HomeMy WebLinkAbout#16 - Four Corners 2nd Addition - Roadway Vacation, Final Plat and PUD1
STAFF REPORT
DATE: 8/20/2019
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Four Corners 2nd Addition – Easement and Right-of-Way Vacations and
Final PUD and Plat
REVIEWED BY: Jack Griffin, City Engineer
Ben Prchal, City Planner
BACKGROUND:
The City has received a request from Terry Emerson for approval of the vacation of easements and a road
right-of-way and for Final PUD and Final Plat 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 a Metro Transit 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 March 19, 2019, the City Council approved a preliminary plat, preliminary PUD plans and a zoning
map amendment (from RT to C) for the Four Corners Second Addition. The preliminary plat approval
was subject to 20 conditions of approval.
On May 29, 2019, the Planning Commission reviewed these requests, held a public hearing and
recommended approval of the proposed vacation and final plat for the Four Corners Second Addition.
ISSUE BEFORE THE CITY COUNCIL:
The City Council is being requested to review and make a decision the about the proposed vacations and
on the Final PUD and Final Plat 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: Commercial
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• 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).
• History: The property has been used as rural vacant land.
• Application Timeline: The City received the complete application on April 26, 2019. The 60-day
review ended on June 24, 2019. City staff sent applicant a letter on June 24, 2019 extending the
review for another 60 days (until August 23, 2019) since they had not submitted copies of all the
necessary easements for the final plat.
Overall Plan Review:
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 is required by Washington County to meet Manning Avenue Access Spacing
requirements and 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 consistent with the Hudson
Boulevard design standards. The City Engineer’s report dated May 20, 2019, includes 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
commercial sites, the developer had each lot shown on 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.
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 foot-wide trails along the
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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.
Parkland Dedication. The City requires commercial development to provide fees to the City in lieu of
parkland dedication. The City will require the developer or applicant to pay these fees 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. For this phase, the developer is creating several outlots and one lot for
building (Lot 1, Block 1) that will be 5.66 acres. At $4,500 an acre, the total park charge with this final
plat is $25,470.00
Consistency with Preliminary Plat. (Final Plat Review):
Final Plat Approval Process. The City’s subdivision ordinance establishes the procedure for obtaining
final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a
preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved
by the City. Please note that the City’s approval of the Four Corners Second Addition Preliminary Plat
included a series of conditions that must be met by the applicant, which staff has addressed below.
In order to provide the City Council with an update concerning the conditions associated with the
preliminary plat for Four Corners Second Addition, staff has prepared the following:
Preliminary Plat/PUD Conditions – With Staff Update Comments (updated information in italics):
1. The Final Plat and PUD Plans include a portion of PID# 34.029.21.43.0003.
This condition has been met.
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).
This condition has been met.
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.
The applicant noted in their project narrative that they are planning commercial land uses for
Outlots A and B, a Metro Transit Park and Ride Facility is proposed for Lot 1, Block 1 and a
storm water pond will be on Outlot C.
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.
It is recommended condition of approval for the Four Corners Second Addition final plat that the
applicant address all items outlined in the City Engineer’s final plat review memo dated May 20,
2019 and his construction plan review memo dated July 22, 2019.
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.
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City staff will be working with the applicant to prepare a Development Agreement for City
Council consideration and approval. City staff has not yet received any cost estimates from the
applicant to complete the development agreement.
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.
The applicant is aware of this requirement. City staff will be verifying the amount of open space
and amenities with each building or development plan within the plat.
7. The Final Plat and PUD Plans should detail proposed amenities in exchange for flexibility from
standards of the Zoning Code.
City staff will be verifying the proposed amenities with each building or development plan within
the plat.
8. The Final Plat and PUD Plans shall comply with comments outlined in the City Engineer Review
Memo dated May 20, 2019.
It is recommended condition of approval for the Second Addition final plat that the applicant
address all items outlined in the City Engineer’s review memo for the Final Plat dated May 20,
2019 and his construction review memo dated July 22, 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.
The proposed construction plans include sanitary sewer and public water along and in Hudson
Boulevard.
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.
The applicant has indicated to staff that he has an agreement with the property owner to the
north to plat and build Hudson Boulevard as proposed – including on the neighboring property.
The City will verify this approval before allowing the applicant to record the final plat or to
construct Hudson Boulevard. This approval may require signed agreements from the adjacent
property owner and/or his signatures on the final plat before the recording of the final plat at
Washington County.
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.
The applicant’s project engineer has submitted a storm water management plan to the City and
VBWD and permits from the VBWD and MnDOT will be required before the construction plans
will be approved by the City Engineer.
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.
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The applicant is aware of this condition and staff is recommending that the City require this as a
condition of approval for the final plat and prior to recording the final plat.
13. Storm water facilities shall be privately owned and maintained. A maintenance agreement in the
City standard form of agreement shall be executed and recorded with the final plat.
Staff will be preparing such an agreement for the applicant to record 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.
City staff will be reviewing the tree planting and landscape plans for each lot and building site as
they proceed through the City review and approval process to ensure they meet or exceed the
City’s tree and landscaping standards.
15. The Final Plat and PUD Plans shall include architectural renderings for each lot and building site.
City staff will be reviewing the architectural plans for each lot and building site within the plat as
they proceed through the City approval process to ensure they meet the City’s design standards.
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.
City staff will be reviewing the photometric plan for each lot and building site within the plat as
they proceed through the City approval process to ensure each the lighting plans meet all City
standards.
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.
City staff will include the required park dedication fees in the development agreement for this
project.
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.
City staff and the applicant will verify that all conditions of Washington County have been met
before the applicant records the final plat.
19. The applicant shall meet all the requirements of MNDOT as outlined in their comments dated
February 15, 2019.
City staff will require documentation that the applicant and the project plans have met all the
requirements of MN/DOT.
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.
City staff will be reviewing the site and building plans for each lot and building site within the
plat to ensure that all plans meet the requirements of the Fire Chief, the city Engineer and the
Public Work Director.
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Engineering Comments.
The City Engineer prepared review memos for the final plat and for the construction plans (dated May 20,
2019 and July 22, 2019) for the Four Corners Second Addition. I have attached his final plat review
memo for your reference. In these memos he notes several conditions that the applicant and project
engineer will need to complete before the applicant may proceed with this project including the need for
easements within and adjacent to the development site. Many of these are conditions and issues the City
raised during the review and approval of the preliminary plat for this site.
EASEMENT AND ROAD RIGHT-OF-WAY VACATIONS:
Right-of-way and Easement Vacations: There are two public rights-of-way the developer will need to
have vacated 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) (owned by MNDOT) 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,
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.”
The timing of the right-of-way vacation, road construction and the recording of the final plat will need to
be coordinated and implemented to ensure the City’s interests and needs are met and protected. The City
Attorney has reviewed this matter and provided staff with the following information:
The resolution approving the vacation of the road should be conditioned upon the following:
1. The final plat of Four Corners being approved by the City Council and recorded at Washington
County. The final plat must include the dedication of the relocated (new) Hudson Boulevard; and
2. The developer constructing the relocated Hudson Boulevard and the City accepting the relocated
(new) Hudson Boulevard.
Once both of the above-listed items are complete, the vacation will be effective. The City should not
record the Resolution vacating the current Hudson Boulevard until the vacation is effective.
The City Attorney also noted that at the time the vacation is effective, the City Council should adopt a
resolution accepting the relocated road and declaring that both of the conditions of the vacation (as noted
above) have been met. This resolution will provide confirmation from the City that is of record that the
conditions have been met and the vacation is effective.
RECOMMENDED FINDINGS. Staff and the Planning Commission recommend approval of the Four
Corners Second Addition Final PUD and Plat based on the following findings:
1. That the City approved the Four Corners Second Addition Preliminary Plat and PUD Plans
on March 19, 2019 and the submitted final plat is generally consistent with the city-approved
preliminary plat and PUD plans.
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2. That the Applicant has submitted all application requirements outlined in Section 153.10:
Application Requirements for Final Plat approval.
3. That the proposed Final Plat is consistent with the intent of the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
4. That the proposed Final PUD and Plat meets the general intent of the Commercial zoning
district with PUD modifications.
5. That the Four Corners Second Addition Final Plat complies with all other applicable zoning
requirements, including storm water, sediment and erosion control and other ordinances with
the exceptions identified in this staff report.
6. That the Four Corners Second Addition Final Plat generally meet the City’s Subdivision
regulations.
7. That the proposed Four Corners Second Addition Final PUD and Plat is generally consistent
with the City’s engineering standards with exceptions as noted in the City Engineer’s
memorandums dated May 20, 2019 and July 22, 2019.
Recommended Conditions of Approval: Staff and the Planning Commission recommend approval of
the Four Corners Second Addition Final PUD and Plat with the following conditions:
1) Final grading, drainage, and erosion control plans, sanitary and storm water management plans,
landscape plans, and street and utility construction plans shall be reviewed and approved by the
City Engineer and applicable staff before the recording of the Final Plat. All changes and
modifications to the plans requested by the City Engineer in the memorandums addressing Four
Corners Second Addition Final Plat and Construction Plans dated May 20, 2019 and July 22,
2019 shall be incorporated into these documents and plans before the City will approve the plans.
2) Before the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, and payment of the required
improvements for the Four Corners Second Addition Final Plat with financial guarantees
therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before its execution by City Officials, or dedicated to the City in the
City’s standard form of agreement and be fully signed by all parties before the recording the final
plat. The following easements are required:
a. An 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 intersection with
Manning Avenue (CSAH-15).
b. A 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).
c. A drainage and utility easement for the drainage ditch on the north side of Hudson
Boulevard, and for the storm sewer pipe stubs from STMH18 and CB27.
d. An on-site and off-site drainage and utility easement for the existing 100-year HWL
ponding.
4) That the applicant/developer meet all requirements and requests of Washington County including
the needs and requirements for drainage, right-of-way, turn lanes and trails. The developer shall
provide the City written verification from Washington County that sufficient right-of-way has
been provided on the plat along with a sufficient right-of-way easement along Manning Avenue
before plat recording. Before construction, the plan section detailing southbound right turn lanes
and center left turn lanes on Manning Avenue at Hudson Boulevard must be submitted and
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approved by the county traffic engineer, applicable Washington County right-of-way permits
must be obtained, drainage report and calculations must be submitted, and access control shall be
dedicated to Washington County along CSAH 15/Manning Avenue frontage. The Applicant shall
be solely responsible for all construction costs associated with the intersection improvements as
recommended by Washington County.
5) That the applicant/developer pay the City the required parkland dedication fees in lieu of park
land dedication applicable to this phase of the development ($25,470.00) before the City releases
the final plat for recording.
6) The Final Plat and PUD Plans for each building site 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 for each lot or
building site.
7) The Final Plat and PUD Plans for each building site shall detail proposed amenities in exchange
for flexibility from standards of the Zoning Code.
8) The Final Plat and PUD Plans shall include provisions for City sanitary sewer and municipal
water. The Applicant shall be responsible to extend City sanitary sewer and municipal water to
the site at the applicant’s cost, including all oversize costs. Sanitary sewer and water main stubs
will be required to all adjacent properties.
9) The Applicant shall obtain all necessary permits including but not limited to all applicable city
permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed
District and MnDOT approval before starting any grading or construction activities.
10) Storm water facilities shall be privately owned and maintained. A maintenance and easement
agreement in the City standard form of agreement shall be executed and recorded with the final
plat.
11) The Final Plat and PUD Plans for each lot shall include tree planting and landscape plans for each
building site or project phase to be approved by the City’s Landscape Architect.
12) The Final Plat and PUD Plans for each lot shall include architectural renderings for each lot and
building site.
13) 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.
14) The applicant shall meet all the requirements of MNDOT as outlined in their comments dated
February 15, 2019.
15) 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.
16) That the applicant record the Final Plat with Washington County within 120 days of City Council
approval (as required by the City Code).
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RECOMMENDATIONS:
Staff and the Planning Commission recommend approval of the proposed vacation of road right-of-way
and easements for Hudson Boulevard as shown on the Vacation Exhibit dated January 23, 2019.
“Move to adopt Resolution 2019-060 approving the request for the vacation of part of the Hudson
Boulevard road right-of-way and the easements as shown in the vacation exhibit dated January 23,
2019.”
Staff and the Planning Commission recommend approval of the Four Corners Second Addition Final
PUD and Plat with the recommended findings and conditions of approval listed in the staff report.
Suggested motion:
“Move to adopt Resolution 2019-061 approving the Four Corners Second Addition Final PUD and
Final Plat with the recommended findings and conditions of approval as listed in the staff report.”
ATTACHMENTS:
• 3 City Maps
• Final Plat Narrative dated May 6, 2019
• Approved Preliminary Plat
• Proposed Final Plat
• Right-of-way Vacation/Jurisdiction Map
• Lake Elmo Easement Vacation Map
• City Engineer Final Plat Review memo dated May 20, 2019
• MnDOT Review memo dated February 15, 2019
• Washington County review memo dated February 22, 2019
• Resolution 2019 – 060 approving roadway right-of-way vacation
• Resolution 2019 – 061 approving Four Corners Second Addition Final Plat
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
May 6, 2019
FOUR CORNERS 2ND ADDITION
FINAL 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 a possible 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. The property owner is EN Properties LLC. The Surveyor for the project is Timothy J. Freeman of
Folz Freeman Surveying LLC. The Civil Engineer for the project is Matt Woodruff of Larson Engineering, Inc.
Lot 1, Block 1 430 Wide 600 deep 5.66 acres 246806 sq ft
Outlot A Irregular shape parcel 36.4 acres 1585421 sq ft
Outlot B Irregular shape parcel 7.92 acres 345110 sq ft
Outlot C Irregular shape parcel 2.42 acres 105592 sq ft
New R/W Irregular shape parcel 4.15 acres 180900 sq ft
There are not existing wetlands on site
All items that are conditions of the preliminary plat have been addressed with all of the entities that are applicable.
There were no neighboring properties who raised any issues.
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 Preliminary Plat has also been approved.
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.
5/6/2019
Final Plat Narrative
Page 2 of 3
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. The Preliminary Plat had 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 that 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 utilized this alignment for Hudson
Boulevard North as shown on the Preliminary Plat and Final 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 Final 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 was approved for a regional
ponding facility for the area that takes the place of the previous 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 preliminary
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. 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.
The proposed construction schedule is to begin the sewer, water and storm sewer as soon as the Final Plat is
approved and recorded… unless we can begin prior to recording with the development agreement and deposits with
the City of Lake Elmo.
Street construction would follow the utilities as soon as they are complete. It is the goal of the project to be
complete in this construction season 2019.
The City Engineer review items are completed… pending approval by City Engineer.
The Storm Water Management plan is completed and pending review by City Engineer, Watershed District and MN
Dot.
5/6/2019
Final Plat Narrative
Page 3 of 3
The easements for offsite roadway, utilities, streets and ponding areas have been verbally approved by the owners
of neighboring properties. The attorney is finalizing the documents to be reviewed and signed by the parties and
then submitted to the City of Lake Elmo.
PAGE 1 of 2
MEMORANDUM
Date: May 20, 2019
To: Ken Roberts, Planner Director Re: Four Corners 2nd Addition Final Plat
Cc: Chad Isakson, Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Four Corners 2nd Addition Final Plat/Plans received on April
26, 2019. The submittal consisted of the following documentation:
Four Corners 2nd Addition Final Plat, Sheets 1‐2, not dated, prepared by Folz Freeman Surveying (FFS).
Four Corners 2nd Addition Hudson Blvd Realignment & Trunk Utility Extension Plans, dated 04.26.2019,
prepared by Larson Engineering.
Four Corners 2nd Addition Stormwater Management Plan, dated 04.26.2019, prepared by Larson Engineering.
Four Corners 2nd Addition Right‐of‐Way Vacation/Jurisdiction Exhibit, 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.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: FOUR CORNERS 2ND ADDITION
Lot 1, Block 1, Outlot A, Outlot B and Outlot C ownership has been identified as EN Properties LLC on the
Construction Plans. The Final Plat must be contingent upon the Plat being revised to include a drainage
and utility easement over all of Outlot C for maintenance of the storm water facilities.
All easements as requested by the City Engineer and Public Works department shall be documented on
the Final Plat prior to the release of the Final Plat for recording.
The proposed improvements cannot be constructed without the dedication of several critical drainage
and utility easements being dedicated to the City as shown on the Construction Plans. Final Plat must
therefore be contingent upon all drainage and utility easements, as required by the City Engineer and
Public Works Director, being dedicated in the City’s standard form of agreement, and signed by all parties
prior to the release of the Final Plat for recording. Easements include:
An 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 intersection with Manning
Avenue (CSAH‐15).
A 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).
A drainage and utility easement for the drainage ditch on the north side of Hudson Boulevard,
and for the storm sewer pipe stubs from STMH18 and CB27.
An on‐site and off‐site drainage and utility easement for the existing 100‐year HWL ponding.
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
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.
Final Plat must be contingent upon obtaining MnDOT and Washington County permits for completing the
improvements as proposed, including the dedication of additional right‐of‐way along Manning Avenue, if
required, sight triangle right‐of‐way matching existing, and additional intersection improvements at
Hudson Boulevard and Manning Avenue (CSAH‐15), if required.
A State and Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a
storm water management plan meeting State, VBWD and City rules and regulations.
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.
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual dated March 2017, using City details, plan notes and specifications and meeting
City Engineering Design Guidelines.
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated May 20, 2019.
The Final Plat shall not be recorded until final construction plan approval is granted.
No construction for Four Corners 2nd Addition may begin until the applicant has received City Engineer
approval for the Final Construction Plans; the applicant has obtained and submitted to the City all
applicable permits, easements and permissions needed for the project; and a preconstruction meeting
has been held by the City’s engineering department.
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
STATE OF MINNESOTA
COUNTY OF WASHINGTON
CITY OF LAKE ELMO
RESOLUTION NO. 2019-061
A RESOLUTION VACATING A ROADWAY RIGHT-OF-WAY FOR THE FOUR CORNERS
SECOND ADDITION
WHEREAS, the City of Lake Elmo (City) is a municipal corporation organized and
existing under the laws of the State of Minnesota; and
WHEREAS, the City Council approved a Preliminary Plat for the Four Corners Second
Addition development in Lake Elmo on March 19, 2019 through adoption of Resolution 2019-
021; and
WHEREAS, the City Council approved the Four Corners Second Addition Final Plat on
August 20, 2019 through adoption of Resolution 2019-060, and
WHEREAS, the development site of the Four Corners Second Addition includes PID#s
36-029-21-43-0005, 36-029-21-44-0005 and PID# 36-029-21-44-0004; which are owned by EN
Properties LLC, Lake Elmo MN 55042 (Owner); and
WHEREAS, the City of Lake Elmo was granted a roadway right-of-way for Hudson
Boulevard lying west of Manning Avenue by the Minnesota Department of Transportation and
this roadway right-of-way was recorded at the Office of the Registrar of Titles of Washington
County; and
WHEREAS, a request has been made to the City Council pursuant to Minnesota Statute
§412.851 to vacate parts of the easements and right-way for Hudson Boulevard lying west of
Manning Avenue legally described as follows:
That part of the South Half of the Southeast Quarter of Section 36, Township 29 North, Range 21
West, City of Lake Elmo, Washington County, Minnesota contained within Parcel 44 of
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-35,
according to the plat thereof on file and of record in the office of the County Recorder,
Washington County Minnesota described as follows:
Beginning at the right of way corner designated as B5; thence in a direct line to the right of way
corner designated as B35; thence along the line of said Parcel 44 to the right of way corner
designated as B34; thence along the line of said Parcel 44 to the right of way corner designated
as B33; thence along the line of said Parcel 44 to the right of way corner designated as B32;
thence in a direct line to the right of way corner designated as B29; thence along the line of said
Parcel 44 to the right of way corner designated as B28, which is on the north line of the south
75.00 feet of said South Half of the Southeast Quarter; thence westerly along said north line of
the south 75.00 feet a distance of 169.07 feet; thence in a direct line to the right of way corner
designated as B1; thence along the line of said Parcel 44 to the right of way corner designated as
B2; thence along the line of said Parcel 44 to the right of way corner designated as B3; thence
along the line of said Parcel 44 to the right of way corner designated as B4; thence along the line
of said Parcel 44 to the right of way corner designated as B5, the point of beginning.
WHEREAS, the City Clerk reviewed and examined the signatures on said request and
determined the signatures constituted all of the landowners abutting upon the portion of roadway
and right-of-way to be vacated and rededicated; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing to consider the
vacation of the Hudson Boulevard roadway easements and right-of-way on the May 29, 2019 in
the Lake Elmo City Hall located at 3800 Laverne Avenue North after due published and posted
notice had been given and all interested and affected persons were given an opportunity to voice
their concerns and be heard; and
WHEREAS, the City Council in its discretion has determined that the proposed vacation
of the existing Hudson Boulevard easements and roadway right-of-way will benefit the public
interest because:
1) The City has granted Final Plat Approval for the Four Corners 2nd Addition, which
includes PID#s 36-029-21-43-0005, 36-029-21-44-0005 and PID# 36-029-21-44-0004;
which will grant the City new right-of-way for Hudson Boulevard for similar purposes.
WHEREAS, the City Council, at its meeting on August 20, 2019, considered the
easement and roadway right-of-way vacation request.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF LAKE ELMO, COUNTY OF WASHINGTON MINNESOTA, that such request
for vacation of existing roadway easements and right-of-way for parts of Hudson Boulevard
lying west of Manning Avenue is hereby granted in accordance with the property descriptions
provided above, subject to the following conditions of approval:
1. The final plat of Four Corners being approved by the City Council and recorded at Washington
County. The final plat must include the dedication of the relocated (new) Hudson Boulevard; and
2. The developer constructing the relocated Hudson Boulevard and the City accepting the relocated
(new) Hudson Boulevard.
BE IT FURTHER RESOLVED, that the Mayor and City Clerk are hereby authorized to
sign all documents necessary to effectuate the intent of this resolution.
Adopted by the Council this 20th day of August, 2019.
Effective Date: ______________________
Approved:
________________________________
Mike Pearson, Mayor
Attested by:
________________________________
Julie Johnson, City Clerk
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2019-060
A RESOLUTION APPROVING A FINAL PUD AND FINAL PLAT FOR THE FOUR
CORNERS SECOND ADDITION LOCATED ALONG HUDSON BOULEVARD NORTH,
WEST OF MANNING AVENUE
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042
(Applicant) has submitted an application to the City of Lake Elmo (City) for Final PUD approval
and for a Final Plat to subdivide the property located along Hudson Boulevard lying west of
Manning Avenue into one lot and three outlots along with the realignment of Hudson Boulevard
in accordance with Four Corners Second Addition Final Plat prepared by Folz Freeman
Surveying, a copy of which is on file in the City of Lake Elmo Planning Department; and
WHEREAS, the Lake Elmo Planning Department has reviewed the proposed Final Plat
request for consistency with the City of Lake Elmo Zoning and Subdivision Ordinances; and
WHEREAS, the Lake Elmo Planning Commission reviewed the proposed Final Plat at a
meeting held on May 29, 2019; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation about the proposed Final Plat as part of a memorandum to the City Council for
the August 20, 2019 City Council Meeting; and
WHEREAS, the City Council reviewed the Applicant’s Final PUD and Final Plat
request at a meeting held on August 20, 2019.
NOW, THEREFORE, based upon the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1. That the Four Corners Second Addition final plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
2. That the Four Corners Second Addition final plat complies with the minimum lot frontage and
area requirements of the City’s C (commercial) and BP (Business Park) zoning districts.
3. That the Four Corners Second Addition final plat complies with the City’s subdivision ordinance.
4. That the Four Corners Second Addition final plat meets other City zoning ordinances, such as
landscaping, erosion and sediment control, and other ordinances.
5. That the Four Corners Second Addition final plat is consistent with the City’s engineering
standards provided the plans are updated to address the City Engineer’s comments documented in
a memo dated May 20, 2019.
6. That the Four Corners Second Addition final plat creates one new lot of 5.66 acres with the
following legal description as well as three outlots A, B, and C of respectively 36.39, 7.92, and
2.42 acres:
Lot 1, Block 1, Four Corners Second Addition
CONCLUSIONS AND DECISION
NOW, THEREFORE, BE IT RESOLVED THAT that based on the testimony elicited and
information received, the City Council of the City of Lake Elmo hereby approves the Final PUD and
Final Plat request, provided the following conditions are met:
1) Final grading, drainage, and erosion control plans, sanitary and storm water management plans,
landscape plans, and street and utility construction plans shall be reviewed and approved by the
City Engineer and applicable staff before the recording of the Final Plat. All changes and
modifications to the plans requested by the City Engineer in the memorandums addressing Four
Corners Second Addition Final Plat and Construction Plans dated May 20, 2019 and July 22,
2019 shall be incorporated into these documents and plans before the City will approve the plans.
2) Before the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, and payment of the required
improvements for the Four Corners Second Addition Final Plat with financial guarantees
therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before its execution by City Officials, or dedicated to the City in the
City’s standard form of agreement and be fully signed by all parties prior to recording the final
plat. The following easements are required:
a. An 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 intersection with
Manning Avenue (CSAH-15).
b. A 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).
c. A drainage and utility easement for the drainage ditch on the north side of Hudson
Boulevard, and for the storm sewer pipe stubs from STMH18 and CB27.
d. An on-site and off-site drainage and utility easement for the existing 100-year HWL
ponding.
4) That the applicant/developer meet all requirements and requests of Washington County including
the needs and requirements for drainage, right-of-way, turn lanes and trails. The developer shall
provide the City written verification from Washington County that sufficient right-of-way has
been provided on the plat along with a sufficient right-of-way easement along Manning Avenue
before plat recording. Before construction, the plan section detailing southbound right turn lanes
and center left turn lanes on Manning Avenue at Hudson Boulevard must be submitted and
approved by the county traffic engineer, applicable Washington County right-of-way permits
must be obtained, drainage report and calculations must be submitted, and access control shall be
dedicated to Washington County along CSAH 15/Manning Avenue frontage. The Applicant shall
be solely responsible for all construction costs associated with the intersection improvements as
recommended by Washington County.
5) That the applicant/developer pay the City the required parkland dedication fees in lieu of park
land dedication applicable to this phase of the development ($25,470.00) before the City releases
the final plat for recording.
6) The Final Plat and PUD Plans for each building site 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 for each lot or
building site.
7) The Final Plat and PUD Plans for each building site shall detail proposed amenities in exchange
for flexibility from standards of the Zoning Code.
8) The Final Plat and PUD Plans shall include provisions for City sanitary sewer and municipal
water. The Applicant shall be responsible to extend City sanitary sewer and municipal water to
the site at the applicant’s cost, including all oversize costs. Sanitary sewer and water main stubs
will be required to all adjacent properties.
9) The Applicant shall obtain all necessary permits including but not limited to all applicable city
permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed
District and MnDOT approval before starting any grading or construction activities.
10) Storm water facilities shall be privately owned and maintained. A maintenance and easement
agreement in the City standard form of agreement shall be executed and recorded with the final
plat.
11) The Final Plat and PUD Plans for each lot shall include tree planting and landscape plans for each
building site or project phase to be approved by the City’s Landscape Architect.
12) The Final Plat and PUD Plans for each lot shall include architectural renderings for each lot and
building site.
13) 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.
14) The applicant shall meet all the requirements of MNDOT as outlined in their comments dated
February 15, 2019.
15) 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.
16) That the applicant record the Final Plat with Washington County within 120 days of City Council
approval (as required by the City Code).
Passed and duly adopted this 20th day of August 2019 by the City Council of the City of Lake Elmo,
Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk