HomeMy WebLinkAbout#13 - Continental Springs of Lake Elmo1
STAFF REPORT
DATE: 03/05/19
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Planned Unit Development Concept Plan Review for Continental
Properties
REVIEWED BY: Ben Prchal, City Planner
Kristina Handt, City Administrator
BACKGROUND:
The City has received a request from Continental 483 Fund LLC (c/o Gwyn Wheeler) for a review of a
Planned Unit Development (PUD) Concept Plan. The proposal is for a 300 unit multi-family residential
development on a 20.36-acre parcel to be called Springs Apartments.
The Planning Commission held a public hearing and reviewed the concept PUD plans on February 11,
2019 for the Springs Apartments. After discussion and public testimony, the Planning Commission made
a recommendation of approval about the concept PUD plans with conditions based on findings. (Please
see the attached Planning Commission meeting minutes for more information).
ISSUE BEFORE CITY COUNCIL:
The City Council is being asked to review the general concept plan, provide feedback and adopt Resolution
2019-017 approving the concept PUD plans for the Springs Apartments, subject to conditions.
PROPOSAL DETAILS/ANALYSIS:
General Information.
• Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345
• Applicant: Continental 483 Fund LLC (c/o Gwyn Wheeler)
• Location: North of Hudson Blvd. N, west of Keats Avenue
• Site Area: 20.36 gross acres, 17.01 net acres
• Land Use Guidance: 2030 Comprehensive Plan – Commercial, 2040 Comprehensive Plan –
Mixed Use Commercial
• Zoning: Rural Development Transitional
• Surrounding Land Use Guidance: Commercial to the East, Urban Medium Density Residential to
the North, Commercial to the West, and Hudson Boulevard and I-94 to South.
• History: The property has been used as rural vacant land and possibly as a homestead. There is a
wetland on the site that staff is estimating is about 0.3 acres in size. It is located along the north
side of Hudson Blvd about 240 feet west of the east property line of the site (in about the location
of proposed Building 15). A large portion of the eastern part of the site is covered in trees.
• Deadline for Action: Application Complete: 1-11-2019
60-day timeline: 3-11-2019
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CONCEPT PUD PLAN REVIEW
PUD Review Process. The City Code for PUD’s requires several steps in the project review and
approval process. Section 154.758 of the City Code (below) provides all the details about the review
process and steps.
§ 154.758 PROCEDURES FOR PROCESSING A PLANNED UNIT DEVELOPMENT.
There are four stages to the PUD process: application conference, general concept plan,
preliminary plan and final plan, as described below.
A. Application Conference. Upon filing of an application for PUD, the applicant of the
proposed PUD shall arrange for and attend a conference with the Planning Director. The
primary purpose of the conference shall be to provide the applicant with an opportunity to
gather information and obtain guidance as to the general suitability of his or her proposal
for the area for which it is proposed and its conformity to the provisions of this
subchapter before incurring substantial expense in the preparation of plans, surveys and
other data.
B. General Concept Plan. The general concept plan provides an opportunity for the
applicant to submit a plan to the city showing his or her basic intent and the general
nature of the entire development without incurring substantial cost. The plan should
include the following: overall density ranges, general location of residential and
nonresidential land uses, their types and intensities, general location of streets, paths and
open space, and approximate phasing of the development.
C. Preliminary Plan. Following approval of the general concept plan, the applicant shall
submit a preliminary plan application and preliminary plat, in accordance with the
requirements described in § 153.07. The application shall proceed and be acted upon in
accordance with the procedures in this subchapter for zoning changes.
D. Final Plan. Following approval of the preliminary plan, the applicant shall submit a final
plan application and final plat, in accordance with the requirements described in §
153.08. The application shall proceed and be acted upon in accordance with the
procedures in this ordinance for zoning changes. If appropriate because of the limited
scale of the proposal, the preliminary plan and final plan may proceed simultaneously.
E. Schedule for Plan Approval
1. Developer presents the general concept plan to the Planning Commission for their
review and comment.
2. After verification by the Planning Director that the required plan and supporting
data are adequate, the Planning Commission shall hold a public hearing, with
public notice.
3. The Planning Commission shall conduct the hearing and report its findings and
make recommendations to the City Council.
4. The City may request additional information from the applicant concerning
operational factors or retain expert testimony at the expense of the applicant
concerning operational factors.
5. The Council may hold a public hearing after the receipt of the report and
recommendations from the Planning Commission. If the Planning Commission
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fails to make a report within 60 days after receipt of the application, then the City
Council may proceed without the report. The Council may approve the general
concept plan and attach such conditions as it deems reasonable.
6. Following approval of the General Concept Plan, the application may proceed to
the preliminary plan phase.
About the Applicant. Continental 483 Fund LLC. (Applicant) desires to develop a Class A,
market-rate apartment community within the City. The company, started in 1979, is based out of
Menomonee Falls, WI, and as of 2016 has broken ground on 3,175 apartment homes in 7 states.
65 Springs Apartment communities, similar to this proposed development, have been developed,
including three in Minnesota (Apple Valley, Rochester, and Savage). The applicant has indicated
in pre-application meetings with Staff that Continental owns and operates all Springs
developments and they do not have third party management of their properties.
Concept Plan Review: The Staff review comments that follow are all based on conducting a high
level review of the Concept Plan since the City does not require a lot of detailed information at this
stage in the PUD review process. Staff has focused on the bigger picture items for general
compliance with the Comprehensive Plan and the City Code and on those things that could be a
concern or would otherwise not allow the development to move forward as proposed.
Site Plan. The proposed site plan includes 15 buildings with 20 units each, eight detached garage
buildings (with a total of 42 spaces), 309 surface parking spaces, an approximately 4,300 square
foot club house (including a large gathering room, fitness center, kitchen area, coffee bar and
office space), pool with sun deck, trash enclosure, mail kiosk, and two pet playgrounds all within
a fenced, controlled access community. Many units provide attached, direct-access garages for a
total of 120 attached garage spaces for the 300 units.
Access. The proposed concept plan shows a primary access driveway into the site from Hudson
Boulevard. The applicant will need to provide an additional access (at least for emergency
vehicles) from the planned north/south street on the west side of the site. This north/south street
is a planned public street connection between 5th Street North and Hudson Boulevard North. The
developer should either construct the portion of the north/south street adjacent to the
development with a temporary turnaround on the north end or work with the proposed
development to the north to construct the entire planned north/south street to make a continuous
street connection from 5th Street North to Hudson Boulevard North.
The proposed site plan shows a variety of building and parking lot setbacks on the site. These
include a front setback for the buildings of 20 feet (from Hudson Blvd), a parking setback of 20
feet for the entire site, a setback of 15 feet for the buildings from the west property line (as a
corner setback), a 20 foot rear yard building setback (from the north property line) and a 10 foot
interior side yard setback of at least 10 feet from the eastern property line. All these setbacks
meet or exceed the minimum required by code and as proposed (unless additional public street
right-of-way is needed for Hudson Boulevard or for the future north/south street on the west side
of the site). (Please see the City Engineer’s comments for additional information about the
streets and access).
According to the applicant, the proposed concept plan has 5.58 acres (32.8 percent) of the site as
pervious surface and 11.43 acres (67.2 percent) of the site with impervious surfaces. The City
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Code requires that at least 25 percent of the site have pervious surfaces so, as proposed, the PUD
meets this requirement.
Utilities – Municipal Water Supply and Municipal Sanitary Sewer. The developer is proposing
to extend public water and sanitary sewer service to the site. Future development plans for the
project will need to include detailed utility construction plans that meet City engineering standards.
Tree Removal and Preservation. There is an area of about 300,000 square feet (6.9 acres) of
tree cover on the site. The proposed project would remove all the existing trees on the site. The
City will require the applicant to provide a complete tree inventory and tree
preservation/replanting and landscaping plans as part of any site development applications going
forward.
Landscaping. The applicant has not yet provided the City with any details about landscaping
for the site (nor are they required to at this point of the review). The City will require the
applicant to submit detailed landscape plans with their preliminary PUD application and those
plans will need to meet or exceed the City’s Landscape Requirements for the replanting of trees
and for screening.
Proposed Unit Breakdown. The proposed number of units totals 300. The following provides a
breakdown of the proposed unit types and the number of units of each:
Unit Type Number of Units
Studios 30
1-Bedroom 120
2-Bedroom 120
3-Bedroom 30
Proposed Design. The proposed design of the development is a townhouse design two stories in
height with private, ground-level entrances to each unit. The building elevations provide
architectural interest with use of exterior accents, a large percentage of windows, and high
quality materials including fiber cement board siding and stone masonry. The buildings create
additional high architectural value with use of varied roof lines, and vertical and horizontal
articulation. The typical interiors of the units include dark wood colored cabinets, stainless steel
appliances, granite countertops in all kitchens and wood laminate flooring. Select units will be
upgraded to include enhanced finishes, painted access walls, granite countertops throughout,
among other features.
Parking. The City’s Zoning Code requires one parking space per studio and 1 bedroom unit, two
parking spaces per 2 and 3 bedroom unit and at least one visitor space per four units. With the
proposed mix of 300 units, the City Zoning Code requires the developer to provide at least 525
parking spaces on site. In this case, the developer is proposing a total of 562 parking spaces –
including attached garage and detached garage spaces and surface parking spaces. The proposed
plans include 17 parking spaces to the west of the main entrance drive aisle for the clubhouse.
The proposed width and length of parking stalls is compliant with code, and the proposed width
(estimated to be 24’) is adequate for a 2-way drive aisle width according to the Zoning Code. Of
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these parking spaces, a total of 22 spaces are proposed to be Americans with Disabilities Act
(ADA)-accessible. The ADA requires 2% of parking spaces totaling over 501 to be ADA-
accessible, and so the proposed number of ADA parking spaces is compliant, provided they are
built with adequate width and access aisle spacing.
Engineering Comments. The City Engineer has provided a detailed review memo (dated
January 28, 2019) regarding the proposed General Concept PUD. This memo is attached for
reference. Staff would like to highlight the following comments in summary:
• Streets and Transportation
o Hudson Boulevard Right-of-Way. Additional right-of-way on Hudson Blvd must
be dedicated to the city as needed to accommodate the Hudson Boulevard
improvements, including turn lanes and a 10-foot-wide utility easement.
o Hudson Boulevard Improvements. Hudson Boulevard must be improved along
the frontage of the proposed development in accordance with the Hudson
Boulevard design Standards, with and Urban Section along the north boulevard
and a bituminous trail. The developer will be required to construct right turn
lanes and left turn lanes at both the entrance to the proposed development and at
the intersection with the new north-south collector street.
o New North-South Collector Street Improvements. The developer must construct
new north-south collector street along the west side of the development, from
Hudson Boulevard to the northerly plat line of the Springs of Lake Elmo. The
new street shall be designed and constructed as an urban collector street consistent
with City design standards and within a 100-foot-wide right-of-way, including a
bituminous trail along one side and a concrete sidewalk along the other side.
o New North-South Collector Street right-of-Way Dedication. The property owner
or developer must dedicate a 100-foot-wide right-of-way street right-of-way to the
city for the new north-south collector street. A 10-foot-wide drainage and utility
easement must be provided along the east boulevard of the new street to be
reserved for small utilities. The proposed perimeter fencing must be located
outside of the 10-foot-wide drainage and utility easement.
o Site Access. The concept plan proposes a single primary access to the site on
Hudson Boulevard approximately 770 feet east of the proposed new north-south
collector street. This proposed access spacing from the new collector street is
adequate (as a minimum spacing of 660 feet is required) but it would be only 400
feet from the existing private driveway to the east on the adjacent parcel. The
developer should locate the primary access to the development further west
(recommended 660 feet from the new north-south collector road) to accommodate
appropriate turn lane lengths to the site.
o Secondary/Emergency Access. The concept plan shows a secondary access to the
new north-south collector street (to the west) and is called out a proposed
emergency access point. The emergency access will need to include a paved
connection to the collector street.
o Perimeter Decorative Fence. As shown, this fence encroaches the 10 foot utility
easement, and so the fence location must be revised to preserve the City standard
10-foot-wide drainage and utility easement.
o Private Streets. Private streets are proposed within the development which would
remain privately owned and maintained. The interior street and driveway design
may require revisions to ensure the adequacy of fire lanes and safety access.
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o Traffic Impact Study. Is needed for the intersection of CSAH 19 and Hudson Blvd
and for the intersection of CSAH 19 and 5th Street. This study should be
completed and submitted as part of the preliminary plat application to determine
the timing and extent of improvements needed at each intersection. A financial
contribution to one or both of the CSAH 19 traffic signals should be considered.
• Municipal Sanitary Sewer
o The concept plan does not include a sanitary sewer utility plan for review but the
site plan proposes 300 REC units plus additional facilities such as a fitness center,
swimming pool and a car care center.
o Sanitary sewer is available to the site. The applicant or developer will be
responsible for connecting to the city sanitary sewer system and extend sanitary
sewer in to the property at the applicant’s sole cost.
• Municipal Water Supply
o The existing water system has sufficient capacity for domestic service for the
proposed 300 REC units and additional facilities.
o The applicant will be responsible to place fire hydrants throughout the property at
the direction of the Fire Department. All fire hydrants shall be owned and
maintained by the City.
o Any watermain lines and fire hydrants placed within the development will require
30-foot-wide utility easements centered over the pipe. These easements must be
dedicated to the city and provided in the city’s standard form of easement
agreement.
• Stormwater Management
o The concept plan does not address storm water management. The proposed
development is subject the construction of a storm water management plan and
system that meets State, Valley Branch Watershed District (VBWD) and City
rules. All stormwater facilities need to be designed and installed in accordance
with City and Valley Branch Watershed District (VBWD) requirements.
o All stormwater facilities constructed for this development are to remain privately
owned and maintained. The city will require the applicant or developer to execute
and record of a Stormwater Maintenance and Easement Agreement with the City
in its standard form.
o Even as privately owned and maintained facilities, the City requires the developer
to provide maintenance access roads or drives that meet City engineering design
standards for all storm water facilities.
Valley Branch Watershed District Comments: John Hanson from the Valley Branch
Watershed District provided the City with following comments about the concept PUD plans:
1. The project will require a Valley Branch Watershed District (VBWD) permit.
Once the applicant submits a complete VBWD permit application, they will
review it for conformance to the VBWD rules and regulations.
2. As the Local Government Unit (LGU) responsible for administering the
Minnesota Wetland conservation Act (WCA), the VBWD Board also will need to
make sure the project conforms to the WCA. Based on the drawing submitted, the
proposal seems unlikely to conform to the WCA because it completely fills a
wetland.
3. I understand the applicant is proposing underground facilities to control
stormwater runoff rates and to provide the required stormwater runoff volume
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treatment. The VBWD will need to see soil borings and/or other infiltration
testing results, computations and design details to determine whether the proposed
underground facility will conform to the VBWD rules and regulations.
Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed
the proposed concept plan and have provided several comments. Specifically, the Fire Chief
noted:
Ensure items listed below are compliant with 2015 MN State Fire Code:
1. Ensure proper size and number of access points.
2. Need more information and clarification on “Proposed Emergency Access Point”.
3. Need more information and clarification on “Proposed Fire Pit Location and Design”.
4. Need more information on “Maintenance Car Care Center, ADA Garage”.
a. (will there be) Chemical storage on-site?
5. Ensure proper access throughout site, per Fire Code and City standards.
6. Will need to approve future hydrant locations.
7. Does the fencing impede access?
8. Will need to approve FDC (Fire Department Connection) Locations.
The City Building Official also provided several comments about the concept plan. I have
summarized them below and have attached his full comments (dated January 29, 2019). His
comments note concerns about ensuring there is enough room for emergency vehicle access
throughout the site, that the buildings will require fire sprinkler protection and that the site will
require a second entrance and exit. He also noted that the location of all water lines and hydrants
must meet city requirements and that clear access must be provided to all fire hydrants (which
may reduce the number of available parking stalls). In addition, he noted that the proposed
central garbage and recycling arrears appear to be limited and inadequate for a facility of this
size.
Apple Valley Administrator Opinion. The City Administrator of the City of Apple Valley, a
City in which a Springs community has been developed, has emailed Staff in 2018 indicating
that the Springs at Apple Valley has been a good addition to the community. Police calls to the
development have not been a problem; there are five to six such calls a month, which is not
excessive given the 280 units in the development. A report of police calls to the property dating
from June 2016 to August 2017 was provided. Property maintenance has not been a problem.
Environmental Assessment Worksheet (EAW). Staff has confirmed with the Environmental
Quality Board that an EAW would not be required for a housing development of this size. An
EAW is only required when over 375 attached units are proposed within a city.
Consistency with the Comprehensive Plan. The proposed use of the property as a high-density
residential development is not strictly consistent with the current 2030 land use for this area as
the site is now shown designated for commercial land uses. However, within the 2030
Comprehensive Plan, Chapter II, City-Wide Planning Policy, indicates the following:
• “It shall be the Policy of the City, by adopted plans, programs, and development
regulations, to permit the provision by private developers of a variety of housing types
for all people of all stages of the life cycle. It will also be the Policy of the City to
encourage retention and development of housing affordable to a broad range of incomes
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while maintaining a fiscally responsible ratio of municipal services to provide real estate
tax revenue to support those municipal services.
o Low Amount of Existing Rental Units. 2015 statistics indicate that roughly 93% of
Lake Elmo residents own their home, which is significantly higher above the
homeownership rate of Washington County and the metropolitan area. This could
be due to a lack of available rental units within the City. According to the
Metropolitan Council Housing Existing Housing Assessment for the City of Lake
Elmo (February 2017), there are only 204 rental units within the city. Increasing
availability of rental units could allow those who are unable to own their own
home live within the City.
o Need for Affordable Housing. The Metropolitan Council’s 2015 Systems
Statement indicates that Lake Elmo’s share of the region’s need for low and
moderate income housing is 508 new units affordable to households earning 80%
of the area median income (AMI) or below. Of these new units, the need is for 27
affordable to households earning at or below 30% of AMI, 179 affordable to
households earning 31% to 50% of AMI, and 302 affordable to households
earning 51% to 80% of AMI.
o According to data from the Minneapolis Association of Realtors, the median
home sales price for Lake Elmo in 2016 was $407,070. This is over 75% more
than the metropolitan area median home sales price ($232,000). By having a high
density residential development in this area of the City, which currently has
access to City sewer and water, younger professionals and aging adults who
cannot yet afford homes in Lake Elmo’s current price range will be able to live in
the city.
• “Examples of adherence to these housing policies include…..Affirmative City actions to
address support for senior and age-restricted housing initiatives within the Regional
Sewered areas…south of 10th Street North that demonstrate high standards of design,
materials, and resident amenities. Ease of resident access to goods and services within
the context of the non-residential development policies of this plan will be an important
locational determinant in recognition of the reduced mobility of senior and age-restricted
residents. Such goods and services shall be facility-integrated with the residential uses
intended to be served…”
o Continental has indicated in pre-application meetings that 20% of their residents
are typically 55+. Locating such a development in close proximity to an area
guided for commercial development would, in the future, provide easy access for
such members of the community to needed goods and services that will likely
become available with an increase in residential development.
• “Affirmative City actions to address support of expanded opportunity for development of
new housing resources affordable to families of moderate income within the areas of the
City planned for service by Regional Wastewater Treatment.”
o As mentioned, the proposed increase density will allow for families of moderate
income to live within the community.
• “City financial subsidy in support of housing opportunities is not implied by this Policy.”
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o Continental is not requesting City financial subsidy for the proposed project.
• “By zoning and other City codes, the City will encourage housing development that
respects the natural environment of the community while striving to accommodate the
need for a variety of housing types and costs.”
o The proposed development is consistent with that of the surrounding area. The
Savona townhomes that currently exist to the northeast of the site are similar in
design and style to that of the proposed development. Additionally, the proposed
development will accommodate the need for a variety of housing types and costs.
• “Municipal Services…Provision of municipal services will not be in a manner that drives
intensive development, but rather responsive to the intensity of development specified by
the Comprehensive Plan.”
o As previously mentioned in the Engineering review comments, the site is
projected to have at least 300 REC units. The City Engineer noted in his
comments the existing City Sanitary Sewer and Water systems in this part of Lake
Elmo are adequate to accommodate this new development.
2040 Comprehensive Plan Update. The City Council approved the 2040 Comprehensive Plan
update at its February 5, 2019 meeting and authorized city staff to submit the updated
Comprehensive Plan to the Metropolitan Council for their approval. This review and approval
process may take up to 120 days (unless the Metropolitan Council requires significant changes to
the proposed Plan). Once the Metropolitan Council approves the proposed Plan, the City may
give the proposed 2040 Comprehensive Plan final approval and then start using and
implementing the updated Plan.
The proposed land use map in the 2040 Comprehensive Plan update shows this site designated as
MU-C (mixed use commercial). The proposed 2040 Plan notes “this designation is a new land
use and identifies where a mix of commercial and residential uses may be integrated to benefit
from proximity and adjacencies to each other. Commercial uses in this category include service
and retail uses such as, but not limited to, restaurants, shops, convenience stores, salons, studios
and dry cleaners. Land with this designation is assumed to develop with a minimum of 50
percent residential use with a density ranging from 10-15 dwelling units per acre.”
With this pending land use designation for this site, the City will require the applicant to wait to
submit the final plat and PUD plans for this project until after the city has given the 2040
Comprehensive Plan final approval. This timing will ensure that what is proposed for this site is
consistent with the 2040 Comprehensive Plan and that the City will get credit for the residential
density the development would bring to this part of Lake Elmo. As an alternative, the applicant,
at their own risk, may submit applications to the City for the preliminary plat and preliminary
PUD approvals such that the City’s review of these requests would run concurrently with the
Met Council’s review and final approval of the City’s 2040 Comprehensive Plan.
Consistency with Proposed Urban High Density Zoning District. As mentioned, the proposed
development will require City approval of a Zoning Map Amendment to rezone the property to
Urban High Density Residential (from the current RT (rural development transitional)) zoning
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designation. As such, staff reviewed the proposed General PUD Concept Plan against the
standards including setbacks, impervious coverage, etc. of the Urban High Density Residential
zoning district, as shown below.
Standard Required Proposed
Impervious Surface
Maximum
75% 67.2%
Minimum Lot Width 60 feet 1,085 feet on Hudson Blvd.
Front Yard Setback 20 feet 20 feet
Interior Side Yard 15 feet 55 feet
Corner Side Yard 10 feet 15 feet
Rear Yard Setback 20 feet 20 feet
Parking Not to be located in the front
yard or between the front
façade and street.
Parking is located in front of
the proposed club house,
though this parking lot design
is consistent the design of
parking lots for
commercial/office buildings
and would not be parking for
the residential buildings on
the site.
Open space 200 square feet of common
open space provided per unit.
In this case, at least 60,000
square feet.
Undetermined – but it
appears there is at least
60,000 square feet of open
space is provided on site with
the pet playgrounds and
common areas between
buildings.
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development adheres to the Lake Elmo Design Guidelines and Standards in that:
• The proposed structures are located and oriented in a manner that allows for pedestrian
accessibility and provides visual interest from the public right-of-way.
• The buildings are located as close to the public street as possible, easily accessible from
the street; setbacks are varied slightly; recreational and common spaces are located at the
interior or rear of the site.
• The parking areas do not account for more than 50% of street frontage.
• The trash enclosure is located away from most of the residential buildings.
• Examples of past developments adhere to building design requirements. It is a
recommended condition of approval that the applicant include a detailed architectural
plan proposal for the development.
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Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed
plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD)
Regulations and has found the following:
• Intent. The intent of a PUD is to provide for flexibility in the use of land and the
placement and size of buildings in order to better utilize site features and obtain a higher
quality of development. A PUD is required for the proposed development, as more than
one principal building is proposed to be placed on a platted lot and the proposed garages
are larger than the maximum-allowed 1,000 square feet in size.
• Identified Objectives. When reviewing requests for PUDs, the City is to consider
whether one or more objectives as outlined in Section 154.751: Identified Objectives of
the Zoning Code will be served or is achieved. Staff has found that the proposed
development would meet the following objectives:
A. Innovation in land development techniques that may be more suitable for a given
parcel than conventional approaches.
• The proposed development is not a typical, multi-story apartment building and
instead proposes a townhouse design two stories in height with private, ground-
level entrances to each unit.
C. Provision of a more adequate, usable, and suitably located open space, recreational
amenities and other public facilities than would otherwise be provided under
conventional land development techniques.
• The proposed development is proposing a number of recreational amenities to
residents within the PUD including pet playgrounds, clubhouse, and pool.
D. Accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional
opportunities for senior and affordable housing.
• The proposed development will provide additional housing opportunities within
the City, as there are currently very few multi-family buildings within the City.
G. Coordination of architectural styles and building forms to achieve greater
compatibility within the development and surrounding land uses.
• The townhouse design will be compatible in design those of the nearby Savona
townhomes.
H. Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
• The City does not currently have design standards for single family housing. As
such, the City cannot impose the guidelines and standards set forth with the Lake
Elmo Design Guidelines & Standards Manual on single family homes. However,
the City may impose such guidelines on high density residential development
such as is proposed with this development.
• Minimum Requirements. PUDs must meet the following minimum requirements:
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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 20.36
acre development.
B. Open Space: For all PUDs, at least 20% of the project area not within street rights-
of-way to be preserved as protected open space. Other public or site amenities may
be approved as an alternative to this requirement. Any required open space must be
available to the residents, tenants, or customers of the PUD for recreational
purposes or similar benefit. Land reserved for storm water detention facilities and
other required site improvements may be applied to this requirement. Open space
shall be designed to meet the needs of residents of the PUD and the surrounding
neighborhoods, to the extent practicable, for parks, playgrounds, playing fields and
other recreational facilities.
• The applicant has not yet indicated the amount of open space with the
proposed plan. However, staff estimates about 20 % of the proposed
development would be open space (including pet areas, green spaces and
landscaped areas).
C. Street Layout… In newly developing areas, streets shall be designed to maximize
connectivity in each cardinal direction, except where environmental or physical
constraints make this infeasible. All streets shall terminate at other streets, at public
land, or at a park or other community facility, except that local streets may
terminate in stub streets when those will be connected to other streets in future
phases of the development or adjacent developments.
• The proposed new north/south road connecting 5th Street to Hudson Blvd
meets this requirement. It is a recommended condition of approval that the
developer address all the comments outlined in the Engineering memo dated
January 28, 2019 before submitting plans for a preliminary plat and PUD for
this site.
Proposed Amenities. The City’s PUD ordinance provides that developers may provide
amenities with their projects for increased density. In this case, because the applicant is
proposing a housing density of 14.7 units per gross acre (or 17.6 units per net acre), the
developer will need to provide amenities with the project to justify the increased housing density
above the expected allowed density range 10-15 units per acre of the future MU-C land use
designation In addition, a PUD should offer the City (and future residents) amenities in
exchange for the flexibility of allowing more than one building on a parcel as well as allowing
garages larger than 1,000 square feet. In this case, the developer is proposing the following:
• Underground or structure parking. The narrative of the application indicates that many
units provide attached, direct-access garages. It has not been indicated that this will
reduce the surface parking area outside the footprint of the principal structure by 25%,
however, as required by the PUD Code.
• Contained Parking. By proposing 162 garage spaces for its residents, the proposed
development limits the amount of visible surface parking.
13
• Additional Amenities? Additionally, the City may also consider the allotment of amenity
“points” for site amenities that are not otherwise specified within the ordinance. The
applicant notes the development will offer the following amenities:
1. An approximately 4,300 square foot club house (including a large gathering room,
fitness center, kitchen area, coffee bar and office space)
2. A pool with sun deck
3. Two pet playgrounds.
Parkland Dedication. The Parks Commission reviewed the proposed development at its
February 20, 2019 meeting. The proposed development does not propose a public park but does
provide recreation for its residents through the club house, pool and open space. This area is
already served by Savona Park.
The proposed development consists of 20.36 acres, and the required parkland dedication for the
Urban High Density Residential zoning district is 10%. The required amount of fees would be
10% of the purchase price of the property, which has yet to be determined.
Trails. The Comprehensive Plan’s Trail Plan shows a planned trail down the proposed
north/south street along the west side of the development. The proposed site plan does not show
the future road or a trail or a sidewalk along the future road. Trail connection requirements at and
along Hudson Blvd will need to be reviewed. The City should require the developer to install the
planned trail(s) and a crosswalk with pedestrian ramps where needed as part of this development.
14
Recommended Findings. Staff recommends approval of the Concept PUD Plan for the Springs
Apartments based on the following findings:
1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are
approved in 2019, that the new land use designation for the site of the proposed planned
development will be MU-C (mixed use commercial); and that the PUD Concept Plan
would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the
2040 Land Use Map for this area.
2. That the PUD Concept Plan complies with the general intent of the Urban High Density
Residential zoning district with PUD modifications.
3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
4. That the PUD Concept Plan is generally consistent with the City’s engineering standards
with exceptions as noted in the City Engineer’s memorandum dated January 28, 2019.
5. The PUD Concept Plan meets the minimum requirement for a PUD including minimum
lot area, open space and street layout.
6. The PUD Concept Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may
be more suitable for a given parcel than conventional approaches; provision of a more
adequate, usable, and suitably located open space, recreational amenities and other public
facilities than would otherwise be provided under conventional land development
techniques; accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional opportunities
for senior and affordable housing; coordination of architectural styles and building forms
to achieve greater compatibility within the development and surrounding land uses; and
15
higher standards of site and building design than would otherwise be provided under
conventional land development technique.
7. The PUD Concept Plan meets the expected residential density requirements provided by
the 2040 Comprehensive Plan’s Land Use Map designation (mixed-use commercial) for
this site.
Recommended Conditions of Approval. Staff recommends City Council approval of the
Concept PUD Plan for the Springs Apartments to be located on Hudson Boulevard with the
following conditions:
1. Approval of a City’s 2040 Comprehensive Plan Update by the Metropolitan Council and
adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City
Council before the applicant may submit final plat and final PUD approval applications
to the City for consideration. As an alternative, the applicant, at their own risk, may
submit applications to the City for the preliminary plat and preliminary PUD approvals
for this site such that the City’s review of these requests would run concurrently with the
Met Council’s review and final approval of the 2040 Comprehensive Plan. All
development plans and City reviews and approvals for this site would be contingent on
the City receiving final approvals of the 2040 Comprehensive Plan.
2. That the applicant prepare any future preliminary plat and preliminary PUD plans
showing all of the site perimeter property lines - including any revisions necessary for the
right-of-way for the north-south street and all additional right-of-way needed for Hudson
Boulevard as the proposal only includes a portion of the parcel with the PID#
34.029.21.43.0003.
3. That the future preliminary plat and preliminary PUD Plans submittal identify all requests
for flexibility from the Zoning Code.
4. That the applicant address all comments in the City Engineer’s Memorandum dated
January 28, 2019 with the future preliminary plat and preliminary PUD Plans submittal.
5. That the Preliminary Plat and PUD Plans submittal include a complete tree inventory and
tree preservation/replanting and landscape plans to be reviewed and approved by the
City’s Landscape Architect.
6. That the Preliminary Plat and PUD Plans submittal include accurate open space and
impervious surface calculations.
7. That the developer install a bituminous trail along Hudson Boulevard and along the
future north/south road as part of this development.
8. That the developer pay fees to the City in lieu of park land dedication as required by 153.14
with future final plat.
9. That the preliminary plat and preliminary PUD Plans submittal include detailed
architectural plans.
10. The applicant receive a permit from the Valley Branch Watershed District for the
construction of the proposed development.
11. That the developer/applicant address all comments of the Fire Chief with any future
preliminary plat plans and preliminary PUD plan submittal.
12. That the developer/applicant address all comments of the Building Official (dated January
29, 2019) with any future preliminary plat plans and preliminary PUD plan submittal.
13. That the developer or applicant demonstrate to the City that the proposed housing units
would meet the State of Minnesota Noise standards for residential development through
construction and sound-proofing measures.
16
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer would be required to pay
for any amendments needed to accommodate the increase in REC units. Concept Plan approval
does not afford the applicant development rights. When the property develops, it will have urban
services and will pay sewer and water connection charges, building permit fees and the like that
the developer and/or contractors will pay.
RECOMMENDATION:
Staff and the Planning Commission recommend that the City Council approval of the proposed
PUD Concept Plan for the Springs Apartments to be located on Hudson Boulevard with the
following motion and recommended conditions of approval.
“Motion to adopt Resolution 2019 -017 approving the PUD Concept Plan as requested by
Continental 483 Fund LLC for PID# 34.029.21.43.0003 for the project to be known as the
Springs Apartments located on the north side of Hudson Boulevard, east of the future north-
south street, subject to recommended conditions of approval.”
ATTACHMENTS:
• Application materials and maps (six pages)
• City maps (five pages)
• Engineer review memo dated January 28, 2019 (three pages)
• Building Official comments dated January 29, 2019 (one page)
• 2-11-19 PC meeting minutes (five pages)
• Resolution 2019 -017.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Vision Statement
Springs Apartments are located within vibrant growing communities across the nation, with convenient
access to employment and near to prime shopping, dining, and entertainment venues.
Within the Minneapolis/St. Paul metro, the City of Lake Elmo offers all of the conveniences and civic
amenities that attract the demographic segments who prefer to rent rather than own their homes
including both young professionals and active adults 55 and up. Nationally, trends continue to show that
of new households created 59 percent are rental households (National Multi-Housing Council, 2015).
Continental 483 Fund LLC ("Continental") proposes to develop a Class A, market-rate apartment
community within the City of Lake Elmo, due to its reputation as a sought-after community to live in and
its exceptional apartment fundamentals.
Springs buildings feature a townhouse design two stories in height with private, ground-level entrances
to each unit. Many units provide attached, direct-access garages and the community would offer a limited
number of detached garages. The apartment would be a mix of studio, 1-bedroom, 2-bedroom, and 3-
bedroom units.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
The Springs community would feature a clubhouse measuring approximately 4,000 square feet in size. It
would include a large gathering room, fitness center, kitchen area, coffee bar, and office space for
Continental’s property management team. A pool and sun deck for the residents are provided behind the
clubhouse along with an outdoor BBQ area. The clubhouse and pool area are served by wireless internet
service.
The building elevations provide architectural interest with use of exterior accents, a large percentage of
windows, and high-quality materials including fiber cement board siding and stone masonry. The
buildings create additional high architectural value with use of varied roof lines, and vertical and
horizontal articulation.
The typical interiors of the units include stainless steel appliances, granite countertops in all kitchens and
wood laminate flooring. Select units will be upgraded to include enhanced finishes, painted accent walls,
granite countertops throughout, among other features.
Beyond resident amenities and high-quality finishes, a sense of place is created for the community
through a thoughtfully designed site plan. Ample open space and landscaping, courtyards, and pedestrian
connectivity throughout foster neighbor interaction and contribute to place making. An emphasis on
building placement means that architecture is the focus. The development will be enclosed and secured
by perimeter fencing and automatic vehicular gates at the community entry.
Applicant’s Project Description
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
PUD General Concept Plan Request
________________________________________________________________________________________________________
The proposed site for the Springs Apartment community in Lake Elmo is generally located at the west of
Keats Avenue on the north side of Hudson Boulevard, as shown on the enclosed site plan. Continental
483 Fund LLC ("Continental") proposes an up-scale, market-rate apartment community on the 20.36-acre
site (17.01 acres excluding right of way).
Continental’s proposed apartment community includes 300 homes
within 15 residential buildings. The buildings will offer a townhouse
design featuring two stories with private, ground-level entrances to
each unit. Residents will have a choice between attached, direct-access
garages, detached garages and ample surface parking to best fit their
needs. There will be a mix of studio, 1-bedroom, 2-bedroom, and 3-
bedroom units, as broken down in the chart to the right.
The proposed land use is consistent with the 2040 Comprehensive Plan Future Land Use designation of
Mixed Use-Commercial (MU-C). The subject site will require a rezoning from Rural Development
Transitional (RT) to Urban High Density Planned Unit Development (HDR-PUD). The Future Land Use
designation of MU-C allows for residential densities up to 15 units per acre; with greater densities allowed
through the PUD process. Continental’s request proposes a density of 14.73 du/acre.
The existing RT district zoning is an interim holding zone. Rezoning to HDR is required for the proposed
density and a PUD is necessary to have more than one principal building per parcel of land. Continental’s
proposal will meet or exceed the criteria of the base HDR zoning district. Additionally, the Springs will be
a high-quality apartment community that is compatible in architecture and scale to existing land uses.
Continental would like the opportunity to provide a unique, upscale rental housing option in this very
fitting location to support Lake Elmo's growth.
123
4 5
6 7
8
9
10
11 12
13
1415
SPRINGS AT LAKE ELMO LAKE ELMO, MN
HUDSON BLVD N
SCALE IN FEET
0 12060
NORTH
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND, LLC
SPRINGS AT
LAKE ELMO
9955 HUDSON
BLVD. N.
LAKE ELMO, MN
LCC
CEJ
01/09/19
21654.01
Jan 09, 2019 - 9:44am - User:lcapistrant L:\PROJECTS\21654.01\CAD\Survey\Sheets\2165401-TOPO.dwg
1/1
ALTA/NSPS
LAND TITLE
SURVEYTo Continental 483 Fund, LLC, a Wisconsin limited liability company and:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail
Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6(b), 7(a),
7(b)(1), 8, 9, 10, 11, 13, 14, 16, 17, 18, 19, and 20 of Table A thereof. The field work was completed on 01/07/2019.
Dated this 9th day of January, 2019
Sambatek, Inc.
Craig E. Johnson, LS
Minnesota License No. 44530
cjohnson@sambatek.com
1.This survey was prepared without the benefit of a Title Commitment.
2.The bearing system is based on the Washington County coordinate system, NAD83 (1986 Adjust). With an assumed bearing of South 00
degrees 01 minutes 13 seconds West for the east line of the Southwest Quarter of the Southeast Quarter, Section 34, Township 29, Range 21.
3.The vertical datum is based on NAVD88.
BENCHMARK #1
MNDOT Disc "8282 AX" - Elev=938.31
Located at NE Quad. of Int. Hwy. 94 & Keats Ave.
BENCHMARK #2
Control Point #11 - ELEV=1010.05
Located on south side of Hudson Blvd. N., 225 ft. east of the southwest corner of subject property.
VICINITY MAP
SURVEY NOTES
Proposed Description
That part of the Southwest Quarter of the Southeast Quarter, Section 34, Township 29, Range 21, Washington County, Minnesota described as
follows:
Commencing at the southwest corner of said Southwest Quarter of the Southeast Quarter; thence North 00 degrees 06 minutes 31 seconds East,
assumed bearing, along the west line of said Southwest Quarter of the Southeast Quarter, a distance of 82.86 feet to the north line of Parcel 29C
of Minnesota Department of Transportation Right of Way Plat No. 82-43; thence North 89 degrees 18 minutes 27 seconds East, along said north
line, a distance of 40.00 to the point of beginning; thence North 00 degrees 06 minutes 31 seconds East, a distance of 607.73 feet; thence North
89 degrees 40 minutes 54 seconds East, a distance of 1284.76 feet to the east line of said Southwest Quarter of the Southeast Quarter; thence
South 00 degrees 01 minutes 13 seconds West, along said east line, a distance of 428.20 feet to a point 267.8 feet north of the southeast corner of
said Southwest Quarter of the Southeast Quarter; thence South 89 degrees 54 minutes 16 seconds West, parallel to the south line of said
Southwest Quarter of the Southeast Quarter, a distance of 200.00 feet; thence South 00 degrees 01 minutes 13 seconds West, parallel to the east
line of said Southwest Quarter of the Southeast Quarter, a distance of 173.21 feet to said north line of Parcel 29C; thence South 89 degrees 18
minutes 27 seconds West, along said north line, a distance of 1085.76 feet to the point of beginning.
The following notes correspond to the reference numbers listed in Schedule B, Section 2 of the title commitment.
***
SUBJECT PROPERTY
1.The surveyor has depicted the property corner monuments, or the witness to the corner that were found during the field work, and set
property corner monuments, or witnesses to the corner, at the locations where there did not appear to be any evidence of an existing
monument.
2.The property does not have an assigned address.
3.The subject property lies within Flood Plain Zone X – 'Area Of Minimal Flood Hazard', according to FEMA per FIRM Map No. 27163C0245E
dated 2/3/2010.
4.The gross area information of subject property 17.0159 Acres or 741,214 Square Feet.
5. The vertical relief is shown on the graphical portion of the survey.
6b. The zoning information has not been provided by the client.
7a.There are no buildings on the subject property.
7b.There is a building foundation on the subject property as shown and dimensioned.
8.Visible substantial features observed in the process of conducting the fieldwork are shown hereon.
9.There are no parking areas on the subject property.
10a.There were no division or party walls designated by the client to be shown on the survey.
11.A Gopher State One Call (GSOC) request was placed on 12/26/2018 for utility locates on this site and assigned GSOC Ticket No. 183600280.
The surveyor makes no guarantees that the underground utilities shown hereon comprise all such utilities in the area, either in service or
abandoned. Utility suppliers often do not respond to these requests in the field but may provide maps, plans, and drawings in lieu of physical
location. Utility information shown hereon is a compilation of the provided map information and those visible utilities and marked utilities
which were located during the survey field work. The surveyor further does not warrant that the underground utilities shown hereon are in
the exact location as indicated, although they are located as accurately as possible from the available information. The surveyor has not
physically located the underground utilities. Pursuant to MS 216.D contact Gopher State One Call at (651-454-0002) prior to any excavation.
13.The names of adjoining land owners according to the current county tax records are shown on the survey.
14.The distance to the nearest intersecting street is 1000 feet to 5th St. N. & Keats Av.
16.There is no evidence of recent earth moving work, building construction or building additions observed in the process of conducting the
fieldwork.
17.No changes in street right of ways are proposed per City of Lake Elmo Bay. There is no observable evidence of recent street or sidewalk
construction or repair.
18.There were wetland delineation markers observed in the process of conducting the field work.See survey.
19.Plottable off site easements and servitudes disclosed in the provided title documents and/or observed during the field work that appear to
benefit and/or affect the subject property are shown hereon.
20.A Sambatek Professional Liability Insurance Certificate of Insurance will be provided upon request.
"TABLE A" NOTES
CERTIFICATION
N.T.S.KEATS AVESITE
10TH STREET N
OVERHEAD ELECTRICAL WIRE
LIGHT
SANITARY SEWER
STORM SEWER
WATERMAIN
UNDERGROUND ELECTRIC
GUY ANCHOR
UTILITY POLE
GUARD POST
UNDERGROUND TELEPHONE
UNDERGROUND GAS
CHAIN LINK FENCE
WOOD FENCE
CONCRETE SURFACE
SIGN
FOUND MONUMENT
FOUND CAST IRON
MONUMENT
FOUND RIGHT-OF-WAY
MONUMENT
SET MONUMENT
MARKED LS 43933
SECTION LINE
UNDERLYING / ADJACENT LOT
TIE LINE
BOUNDARY LINE
DEED DISTANCE(100.00)
TRANSFORMER
GAS METER
COMMUNICATIONS MANHOLE
ELECTRIC MANHOLE
GAS MANHOLE
ELECTRIC METER
TELEPHONE PEDESTAL
CABLE TV BOX
GATE VALVE / HYDRANT
SANITARY MANHOLE
CLEAN OUT
STORM MANHOLE
STORM CATCH BASIN
FLARED END SECTION
RIGHT-OF-WAY LINE
WIRE FENCE
DECIDUOUS TREE
LEGEND
REGISTERED LAND SURVEYORRLS
FOUNDFD
FIBER OPTIC
INWOOD AVEINT HWY 94
5TH STREET N
PUD concept site plan review for Springs Apartments at Lake Elmo.
Lake Elmo Zoning Map
(Project area is represented in green)
Aerial View of Lake Elmo
(Project area is represented in green)
Washington County, MN
January 24, 2019 0 375 750187.5 ft
0 110 22055 m
1:4,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
Washington County, MN
Ja nuary 24, 2019
0 730 1,460365 ft
0 225 450112.5 m
1:8,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
Washington County, MN
January 24, 2019 0 375 750187.5 ft
0 110 22055 m
1:4,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
Hudson Blvd.
5th St.
Washington County, MN
January 24, 2019 0 180 36090 ft
0 50 10025 m
1:2,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
Washington County, MN
January 24, 2019 0 375 750187.5 ft
0 110 22055 m
1:4,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
PAGE 1 of 3
MEMORANDUM
Date: January 28, 2019
To: Ken Roberts, Planner Director Re: Springs at Lake Elmo (Continental Properties)
Cc: Kristina Handt, City Administrator Concept Site Plan Review
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
We have reviewed the Springs at Lake Elmo Concept Plan. The Concept Site Plans consisted of the following
documentation received on January 11, 2019:
Vision Statement, not dated, prepared by Continental Properties.
Land Use Request Narrative, not dated, prepared by Continental Properties.
Concept Site Plan, not dated, prepared by Continental Properties.
Concept Site Plan details, December 14, 2018, prepared by Continental Properties.
Engineering has the following review comments:
STREETS AND TRANSPORTATION
Hudson Boulevard Improvements. Hudson Boulevard must be improved along the frontage of the
proposed development in accordance with the Hudson Boulevard Design Standards, with an Urban
section along the north boulevard and bituminous trail. East bound right turn lanes and west bound left
turn lanes must be constructed along Hudson Boulevard at both the entrance to the proposed
development and at the intersection with the new North‐South Collector Street.
Hudson Boulevard Right‐of‐Way Dedication. Additional right‐of‐way must be dedicated to the City along
Hudson Boulevard, as needed, to accommodate the Hudson Boulevard Improvements, including turn
lanes and including a 10‐foot utility easement along the north side to be reserved for small utilities.
There are existing City owned utilities located on the north side of Hudson Boulevard including a 12‐inch
diameter trunk watermain and an 8‐inch sanitary forcemain. Any new development must show these
existing utilities and the proposed development cannot encroach the associated utility easements. As
shown on the concept plan, the proposed perimeter fencing must be relocated outside the existing utility
easements and proposed 10‐foot small utility easement.
New North‐South Collector Street Improvements. A new North‐South Collector Street must be
constructed along the west side of the development, from Hudson Boulevard to the northly plat line of
the Springs at Lake Elmo. The new North‐South Collector Street shall be designed as an urban collector
street consistent with City design standards and within a 100‐foot right‐of‐way, including a bituminous
trail along one side and a sidewalk along the other side. The street alignment must accommodate the
existing sanitary sewer and trunk watermain such that manholes are not within wheel paths. The City will
need to determine the recommended typical street section required for this collector street.
New North‐South Collector Street Right‐of‐Way Dedication. A 100‐foot Right‐of‐way must be dedicated to
the City along the new North‐South Collector Street and a 10‐foot utility easement must be provided
along the east boulevard to be reserved for small utilities. The proposed perimeter fencing must be
located outside the 10‐foot small utility easement.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
Site Access. The concept plan proposes a single primary access to the site on Hudson Boulevard. The
access is proposed approximately 770 feet east of the proposed new North‐South Collector Road. Access
spacing is adequate from the Collector Road (minimum required 660 feet) but is only 400 feet from the
existing private driveway to the east adjacent parcel. Either the private driveway access should be
eliminated or the primary access to the development should located further west (recommenced 660 feet
from collector road) to accommodate appropriate turn lane lengths to the site.
Secondary/Emergency Access. The concept plan shows a secondary access to the new North‐South
Collector Street and is called out as proposed emergency access point. The emergency access will need to
include a paved connection to the collector street. Further review for the need/design of this access will
be needed during the preliminary planning.
Perimeter Fence. A perimeter decorative fence is shown around most of the proposed site. The fence
locations should be revised, where necessary, to preserve the City standard 10‐foot utility easement.
Trail Connectivity. The City should review the site plan to determine trail connection requirements along
Hudson Boulevard and the proposed commercial street.
Private Streets. The streets interior to the development are proposed to remain privately owned and
maintained. Interior street design may require revisions to provide adequate fire lanes and safety access.
A Traffic Impact Study should be completed and submitted as part of the preliminary plat application to
determine the timing and extent of improvements required for the CSAH19 and 5th Street intersection,
and CSAH19 and Hudson Boulevard intersection; including but not limited to turn lanes and traffic signals.
A financial contribution to one or both of the CSAH19 traffic signals should be considered.
MUNICIPAL SANITARY SEWER
The concept plan does not include a sanitary sewer utility plan for review but is proposing 300 REC units
plus additional facilities such as fitness center, swimming pool and car care center.
The proposed site is guided in the City’s Comprehensive Plan for Phase I of the Regional Sewer Staging
Plan and would discharge to the MCES WONE Interceptor.
Sanitary sewer service is available to the site. The applicant will be responsible to connect to the City
sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost. In addition,
the applicant will be required to stub sanitary sewer mains to adjacent properties to the east, together
with applicable easements, so that these parcels maintain sewer access.
The applicant will be required to connect to the existing 10‐inch sanitary sewer at manhole #24 located
200 feet north of Hudson Boulevard, along the west plat boundary. Capacity is not available to connect to
the 8‐inch sanitary main extending north of this manhole.
Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard and the
new commercial street corridor must be shown with any preliminary plan submittal and plan revisions
must be made to avoid encroachments/conflicts with these easements.
Any sanitary sewer main lines placed within the development will require minimum 30‐foot easements
centered over the pipe (or wider dependent upon the sewer depths) dedicated to the City and in the form
of the City’s Utility Easement Agreement.
MUNICIPAL WATER SUPPLY
The concept plan does not include a watermain utility plan for review but is proposing 300 REC units plus
additional facilities such as fitness center, swimming pool and car care center.
This review assumes that the development would be served by the City’s High‐Pressure Zone. Additional
analysis and evaluation will be required with the preliminary plan submittal to verify the appropriate
water pressure service zone based on proposed building elevations.
Municipal Water service is available to the site. Watermain is available to be extended to the property
from the existing 12‐inch trunk watermain located along Hudson Boulevard (both high pressure and south
intermediate pressure zone connections) and the existing 12‐inch trunk watermain located along the
westerly plat boundary (high pressure zone connection).
PAGE 3 of 3
The applicant will be responsible to extend municipal water into the development at its cost and will be
required to construct a looped watermain network internal to the site and with a second City watermain
connection point. In addition, the applicant may be required to connect to watermain, existing or
proposed, located at adjacent properties to the north or east, together with applicable easements, to
create a networked watermain system. Stub locations would be determined during preliminary planning.
The existing water system has sufficient capacity for domestic service for the proposed 300 REC units and
additional facilities. System capacity is likely adequate for fire suppression as well. However, during
preliminary planning the applicant must provide fire flow demands for each building so that staff may
verify adequate fire suppression capacity.
No watermain pipe oversizing is anticipated at this time. Further review will be completed as the
application moves forward through the process.
The applicant will be responsible to place hydrants throughout the property at the direction of the Fire
Department. All fire hydrants shall be owned and maintained by the City.
Any watermain lines and hydrants placed within the development will require minimum 30‐foot
easements centered over the pipe. Easements must be dedicated to the City and be provided in the City’s
standard form of easement agreement.
STORMWATER MANAGEMENT
The concept plan does not address storm water management. The proposed development is subject to a
storm water management plan meeting State, Valley Branch Watershed District (VBWD) and City rules. A
permit will be required from the Minnesota Pollution Control Agency and VBWD.
Storm water facilities proposed as part of the site plan to meet State and VBWD permitting requirements
must be constructed in accordance with the City Engineering Design Standards Manual.
Permitting requirements will require rate control from all points of discharge from the site and will
require volume control (or infiltration). Overland emergency overflows or outlets are required as part of
the site plan for flood protection. The site plan will likely require significant revisions to meet all storm
water regulations.
To the extent adjacent properties are impacted by storm water management discharges, written
permission from those properties must be submitted as part of the development applications.
If storm water ponds (detention) and infiltration basins are proposed, the 100‐year high water flood level
(HWL) for each basin must be fully contained within private property.
The storm water facilities constructed for this development should remain privately owned and
maintained. The applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement.
Even as privately owned and maintain facilities, maintenance access roads meeting the City engineering
design standards must be provided for all storm water facilities.
From:Ken Roberts
To:Michael Bent
Subject:RE: Continental Concept review comments
Date:Tuesday, January 29, 2019 8:48:07 AM
Thanks for the comments Mike.
Ken
From: Michael Bent
Sent: Tuesday, January 29, 2019 8:42 AM
To: Ken Roberts
Cc: Greg Malmquist
Subject: Continental Concept review comments
Ken,
I have had an opportunity to review the concept plan submitted for the Continental Apartments
project.
These comments are limited in scope due to the limited information provided in the plans submitted
by the applicant. Please do not interpret these comments as inclusive of all requirements necessary
as these plans are inadequate for performing any substantive review.
Comments as follows:
1. This site appears to be very tight and emergency vehicle access is important to all areas of the
site. No dimensions are provided on the plans but it is obvious to me that there will be
limited emergency vehicle access to many locations around the rear of many of these
buildings. These buildings will require fire sprinkler protection to NFPA 13 standards as
opposed to NFPA 13R systems due to the limited access to all points of the buildings
proposed.
2. Emergency vehicle access will be necessary at all drive lanes including turn radius
requirements throughout.
3. The proposed concept plan proposes only one entrance/exit from the site. The site will require
a second entrance/exit be provided for emergency purposes. Applicant can propose an
emergency access only gated type access that meets the requirements of the fire code for
emergency apparatus access and access ability as approved by the fire chief.
4. The proposed gated main entry shall have emergency personnel and vehicle access as
approved by the fire chief.
5. There are no utility plans provided, in the absence of utility plans, all water lines and hydrant
locations shall meet the city requirements. Fire protection water flow requirements for each
structures fire protection needs and hydrant water flow requirements shall be met as
required.
6. All areas where fire hydrants are to be placed in the vicinity of parking stalls, clear access shall
remain as required by the fire code and fire chief, this will likely result in a reduction in the
number of parking stalls than is proposed. This could also include the proposed and required
number of accessible handicap stalls.
7. Parking appears to extremely tight and a very clear plan moving forward regarding tenant and
guest parking requirements needs to be addressed before any approvals are completed.
8. Proposed central garbage and recycling areas appear to be limited and inadequate for a
facility of this size.
9. All required accessible areas and routes shall comply with the provisions outlined in the
Minnesota Accessibility code.
10. I am presuming the city Engineer is addressing the access issue along Hudson Boulevard
including the need for turn lanes and safe access in and out of the main entry.
As outlined, these comments are based on the concept renderings provided and should not be
considered all inclusive. Detailed and scaled plans including utility plans with fire hydrant and water
main sizing and locations, accessibility overview and revised proof of parking in concert with the
required emergency apparatus access requirements and hydrant locations will be necessary before
any actual review and approval for this project and site can be completed.
Please let me know if you have any questions on my comments.
Michael Bent
Building official
City of Lake Elmo
(651) 747-3910
mbent@lakeelmo.org
Lake Elmo Planning Commission Minutes; 2-11-19
City of Lake Elmo
Planning Commission Meeting
Minutes of February 11, 2019
Chairman Dodson 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 and City Planner Prchal
Approve Agenda:
M/S/P: Holtz/Hartly, move to approve the agenda as presented, Vote: 6-0, motion
carried unanimously.
Approve Minutes: January 28, 2019
M/S/P: Hartley/Risner, move to approve the January 28, 2019 minutes as presented,
Vote: 6-0, motion carried unanimously.
Public Hearing – Planned Unit Development (PUD) Concept Plan
Roberts started his presentation regarding the Continental PUD Concept plan for a 300
unit multi-family development on 17 acres. The proposed site includes 15 buildings with
20 units each. There are 309 surface parking spaces and a clubhouse, pool and sun
deck, trash enclosure and two pet playgrounds. This development is in the MUSA and
would be served by City sewer and water. The City Engineer submitted a lengthy memo
which included comments on Hudson Boulevard improvements, the North/South
Collector street, site access, including emergency access, private streets, traffic impact
study, Water, sewer and stormwater, etc.
The proposed land use map in the Comprehensive Plan update shows this site as MU-C.
This proposal would meet that designation as it is at least 50 percent residential and
requires a density range of 10-15 dwelling units per acre. With this pending land use
designation, this applicant will need to wait to submit preliminary and final PUD plans
until final Comprehensive Plan approval.
The proposed development does not propose a public park as it provides recreation for
its residents and Savona Park is to the North. Required parkland dedication fee is 10%
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Lake Elmo Planning Commission Minutes; 2-11-19
of the purchase price which is yet to be determined. Staff is recommending approval of
the Concept plan based on 7 findings and 16 conditions of approval.
Gwyn Wheeler, Development Director, Continental Properties, they are excited to have
the opportunity to come back with a high quality Springs with the Comprehensive Plan
change. Wheeler stated that they have developed over 21,500 multi-family projects in
over 18 states across the country. Continental develops and manages all of their Springs
properties. Continental feels that the product they have to offer would be in high
demand in Lake Elmo. There are site amenities such as a fitness center, pool, etc. The
buildings have 4 sided architecture. The main access would be off of Hudson Blvd.
Continental is trying to work through an agreement with the property owner regarding
the North/South access road so that they do not bear the whole expense of that road.
Wheeler stated that they would commit to the trail along Hudson, but for the
North/South Road segment, they want to be allowed to work that out privately with the
seller so that Continental pays their fair share. Wheeler feels that that should be put in
with the commercial piece.
Risner is wondering if they have worked with the NTSB to figure out the number of trips
in and out each day. Wheeler stated that they are working on that now to create a
better picture. Holtz asked about price range of the product. Wheeler stated that
studios are usually around $1000/month, up to $1400/month for a 3 bedroom.
Wheeler stated that there is somewhat of an al-a-carte option to fit lifestyle and desires,
so there could be premiums added to that base.
Risner asked how long a project like this would take start to finish and if they use local
or regional contractors. Wheeler stated that they would like to get started this summer
if they can get through City and Met Council approvals. It is typically 10 months from
the time they start until the first building and clubhouse. The construction is sequential.
They finish one building and then move on to the next one with one going up about one
every two weeks. Wheeler stated that she thinks construction would be completed the
end of 2020 or early 2021. Wheeler stated that they work with a group of contractors,
but they would hire local subcontractors.
Cadenhead asked about how Continental plans to work with the wetland that is on the
site. Wheeler stated that it is on the list of priorities to resolve and they are doing
analysis on it. They are working with the watershed to try to resolve that. Cadenhead
asked about the traffic calming measures. Wheeler stated that they don’t do speed
bumps because of snow plow considerations, but they do more sound type of measures.
Holtz asked if Wheeler could address the sound proofing measures that they would use.
Wheeler stated at this point it is so early in the project that she can’t get into specifics.
Wheeler did say that Minnesota in general does have pretty high insulation
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Lake Elmo Planning Commission Minutes; 2-11-19
requirements from an energy efficiency standpoint. Wheeler stated that as a seasoned
owner/operator, they should be trusted to produce a high quality product.
Steil asked about the Fire Chiefs comment regarding emergency access. Wheeler stated
that there is a program that can be plugged in to show how the trucks can meet the turn
radius based on the specs. It is a common comment at concept plan and they are very
pro-active to make sure this is met.
Cadenhead asked if there is a transit along that road. There is no metro transit along
that area.
Public Hearing opened at 7:46 pm
Annie Daugherty, 553 6th Street LN, is confused why Continental is focusing on this area
and not Inwood and 5th that is already designated as high density residential and is
within walking distance of metro transit. Continental reviews on-line are not good and
she doesn’t know how they can be marketed as a high end product. Daugherty would
like to see split rail or aluminum. Daugherty is concerned about the lack of green space.
There were 3 written comments received. Two had concerns and one was in support.
Public Hearing closed at 7:52 pm
Hartley is wondering if since this property is 100% residential, if there will be a ghost
plat with the original owner that will accomplish the mixed use. Roberts stated that
there is not. The only time you need to do ghost platting is if there is less than 50%
residential.
Risner is wondering if there is something going in towards the North between this
development and 5th Street. Roberts stated that in two weeks, the Pulte townhome
project will be coming forward.
Holtz is wondering what staffs position is on the fencing. Roberts stated that is a detail
that is normally flushed out later in the process. Staff would look for consistency or
needs for the site. It might also depend on landscaping. Roberts stated at this point,
they should be looking at the big picture.
Weeks thinks this plan fits in with the upcoming Comprehensive Plan. Weeks stated the
noise is a preference. If you live by the freeway, it is a personal choice.
Hartley asked the Fire Chief if the plans having one entrance concerns him. Fire Chief
Malmquist stated that this is high level and at this point, they refer them to the
Minnesota State Fire Code.
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Lake Elmo Planning Commission Minutes; 2-11-19
M/S/P:Cadenhead/Holtz, move to recommend approval of the PUD Concept Plan as
requested by Continental 483 Fund LLC for PID #34.029.21.43.0003 for the project to be
known as the Springs Apartments located on the north side of Hudson Blvd , east of the
future north-south street, subject to the recommended conditions of approval, Vote: 6-
0, motion carried unanimously.
M/S/P: Holtz/Hartley, move to reconsider the minutes of January 28, 2019, Vote: 6-0,
motion carried unanimously.
Holtz wanted clarification at the end of page three to add the words “per person”.
M/S/P: Hartley/Holtz, move to approve the minutes of January 28, 2019 as recently
amended, Vote: 6-0, motion carried unanimously.
Public Hearing – Zoning Text Amendment – Mixed Use Zoning Ordinance
Roberts started his presentation regarding the Mixed Use Business Park and Mixed Use
Commercial Ordinance and pointed out the incorporated changes from the last meeting.
Hartley stated that before Roberts came to the City, there was some discussion about
the use of the word plat. State law describes a plat as an engineering document. This
issue was discussed when major and minor subdivisions was the topic. People were
concerned about metes and bounds parcels and it was decided that a plat would be
required. Hartley is concerned about the use of the word plat in the submission
requirements. Robert is not concerned about that. Hartley thinks that there has been
history of confusing the engineering document of the plat and the approval process.
Weeks feels that the one instance this came up was when they were talking about the
major and minor subdivision and the code has been revised and it is taken care of.
Weeks feels if there is confusion in this ordinance, it should be clarified.
Public Hearing opened at 8:20 pm
No one spoke and no written comments were received.
Public Hearing closed at 8:21 pm
M/S/P: Hartley/Steil, move to recommend staff to forward the Mixed Use Ordinance as
discussed to the City Council for consideration, Vote: 6-0, motion carried unanimously.
City Council Updates – February 5, 2019
1. 2040 Comprehensive Plan Update - approved
Staff Updates
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Lake Elmo Planning Commission Minutes; 2-11-19
1. Upcoming Meetings
a. February 25, 2019
b. March 11, 2019
Meeting adjourned at 8:35 pm
Respectfully submitted,
Joan Ziertman
Building Permit Technician
1
Resolution 2019-017
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2019-017
RESOLUTION APPROVING THE CONTINENTAL 483 FUND LLC – SPRINGS
APARTMENTS CONCEPT PUD PLANS
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Continental 483 Fund LLC, c/o Gwyn Wheeler, W134 N8675 Executive
Parkway, Menomonee Falls, Wisconsin 53051, submitted an application to the City of Lake
Elmo (City) for a Concept PUD Plan for a 300 unit, attached housing residential planned unit
development on a 20.36 acre site to be known as the Springs Apartments, a copy of which is on
file in the City of Lake Elmo Planning Department; and
WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on February 11,
2019 to review and consider the Concept PUD approval request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending to
the City Council approval of the Concept PUD subject to 13 conditions of approval; and
WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation
regarding the Concept PUD as part of a memorandum to the City Council for the March 5, 2019
City C ouncil Meeting; and
WHEREAS, the City Council reviewed the Concept PUD application for the Springs
Apartments at its meeting held on March 5, 2019 and made the following findings of fact:
1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are
approved in 2019, that the new land use designation for the site of the proposed planned
development will be MU-C (mixed use commercial); and that the PUD Concept Plan
would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the
2040 Land Use Map for this area.
2. That the PUD Concept Plan complies with the general intent of the Urban High Density
Residential zoning district with PUD modifications.
3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
4. That the PUD Concept Plan is generally consistent with the City’s engineering standards
with exceptions as noted in the City Engineer’s memorandum dated January 28, 2019.
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Resolution 2019-017
5. The PUD Concept Plan meets the minimum requirement for a PUD including minimum
lot area, open space and street layout.
6. The PUD Concept Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may
be more suitable for a given parcel than conventional approaches; provision of a more
adequate, usable, and suitably located open space, recreational amenities and other public
facilities than would otherwise be provided under conventional land development
techniques; accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional opportunities
for senior and affordable housing; coordination of architectural styles and building forms
to achieve greater compatibility within the development and surrounding land uses; and
higher standards of site and building design than would otherwise be provided under
conventional land development technique.
7. The PUD Concept Plan meets the expected residential density requirements provided by
the 2040 Comprehensive Plan’s Land Use Map designation (mixed-use commercial) for
this site.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Concept PUD Plans for the Springs Apartments on Hudson Boulevard as prepared
by Continental 483 Fund LLC subject to the following conditions:
1. Approval of a City’s 2040 Comprehensive Plan Update by the Metropolitan Council and
adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City
Council before the applicant may submit final plat and final PUD approval applications
to the City for consideration. As an alternative, the applicant, at their own risk, may
submit applications to the City for the preliminary plat and preliminary PUD approvals
for this site such that the City’s review of these requests would run concurrently with the
Met Council’s review and final approval of the 2040 Comprehensive Plan. All
development plans and City reviews and approvals for this site would be contingent on
the City receiving final approvals of the 2040 Comprehensive Plan.
2. That the applicant prepare any future preliminary plat and preliminary PUD plans
showing all of the site perimeter property lines - including any revisions necessary for the
right-of-way for the north-south street and all additional right-of-way needed for Hudson
Boulevard as the proposal only includes a portion of the parcel with the PID#
34.029.21.43.0003.
3. That the future preliminary plat and preliminary PUD Plans submittal identify all requests
for flexibility from the Zoning Code.
4. That the applicant address all comments in the City Engineer’s Memorandum dated
January 28, 2019 with the future preliminary plat and preliminary PUD Plans submittal.
5. That the Preliminary Plat and PUD Plans submittal include a complete tree inventory and
tree preservation/replanting and landscape plans to be reviewed and approved by the
City’s Landscape Architect.
6. That the Preliminary Plat and PUD Plans submittal include accurate open space and
impervious surface calculations.
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Resolution 2019-017
7. That the developer install a bituminous trail along Hudson Boulevard and along the
future north/south road as part of this development.
8. That the developer pay fees to the City in lieu of park land dedication as required by 153.14
with future final plat.
9. That the preliminary plat and preliminary PUD Plans submittal include detailed
architectural plans.
10. The applicant receive a permit from the Valley Branch Watershed District for the
construction of the proposed development.
11. That the developer/applicant address all comments of the Fire Chief with any future
preliminary plat plans and preliminary PUD plan submittal.
12. That the developer/applicant address all comments of the Building Official (dated January
29, 2019) with any future preliminary plat plans and preliminary PUD plan submittal.
13. That the developer or applicant demonstrate to the City that the proposed housing units
would meet the State of Minnesota Noise standards for residential development through
construction and sound-proofing measures.
Passed and duly adopted this 5th day of March, 2019 by the Lake Elmo Minnesota City Council.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk