 Laverne Avenue North Lake Elmo, MN 55042 SUBJECT: Four Corners Second Edition Preliminary Plat MnDOT Review #P19-002 NW quad of I-94 and CSAH 15 (Manning Ave N) City of Lake Elmo, Dakota County Dear Mr. Roberts: MnDOT has reviewed the preliminary plat received 1/31/19 for the Four Corners Second Edition project in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before further development, please address the following: Design The preliminary plat shows the relocation of the frontage road (Hudson Blvd) and its intersection with CSAH 15 (Manning Ave N) within the MnDOT right-of-way, which extends several hundred feet north of I-94 along Manning Ave. Roadway configuration changes of this magnitude require a Level 2 layout, as noted in MnDOT’s review of the EAW for the Manning Avenue Corridor Management and Safety Improvement Project (see MnDOT comment letter of 12/21/2016 attached). MnDOT layout design guidance and layout requirements are provided at: http://www.dot.state.mn.us/design/geometric/index.html. Please direct questions regarding roadway design to Jeff Rones of MnDOT’s Metro District Design Section at 651-234-7647 or Jeff.Rones@state.mn.us. Traffic MnDOT strongly recommends that the city require a traffic impact study (TIS) to be performed, as the traffic volumes associated with the proposed development and uses are significant (likely exceeding 15,000 AADT) and meet MnDOT warrants for a TIS (2,500 or more new daily vehicle trips). See Chapter 5 of MnDOT’s Access Management Manual for TIS guidance: www.dot.state.mn.us/accessmanagement/docs/pdf/manualchapters/chapter5.pdf. Please direct questions regarding traffic to Kaare Festvog of MnDOT’s Metro District Traffic Engineering Section at 651-234-7814 or Kaare.Festvog@state.mn.us. Right-of-Way The 60’ drainage way shown on the future Lot 1 labeled “PARCEL No. 44 (TO BE VACATED BY MN DOT)” is currently owned in fee by MnDOT. Therefore, MnDOT will need to convey fee ownership of the parcel to the owner. Please contact Jennifer Matti in MnDOT’s Metro District Surveys Section at 651-234-3474 or Jennie.Bailey@state.mn.us regarding acquisition of the drainage way. Page 2 of 3 Please direct questions regarding right-of-way to Michael Lynch of MnDOT’s Metro District Right of Way Section at 651-234-7558 or Mike.Lynch@state.mn.us. Drainage A MnDOT drainage permit will be required to ensure that current drainage rates to MnDOT right-of- way will not be increased. MnDOT’s Drainage Permits Checklist is attached. The drainage permit application is available online at: https://dotapp7.dot.state.mn.us/OLPA and requires the following information: 1. A grading plan showing existing and proposed contours. 2. Drainage area maps for the proposed project showing existing and proposed drainage areas. Any off-site areas that drain to the project area should also be included in the drainage area maps. The direction of flow for each drainage area must be indicated by arrows. 3. Drainage computations for pre- and post-construction conditions during the 2-, 10-, 50- and 100-year rain events. 4. Time of concentration calculations. 5. An electronic copy of any computer modeling used for the drainage computations. 6. See also the attached Drainage Permits Checklist for more information. The application should be submitted to: MnDOT – Metropolitan District Permit Office 1500 West County Road B-2 Roseville, MN 55113 MnDOT will perform a thorough review of the application and request any additional information that may be needed. For questions, please contact Bryce Fossand of MnDOT’s Metro District Water Resources Section at 651-234-7529 or Bryce.Fossand@state.mn.us. Permits/No Impacts to Interstate Highway In addition to the drainage permit, any other work affecting or impacting MnDOT right of way on Manning Ave N will require a permit. No work within or impacts to the I-94 right-of-way will be allowed. Permit forms are available from MnDOT’s utility website: http://www.dot.state.mn.us/utility/forms.html. Please include one 11”x17” plan set and one full size plan set with each permit application. Please direct questions regarding these requirements to Buck Craig of MnDOT’s Metro District Permits Section at 651-234-7911 or Buck.Craig@state.mn.us. Review Submittal Options MnDOT’s goal is to review proposed development plans and documents within 30 days of receipt. Electronic file submittals are typically processed more rapidly. There are four submittal options: 1. Email documents and plans in .pdf format to metrodevreviews.dot@state.mn.us. Attachments may not exceed 20 megabytes per email. If multiple emails are necessary, number each message. 2. Upload .pdf file(s) to MnDOT’s external shared internet workspace site at: https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at metrodevreviews.dot@state.mn.us for access instructions and send an email listing the file name(s) after the documents have been uploaded. Page 3 of 3 3. Mail, courier, or hand deliver documents and plans in .pdf format on a CD-ROM compact disc to: MnDOT – Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville, MN 55113 4. Submit printed documents via U.S. Mail, courier, or hand delivery to the address above. Include one set of full size plans. You are welcome to contact me with questions at 651-234-7795. Sincerely, David Elvin, AICP Senior Planner Copy via E-Mail: Adam Josephson, Area Engineer Ryan Coddington, Engineering Jeff Rones, Design Mike Lynch, Right of Way Jennifer Matti, Surveys Buck Craig, Permits Bryce Fossand, Water Resources Kaare Festvog, Traffic Engineering Carl Jensen, Transit Advantages Mike Nelson, Surveys Cameron Muhic, Multi-Modal Russell Owen, Metropolitan Council Michael Welling, Washington County Survey Division 11660 Myeron Road North, Stillwater, Minnesota 55082-9573 Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246 www.co.washington.mn.us Equal Employment Opportunity / Affirmative Action Public Works Department Donald J. Theisen, P.E. Director Wayne H. Sandberg, P.E. Deputy Director/County Engineer February 22, 2019 Ken Roberts Community Development Director City of Lake Elmo 3600 Laverne Avenue North Lake Elmo, MN 55042 RE: Washington County comments on Four Corners Second Addition Plat Dear Ken, Thank you for providing Washington County with the Four Corners Second Addition, Proposed Concept Plat in the City of Lake Elmo. The plat consists of an express park-and-ride lot and outlots for future development. The property is located on the northwest corner of Interstate 94 (I-94) and County State Aid Highway (CSAH) 15/Manning Avenue. Our comments are as follows: • The realigned access location of Hudson Boulevard, which aligns with the access road to the Holiday Gas station in West Lakeland Township at 2nd St N and CSAH 15, is acceptable to the County as shown. A new southbound right-turn lane and northbound left-turn lane will need to be constructed as part of the Hudson Boulevard realignment, along with removal of the inplace turn lanes and median opening at Hudson Blvd. Plans for those improvements will need to be prepared and approved by the county engineer via the county’s permit process or a cooperative construction agreement. • As this area continues to attract development the city may want to consider conducting an area traffic study to determine if the new intersection will meet warrants for a traffic signal. When traffic signal is warranted, the City of Lake Elmo will have a 25% cost share. • A bicycle and pedestrian trail on the south side of Hudson Blvd is needed to connect these facilities to CSAH 15, and the trail to the east of CSAH 15. This trail parallels I-94, and is programmed in 2020 for improvements to connect to 2nd St. This connection is critical for cyclists and pedestrians to conveniently access the park-and-ride from the east side of CSAH 15. As shown in the plat, the lack of such a connection on the south side forces trail users from the east to cross to the north side of 2nd St, then CSAH 15, and finally cross again to the south side of Hudson Blvd at the park-and-ride entrance. • The developer or the city must submit the drainage report and calculations to our office for review of any downstream impacts to the county drainage system. Along with the drainage calculations, we will request written conclusions that the volume and rate of stormwater run-off into the county right-of way will not increase as part of the project. February 22, 2019 Four Corners Addition Page 2 of 2 • Access control should be dedicated to Washington County along the CSAH 15 frontage, except for the opening corresponding to Hudson Boulevard North. • A Right-of-Way Permit will be required for any work in the CSAH 15 right-of-way as it relates to the development. • All utility connections for the development require Washington County Right-of- Way Permits. Typically, these are the responsibility of the utility companies. Thank you for the opportunity to comment on this preliminary plat. If you have any questions, please contact me at 651-430-4316 or jan.lucke@co.washington.mn.us. For permit applications, please contact Carol Hanson at Carol.hanson@co.washington.mn.us. Regards, Jan Lucke Public Works Planning Director C: Carol Hanson, Office Specialist Lake Elmo Planning Commission Minutes; 2-25-19 City of Lake Elmo Planning Commission Meeting Minutes of February 25, 2019 Chairman Weeks called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Cadenhead, Weeks, Hartley, Holtz, Steil and Risner COMMISSIONERS ABSENT: Johnson STAFF PRESENT: Planning Director Roberts, City Planner Prchal & Fire Chief Malmquist Approve Agenda: M/S/P: Holtz/Hartley, move to approve the agenda as presented, Vote: 6-0, motion carried unanimously. Approve Minutes: February 11, 2019 M/S/P: Hartley/Cadenhead, move to approve the February 11, 2019 minutes as amended, Vote: 6-0, motion carried unanimously. Public Hearing – Preliminary Plat, Easement Vacations and Rezoning – Pulte Homes Roberts started his presentation regarding the application from Pulte Homes on Minnesota for a preliminary plat, easement vacation and a rezoning to develop a townhouse project called Bentley Village. This development is on the south side of 5th Street and will have 240 attached townhomes on approximately 41.6 acres for an average density of 5.77 units per acre. The developer has been working on refining the plan based on comments from the concept review. These townhomes would be privately owned and governed by a homeowners association. The developer is proposing public streets that are 28 feet wide. There will be a trail on one side of the street. The development is proposed to be done in 4 phases, which will be market driven. In regards to parking, driveways will be constructed to be 25 feet long, with 2 car garages. There will be room for two vehicles in the driveway without blocking the sidewalk. There will be additional parking allowed on the street and a there is proposed parking at the pool area. Each unit will be privately owned with the area around it being common area. 2 Lake Elmo Planning Commission Minutes; 2-25-19 The City Engineer feels that there are some setbacks that are not met. The developer will need to revise the project plan to clearly show that all the units will meet setback and spacing requirements. There are changes that will need to be made to the landscaping based on the City landscape architect comments. There are 33 conditions of approval. The most important one is that the applicant submit revised preliminary plat plans meeting all conditions of approval before the City will accept a final plat application for any phase of development and before the start of any clearing or grading activity. Steil asked if there has been any discussion with the developer after the previous meeting regarding the north/south street “street G” in terms of how that will be constructed and connected. Roberts stated that at a minimum, this developer will be required to construct the road to their property line, possibly with a temporary cul-de- sac. Holtz stated that with all of the potential changes that are going to be required, it could affect the number of units. Holtz is wondering if Roberts has an idea of what the units per acres might be reduced to. Roberts stated that he is guessing they might lose 10-12 units and will definitely be medium density. Hartley thought there was something about 4 sided architecture and that there was something requiring a window on the garage door. Roberts stated that the City does require four sided architecture and he will need to check on the garage door window requirement. Hartley stated that the examples did not have it which is why he asked about it. Holtz asked if it is pretty normal to have so many recommended conditions at this stage. Roberts stated that with a big project like this, it is not unusual and Lake Elmo is more detail driven than other places. Hartley asked about the statement that this project is consistent with the Comprehensive Plan. Which one would that be since we are in the process of adopting the 2040 plan? Roberts stated that it is consistent with both in regards to density. Cadnehead asked why the streets are City owned, but the storm pond is owned by HOA. Roberts stated that is at the direction of the City Engineer. Hartley stated that the City Engineer stated the increase in traffic might require a traffic signal or turn lane improvements, but a financial contribution was not included as a condition. Roberts stated that it is highlighted in the City Engineers report, but is not a condition of approval. Paul Heuer, Director of Land Planning and Entitlement, Pulte Homes will give a brief presentation. Pulte works hard to make a neighborhood look good from the outside. Pulte includes a lot of open space to make the neighborhood feel more open. There is an HOA that maintains amenities. There will be a dog park, tot lot and open play area 3 Lake Elmo Planning Commission Minutes; 2-25-19 within the development. The most substantial change from concept plan to preliminary plat is that the storm pond was moved because of the pipeline. There was also a lot of engineering comments that were addressed. A variety of demographics are served as there are many options that can be selected including a sunroom, rooftop terrace, etc. Heuer stated that there are 3 comments that have caused some concern. The first is the regional transportation comment that there should be a financial contribution to a traffic signal or turn lane. Pulte is paying 130K for a regional street and feels they are paying their fair share. Second the comment from the City Engineer that the easement for the storm sewer be 30 feet wide. Pulte is confused by that as ordinance 150.277 says that if the sewer pipes are less than 10 feet in depth within private property, the easement should be a minimum of 20 feet wide. The last item is in regards to landscaping. The review put the entire burden on them, when it should be the more intense use to the South. Pulte is proposing to put in half of the buffer. Cadenhead is wondering if Pulte has been in contact with the holder of the pipeline easement. Heuer stated that early on they reached out and got their design standards and have worked with them to get the elevation of the pipeline. Pulte will work very closely with them throughout this process. Heuer stated that they will need to sit down with City staff to work out some of the outstanding issues. Heuer doesn’t feel that they will need to lose any units once they meet with staff and work things out. Heuer stated that it is unusual for the HOA to own the storm sewer and that may be a discussion item with the City. Cadenhead asked about the storm water maintenance fee charged by the City. Roberts stated that this development would participate in that fee. Roberts believes that it is the storm ponds that are being referred to, and that can be worked out. Public Hearing opened at 7:48 pm John Ehret, 9124 Jade Court, is wondering how the City calculates the width of a parking vehicle on a 28 foot wide street. Ehret stated that a fire lane is 20 feet and he is concerned about parking on the street diminishing the ability for emergency vehicles to get down the street. Ehret stated that currently winter snow storage has become a problem. Ehret is concerned about the reach of the fire apparatus on these 3 story buildings. Ehret is also concerned about the timing on the connection road to Hudson Blvd. Tom Hart, 9217 Jade Way N, the walking trail on the North side of 5th Street currently gets a lot of traffic. It has been a challenge to get that trail cleared in the winter. The Boulder Ponds and Savona HOA’s have had many conversations with Administrator Handt, but sidewalks are cleared by property owners, but the trails are not cleared by the City. Hart is wondering if there is a proposal for sidewalks on the south side of the road. Hart is concerned about people walking on uncleaned icy trails. 4 Lake Elmo Planning Commission Minutes; 2-25-19 The Planning Director received 3 letters regarding this project. One letter is not in favor of the project because of congestion, one letter is concerned about using the street name “Jewel”, the last letter is concerned about the privacy and screening along the North side of this site to create more of a buffer. Public Hearing closed at 7:55 pm M/S/P: Hartley/Risner, move to recommend approval of the Bentley Village Preliminary Plat and easement vacations subject to the staff recommended findings and conditions of approval listed in the staff report, Vote: 6-0, motion carried unanimously. Holtz asked if the 20 foot vs 30 foot easement discussion is something they need to talk about tonight. Roberts stated that it would not need to be discussed tonight as staff is scheduled to meet with the developer on Thursday February 28th to work through the conditions before it goes to City Council. The applicant is required to submit a revised Preliminary Plat and Construction plans before submitting for Final Plat. That would only need to come back to Planning Commission if there were significant changes. Holtz asked about the plowing practice for internal trails, which was a question raised at public comments. Heuer stated that private trails running throughout neighborhood would typically be plowed with 2” of snow or more. Heuer stated that Sidewalks and trails owned by the City would be up to City policy on when they are cleared. Roberts stated that the City doesn’t clear sidewalks. M/S/P: Hartley/Holtz, move to recommend approval of the proposed Zoning Map Amendment as requested by Pulte Homes of Minnesota for the Bentley Village development site on the south side of 5th Street North from RT to MDR with recommended conditions of approval, Vote: 6-0, motion carried unanimously. Hartley is concerned that this development does not meet the minimum required lot area per unit and staff has suggested that is ok. He is also concerned that the landscaping requirement is not met. Hartley is wondering if staff needs direction from the Planning Commission that the ordinance needs to be met. Roberts stated that he has been thinking about that and what he will be proposing is a code amendment in the medium and high density ordinance to drop the minimum lot area and to just use the density as guidance for unit counts. Hartley stated that he is less concerned with the deviations from the landscape requirements because they seem to make sense. Weeks thinks there should be some flexibility in the landscaping ordinance because in some cases, it just doesn’t work. 5 Lake Elmo Planning Commission Minutes; 2-25-19 Roberts stated that he will be talking to the landscape architect on Thursday regarding some of those issues. Public Hearing – Preliminary Plat, Rezoning and Planned Unit Development – 4 Corners 2nd Roberts started his presentation regarding an application from Terry Emerson for a Preliminary Plat, Preliminary PUD Plan, Zoning Map Amendment and Right-of-Way vacations for a commercial development to be known as Four Corners Second addition. This proposal includes the realignment of Hudson Boulevard and the creation of several lots for commercial development. This includes the lot for the park and ride the storm water pond and commercial uses. Roberts stated that this project was sent to Washington County and MN Dot for review as they both own right-of-way along this project. The realignment is subject to approval of the City Engineer, Washington County and MN Dot. Hartley asked what the current zoning of the bus facility is. Roberts stated it is Business Park. Roberts stated that there is not sewer and water in this part of the City. As part of the bus terminal approval, the developer was required to bring sewer and water to that site. As part of the approval of this site, the developer will be required to extended sewer and water all the way to Manning Ave. Cadenhead asked if the City has been in contact with Metro Transit regarding the park and ride. Roberts stated that they are ready to submit their application, but they were told the City can’t accept anything until there is a preliminary plat. Holtz asked what their response was to the number of lots. Roberts stated they received funding based on 550 spaces, which is the design proposed. Weeks is torn about asking the applicant to contribute to the future stoplight. The traffic is already high on Manning Ave, but she is not sure the rest of the taxpayers should have to pay for it either. The stoplight at Hudson Blvd and Keats will cost taxpayers $1.8 Million. Hartley stated that this applicant is doing a road re-alignment at their expense which solves some problems long term. The City is getting a lot of benefit from approving this development. Tim Feeman, Folz Freeman surveying representing Terry Emerson, has been met with staff many times and feels that the proposal meets what the City is looking for. Essentially this plat is driven by creating the lot for the park and ride. This plat also creates 3 additional outlots. Outlot C is for the storm water ponding, Outlot B will be developed with future commercial and Outlot A is undetermined. 6 Lake Elmo Planning Commission Minutes; 2-25-19 Cadenhead is wondering about from a traffic management standpoint if the connection from Hudson Blvd to the North is in the correct place. Cadenhead thinks that there should maybe be a traffic study on that. Freeman stated that they hired the design engineer that the City uses to design the new part of Hudson Blvd. They show the access easement so that there is no question that there will be access to that parcel to the north. Freeman stated that Washington County has stated that the traffic signal is not needed at this time and the traffic volumes will not be coming from that development. Weeks asked if they talked to the property owner to the North about project and the Road easement. Freeman stated that it is hard to lock something down with the neighbor until the details are worked out with City staff. Public Hearing opened at 8:45 pm No one spoke and there were no written comments Public Hearing closed at 8:46 pm M/S/P: Hartley/Holtz, move to recommend approval of the Four Corners 2nd addition Preliminary Plat, Preliminary Planned Unit Development Plans and easement (right-of- way) vacations subject to the staff recommended findings and conditions of approval, Vote: 6-0, motion carried unanimously. Weeks heard previous City Council members state that they feel this park and ride would mostly benefit people coming from Hudson. Weeks disagrees with that as she has heard from a number of people that are very excited about this. Weeks feels this is a good thing for the City to draw more commercial into the City to help the tax base. M/S/P: Hartley/Risner, move to recommend approval of the proposed Zoning Map Amendment as requested by Terry Emerson for the Lot 1, Block One and Outlots A, B and C from RT to C for Four Corners 2nd addition with the staff recommended findings and conditions of approval, Vote: 6-0, motion carried unanimously. Public Hearing – Re-zoning of the property to Limited Commercial, Lot Consolidation, and Conditional Use Permit – Animal Inn Prchal started his presentation regarding an application from Animal Inn for a re-zoning, lot consolidation, and Conditional Use Permit. Prchal stated that the property owner would like to combine all of the parcels into one lot. This can only be accomplished if the lots are all zoned the same. Three of the four parcels are zoned as Agriculture and one is zoned as Rural Residential. The easiest option is to rezone all of the parcels to Limited Commercial to match the Comprehensive Plan. The property owner owns all of the properties and would like the CUP to apply to all of them. 7 Lake Elmo Planning Commission Minutes; 2-25-19 The dictating CUP is 2000-20. There is not a lot of deviation from that, but one recommended change is that currently there is a limit to the number of dogs that can be in each building. Prchal stated that there is an overall limit and how the owner chooses to house the dogs should be up to them. The conditions of approval are all spelled out in the staff report. The conditions highlight the conditions and uses that are allowed. Holtz asked about condition number 4 and why there are hours listed that the animals can be outside. Prchal stated that the hours listed are the same as construction hours. Roberts stated that those are the standard hours in the code in regards to regulating noise levels for any outdoor activities. Holtz doesn’t see that the noise from the animals would be problematic and would like to see condition #4 removed. Risner asked about condition #8 and if administering medications would be considered veterinary services. . Dawn Larson, owner, stated that there has not been a restriction on hours up to this point. Larson stated that they are respectful to their neighbors regarding noise. Larson stated that administering medications prescribed by a veterinarian is not performing those services. Larson stated that they do not kennel outside. They have outdoor runs that are attached to indoor runs. Larson stated that the limit of 150 dogs is fine as they rarely would hit that number. Weeks asked if they will be adding veterinary services anytime in the future. Larson stated that they will not. They will be moving the pet grooming into the old veterinary building. Weeks asked if there are any plans to put more buildings on the property. Larson stated that there are no plans to add additional buildings. Roberts asked Larson if there were any other issues with the conditions that the applicant would like to discuss. Larson stated that they regulate when the animals are outside. Hartley asked which parcel has the animal hospital on. Prchal stated parcel 5 had the animal hospital on it. Public Hearing opened at 9:20 pm Dennis Steinberg, owns the property at 8603 34th St N, and are in support of the application. There was no written correspondence Public Hearing closed at 9:21 pm M/S/P: Holtz/Hartley, move to amend the conditions and eliminate all of condition #4, friendly amendment to only strike from condition #4 the sentence that reads “Dogs can have access to outdoor areas from 7am to 7pm during the week and 8am and 6pm on weekends”, Vote: 6-0, motion carried unanimously. 8 Lake Elmo Planning Commission Minutes; 2-25-19 Cadenhead would argue that everything after the outdoor kenneling could be removed. He hesitates to eliminate everything because the property could change hands and the next owner might feel this is ok and that should be avoided in the future. Prchal stated that CUP’s run with the land and can continue with the next owner. Steil stated that he is concerned that they might be opening up something in the future that they might not want. Roberts stated that he is not as concerned about the hours, but he would suggest keeping the first sentence and striking the hours. Holtz would accept that as a friendly amendment. M/S/P: Hartley/Holtz, move to recommend approval of the request by Joan Tauer of Animal Inn to Rezone the properties from Agricultural and Rural Residential to Limited Commercial, consolidate properties defined as 16.029.21.42.0010, 16.029.21.43.0012, 16.029.21.43.0006, 16.029.21.42.0005, and 16.029.21.42.0001 and amend the existing CUP to apply to the newly combined property, subject to the conditions of approval recommended by staff and amended by the Planning Commission, Vote: 6-0, motion carried unanimously. City Council Updates – February 19, 2019 1. Mixed use Business Park and Mixed Use Commercial Zoning Ordinance Staff Updates 1. Upcoming Meetings a. March 11, 2019 b. March 25, 2019 Meeting adjourned at 9:31 pm Respectfully submitted, Joan Ziertman Building Permit Technician 1 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-225 AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF LAKE ELMO SECTION 1. The Lake Elmo City Council hereby ordains the following properties to be rezoned from RT– Rural Development Transitional to C – Commercial: Proposed Outlot B, Outlot C and Lot 1, Block 1, Four Corners Second Addition All situated in the County of Washington, State of Minnesota. SECTION 2. The Lake Elmo City Council also hereby ordains that the Zoning Administrator shall make the applicable changes to the official Zoning Map of the City of Lake Elmo. SECTION 3. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 4. Adoption Date. This Ordinance 08-225 was adopted on this 19th day of March, 2019, by a vote of ___ Ayes and ___ Nays. LAKE ELMO CITY COUNCIL ___________________________________ Mike Pearson, Mayor ATTEST: __________________________________ Julie Johnson, City Clerk This Ordinance 08- was published on the ____ day of ___________________, 2019. CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2019-021 A RESOLUTION APPROVING THE FOUR CORNERS SECOND ADDITION ZONING MAP AMENDMENT, PRELIMINARY PLAT AND DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT (PUD) PLANS. WHEREAS, Mr. Terry Emerson (“Applicant”) has submitted an application to the City of Lake Elmo (“City”) for a Preliminary Plat and for Development Stage Planned Unit Development (PUD) plans for a subdivision to be called Four Corners Second Addition, copies of which are on file in the City Planning Department; and WHEREAS, the proposed Zoning Map Amendment, Preliminary Plat and Planned Unit Development (PUD) are for a future commercial development on 56.9 acres of land located north of Hudson Boulevard and west of Manning Avenue and will include several lots for commercial development and outlots for storm water ponding and future development; and WHEREAS, the Lake Elmo City Council reviewed the Four Corners Second Addition concept plan on July 17, 2018; and WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on February 25, 2019 to consider the proposed Zoning Map Amendment, Preliminary Plat and Development Stage PUD Plan; and WHEREAS, on February 25, 2019, the Lake Elmo Planning Commission adopted a motion to recommend the City Council approve the Zoning Map Amendment to rezone the subject properties from RT (rural development transitional) to C (commercial); and WHEREAS, on February 25, 2019, the Lake Elmo Planning Commission adopted a motion to recommend that the City Council approve the Four Corners Second Addition Preliminary Plat and development Stage PUD Plan; and WHEREAS, the Lake Elmo Planning Commission submitted its report and recommendation about the proposed Zoning Map Amendment, Preliminary Plat and Development Stage PUD Plan for the proposed Four Corners Second Addition development to the City Council as part of a memorandum from the Planning Department; and WHEREAS, the City Council reviewed the recommendations of the Planning Commission and City staff about the proposed Four Corners Second Addition Zoning Map Amendment, Preliminary Plat and Development Stage PUD Plan at its meeting on March 19, 2019. NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1. That the City approved the Four Corners Second Addition Concept PUD Plan on July 17, 2018 and the submitted preliminary plat and preliminary PUD plan are consistent with the city-approved concept PUD plan. 1. That the Applicant has submitted all application requirements outlined in Section 154.759: Application Requirements for Preliminary Plat and Preliminary PUD Plan. 2. That the Preliminary Plat and PUD Plan are consistent with the intent of the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3. That the Preliminary Plat and PUD Plan meet the general intent of the Commercial zoning districts with PUD modifications. 4. That the Preliminary Plat and PUD Plan generally meet the City’s Subdivision regulations. 5. That the Preliminary Plat and PUD Plan are generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated February 18, 2019. 6. The Preliminary PUD Plan meets the minimum requirement for a PUD including minimum lot area and street layout. It is not known whether the proposed PUD will meet the minimum requirement for open space. 7. The Preliminary PUD Plan meets at least one of the required PUD objectives identified in Section 154.751. CONCLUSIONS AND DECISION Based on the foregoing, the City approves the Applicants’ request for a Zoning Map Amendment, Preliminary Plat and development stage PUD Plan for the Four Corners Second Addition development, provided the following conditions are met: 1. The Final Plat and PUD Plans include a portion of PID# 34.029.21.43.0003. 2. That City approve a zoning map amendment to rezone Outlots A and B and Lot 1, Block 1 of the plat to C (commercial). 3. The Final Plat and PUD Plans shall identify proposed land uses, and those land uses shall accompany a detailed site plan to be approved by the City. Any use that is not designated on the Preliminary Plat and PUD Plans and is not designated as a permitted use within the Commercial zoning district shall require a conditional use permit. 4. That the applicant submit and the City approve updated preliminary plat and PUD plans that meet all city conditions of approval before submitting a Final Plat application and final PUD plans to the City. 5. Before the execution of a final plat for any phase of the development by the City, the developer or applicant shall enter into a development agreement with the City for that phase according to the City Attorney and shall be approved by the City Council. This agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. 6. The Final Plat and PUD Plans shall provide the required 20% open space within the development or specify what the proposed public or site amenity the development will provide that the City may consider as an alternative to the open space requirement. The City must approve any proposed amenities as part of the development approval process. 7. The Final Plat and PUD Plans should detail proposed amenities in exchange for flexibility from standards of the Zoning Code. 8. The Final Plat and PUD Plans shall comply with comments outlined in the City Engineer Review Memo dated February 18, 2019. 9. The Final Plat and PUD Plans shall include provisions for City sanitary sewer and municipal water as well as sanitary sewer and water capacity demands. The Applicant shall be responsible to extend City sanitary sewer and municipal water to the site at the applicant’s cost. Sanitary sewer and water main stubs will be required to all adjacent properties. 10. The Final Plat and PUD Plans shall include right-of-way and easements from the adjacent property to the north to allow for the Hudson Boulevard realignment at Manning Avenue. 11. The Final Plat and PUD Plans shall include a storm water management plan including a summary report describing the overall management plan and performance criteria for all required storm events. 12. The Applicant shall obtain all necessary permits including but not limited to all applicable city permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District and MnDOT approval before starting any grading or construction activities. 13. Storm water facilities shall be privately owned and maintained. A maintenance agreement in a form acceptable to the City shall be executed and recorded with the final plat. 14. The Final Plat and PUD Plans shall include tree planting and landscape plans for each lot and building site or project phase to be approved by the City’s Landscape Architect. 15. The Final Plat and PUD Plans shall include architectural renderings for each lot and building site. 16. The Applicant(s) or developers shall submit a photometric plan for each lot and building site. All lighting must meet the requirements of Sections 150.035-150.038 of the City Code. 17. That the developer provide the City fees in lieu of park land dedication as required by 153.15 of the City Code with final plat. 18. The Applicant shall meet all requirements and requests of Washington County including the needs and requirements for drainage, right-of-way, turn lanes and trails. 19. The applicant shall meet all the requirements of MNDOT as outlined in their comments dated February 15, 2019. 20. That the applicant or developer address all the comments of the Fire Chief and the Building Official with final site and building plans including the placement of fire hydrants, driveway design and emergency vehicle access within each building site. Passed and duly adopted this 19th day of March, 2019 by the Lake Elmo City Council. ______________________________ Mike Pearson, Mayor ATTEST: _____________________________ Julie Johnson, City Clerk