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Home My WebLink About#23 - Goldridge Group PUD Concept Plan Approval1 STAFF REPORT CITY COUNCIL DATE: 10/06/2020 AGENDA ITEM: ___ TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Goldridge Group PUD Concept Plan (Hudson Boulevard and Julia Avenue) REVIEWED BY: Ken Roberts, Planning Director Sarah Sonsalla, City Attorney Ben Prchal, City Planner Jack Griffin, City Engineer BACKGROUND: Mr. Brad Coats, representing the Goldridge Group, is requesting approval of a concept planned unit development (PUD) for the 14.15 acre property located on the north side of Hudson Boulevard, west of Julia Avenue (9400 Hudson Boulevard). Concept PUD review requires a public hearing. The proposed concept PUD would have 3 apartment buildings with a total of 189 units on 11.69 acres with a density of about 16.17 dwelling units per acre (D.U.A). The Concept PUD Plan also shows a 1.88 acre parcel in the southeast corner of the site for preschool/childcare center known as the Goddard School. (Please refer to the attached narratives and maps for more information about this proposal). The Planning Commission held a public hearing and reviewed the concept PUD plans for the proposal on September 14, 2020. After the staff presentation and discussion, the Planning Commission made a recommendation of approval of the Concept PUD plan with the staff-proposed conditions based on findings. No one from the public (other than the applicant) spoke at this meeting. ISSUE BEFORE THE CITY COUNCIL: The City Council is respectfully being requested to review and provide feedback to the developer about the planned unit development concept plan for the proposed mixed use development for property on the north side Hudson Boulevard, west of Julia Avenue as proposed by the Goldridge Group. GENERAL INFORMATION: Applicant: Goldridge Group (Brad Coats), 310 Pinnacle Way, Suite 300, Eau Claire, Wisconsin 54701 2 Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345 Location: North of Hudson Boulevard, west of Julia Avenue PID#: 3402921340012 Request: Concept PUD Plans approval Total Site Area: 14.15 acres Residential Development Area: 11.69 acres Commercial Development Area: 1.88 acres Julia Avenue ROW dedication: 0.58 acres Land Use Guidance: 2040 Comprehensive Plan – Mixed Use Commercial Zoning: RT - Rural Development Transitional Proposed Zoning: MU-C PUD (Mixed Use Commercial/PUD) Surrounding Land Use Guidance: Commercial to the west, Urban Medium Density Residential (future townhouses) to the North, High-density residential (The Springs) across Julia Avenue to the east, and Hudson Boulevard and I-94 to South. History: The property has been used as rural vacant land with a pole building used for storage and possibly as a homestead. A large portion of the eastern part of the site is covered in trees. Deadline for Action: Application Complete – 8/14/2020 60 Day Deadline – 10/12/2020 Extension Letter Mailed – No 120 Day Deadline – Applicable Code: Article 19 – Planned Unit Development Regulations Chapter 153 – Subdivision Regulations §150.270 Storm Water, Erosion, and Sediment Control City of Lake Elmo Design Guidelines and Standards Manual CONCEPT PUD PLAN REVIEW PUD Review Process. The City Code for PUD’s requires several steps in the project review and approval process. Section 154.758 of the City Code (below) provides all the details about the review process and steps. As noted subsection in E2, the Planning Commission is to hold a public hearing about the concept plan and report its findings and recommendations to the City Council. Subsection E5 outlines the City Council step in the review process of a Concept PUD Plan. Note: The City Council approved a Code Amendment on August 18, 2020 that changed the PUD review process to drop the requirement for Concept Review of PUDs by the Planning Commission and City Council. This application was complete on August 14, 2020, so the City is reviewing and processing this request following the Code standards that were in effect at that time. 3 § 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 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. 4 PROPOSAL DETAILS/ANALYSIS: The proposed mixed-use development will be located on the 14.15 acre property located on the northwest corner of the intersection of Hudson Boulevard and Julia Avenue. The proposed development would have a mix of land uses including 3 apartment buildings (with a total of 189 market rate rental units) on 11.7 acres (with overall average density of 16.17 units per acre) and preschool/child care center located on about 1.88 acres in the southeast corner of the site. The development is proposed as a PUD because the developer is requesting flexibility from the strict zoning regulations of the MU-C zoning district by having a mix of land uses, by having 3 residential buildings on one lot, by having reduced setback for parking areas and to increase the allowed residential density through the use of amenity points. The applicant’s submission to the City includes the following components: Concept Plan Overview. The two attached narratives include a general overview of each of the elements in the project with additional details concerning some of the unique aspects of the proposed PUD. Concept Plan. The PUD Concept Plan includes a proposed configuration of roads, sidewalks, trails, amenities, recreation areas and other public spaces on the applicant’s site. While the Concept Plan provides initial dimensions for many of the various lots, amenities and streets, some details are still missing and will need to be further reviewed for compliance with the City’s standards and regulations. Staff completed an internal review of the concept plan, and general comments from Staff and recommended conditions of approval are included in this memorandum. The Staff review comments that follow are all based on conducting a high level review of the concept plan since there is not a lot of detailed information that is required at this stage in the development process. Staff has instead focused on the bigger picture items and those things that would otherwise not allow the development to move forward if they contrasted with elements from the Comprehensive Plan, the Zoning Code, or the City Code. Review Note: The applicant recently revised the proposed concept plan for this PUD. The developer made changes to the plans to address some of the staff and Planning Commission review comments and to provide more clarity to the proposal. Staff will note the proposed changes to the PUD Concept Plans in this updated report. STAFF REVIEW COMMENTS: Members of the Planning Staff, Public Works, Engineering, and Fire Departments reviewed the original PUD concept plan, while the City Engineer has provided an additional review of the PUD Concept Plans. The Staff comments for this project are as follows: Comprehensive Plan: The land use map in the Comprehensive Plan shows this site designated as MU-C (mixed use commercial). The 2040 Comprehensive 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.” Zoning Map Amendment. The existing zoning of the property is RT (rural development transitional). In order to develop the site, the City will be required to rezone the development to MU-C with PUD overlay to be consistent with the City’s Comprehensive Plan guidance for the area. The purpose of the 5 mixed use commercial district “is to provide areas in the city for and promote mixed use development that supports a sustainable mix of retail, commercial and residential uses that will benefit from proximity and adjacency to one another.” The mixed use commercial (MU-C) zoning code also states that the “mixed use commercial district will serve as a transitional district between more intense highway-oriented development and less intense rural or medium density residential uses. The intent of the mixed use commercial district is to permit flexibility in the use of the land, while providing a set of minimum development standards in site design, spatial relationships, building architecture and landscape design that will allow property owners to design and construct development projects that respond both to market needs and to City goals and policies.” In addition, the MU-C code requires at least 50 percent of the net developable area of a proposed mixed use commercial development is to be residential, and residential development within these areas shall occur at a density range of 10-15 units per acre. Consistency with Proposed MU-C District. As mentioned, the proposed development will require City approval of a Zoning Map Amendment to rezone the property to Mixed Use Commercial (MU-C) (from the current RT (rural transition)) zoning designation. As such, staff reviewed the proposed General PUD Concept Plan against the standards including setbacks, impervious coverage, etc. of the Mixed Use Commercial zoning district, as shown below. Standard MU-C Required Proposed Impervious Surface Maximum 75% 41% Minimum Lot Width 60 feet 1,000 feet on Hudson Blvd. Minimum Lot Area (per Unit) 1,500 square feet 2,619 square feet Front Yard Setback 20 feet 49 feet Interior Side Yard 10 feet 100 feet Corner Side Yard 10 feet 49 feet Rear Yard Setback (Building) 20 feet 75 feet Parking Setback (from residential zones) (rear yard) 35 feet 25 feet (was shown at 19 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 child care center, 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 300 square feet of common open space provided per unit. In this case, at least 53,100 square feet. Undetermined – but it appears there is at least 55,000 square feet of open space is provided on site with the playgrounds, recreation areas, gardens and common areas between buildings. Site Data. The entire subdivision/PUD area is 14.15 acres. Of the 14.15 acres, the developer is proposing to develop 11.69 acres with 189 apartment units (an increase in 12 units on 1 additional acre from the original concept plan) (in three 3-story buildings) with associated amenities and recreation facilities. The 6 proposed residential element of the PUD would have with a density of 16.17 du/acre (was originally at 16.64 du/acre). The revised PUD also includes a private preschool/child care center called the Goddard School that would be on 1.88 acres (was 2.24 acres) located on the southeast corner of the site. This plan includes an 11,500 square foot building designed for up to 188 children and staff, outdoor play grounds, 52 parking spaces and room for another 52 parking spaces near Julia Avenue if needed. The project plans also show the required 100-foot-wide right-of-way for Julia Avenue along the eastern side of the property. Site Plan Details. The proposed site plan includes 3 apartment buildings with a total of 189 units (was 177 units) and underground (structure) parking for a total of 184 vehicles, 157 surface parking space (was 137 surface parking spaces), an approximately 1,300 square foot amenity building (including bathrooms, changing rooms, lounging area, a kitchen area and office space for onsite management) and an outdoor pool with patio area. The plans also show an outdoor grilling area, a children’s playground, recreation areas for basketball, soccer, pickle ball and tennis and garden plots for the residents. Streets and Access. The developer is proposing all private driveways/roads with widths of 24 feet or 32 feet within the development site. The proposed concept plan shows a primary access driveway into the site from Julia Avenue on the east and another access on to Hudson Boulevard. The driveway entrance on Julia Avenue should be in alignment with the driveway into the Springs development to the east. These two access points are consistent with City standards. The developer of the Springs Apartments to the east of this site recently completed improvements to Julia Avenue adjacent to this PUD including the installation of curb and gutter and the first lift of asphalt. The City expects the developer of the town houses to the north and east of this site (Pulte) to complete their portion of Julia Avenue this year. When they finish their portion of Julia Avenue it becomes a continuous public street connection from 5th Street North to Hudson Boulevard. PUD Minimum Requirements. A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 19, Planned Unit Development Regulations, the City may grant zoning flexibility in order to better utilize site features and to obtain a higher quality of development. Or put another way, through the PUD review and approval process the City may grant development and zoning flexibility in order to better protect and use site features to obtain a higher quality of development than would occur by following the City’s subdivision standards. When evaluating a PUD proposal, a PUD must meet one or more objectives contained in Section 154.751 and meet the minimum requirements of Section 154.753 which include a minimum of 20% protected open space. Consistency with Planned Unit Development Regulations. The applicant has requested City approval of a PUD for this development because it will have multiple buildings on one property, to have decreased setback for parking areas and to allow for an increase in residential density through the use of amenity points. 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, the developer is proposing reduced setbacks for a parking area and 7 the proposed residential density would be greater than the 15 units per net acre as allowed by the 2040 Comprehensive Plan. • 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 a mixed use plan with 3 three-story apartment buildings (with amenities) and a preschool/child care center integrated all in one site. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial and public facilities. • The proposed development would have a mixture of land uses in an area with a variety of land uses including townhouses to the north, the Springs rental housing to the east across Julia Avenue and commercial development to the west. 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 garden areas, playgrounds, play fields, amenity building, 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. This location is close to commercial districts and would create housing opportunities for local employees. The proposed development site offers easy access transportation access via Hudson Boulevard to area highways and freeways. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. • The design of the proposed buildings will be compatible in design with those in the area. H. Creation of more efficient provision of public utilities and services, lessened demand on transportation and the promotion of energy resource conservation. • This development is located at a main street intersection in Lake Elmo and would be within walking and biking distance of retail and office facilities. This would allow the residents to access the facilities and services without the need to drive, lessening the impact to traffic and roads. J. Higher standards of site and building design than would otherwise be provided under conventional land development techniques. 8 • The proposed PUD would add a housing type not common in Lake Elmo and would be providing an interesting and unique development, both visually and meeting the housing needs for a broader demographic in Lake Elmo as identified in the 2040 Comprehensive Plan. From an architectural standard, the City will impose the guidelines and standards set forth with the Lake Elmo Design Guidelines & Standards Manual for the buildings and outdoor features (landscaping, fencing, etc.) in this development. a. Minimum Requirements. PUDs must meet the following minimum requirements: A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for developed land within the approved development. • The proposed development exceeds this requirement with a 14.16 acre site. 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 that at least 35% of the proposed development would be open space (including recreation areas, garden plots, green spaces, storm water ponding areas and landscaped areas). C. Street Layout… In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • The proposed development is adjacent to a new north/south road (Julia Avenue) connecting 5th Street to Hudson Boulevard thus meeting this requirement. This proposal shows private roads and driveways connecting the buildings and parking lots to Julia Avenue and Hudson Boulevard. It is a recommended condition of approval that the developer address all the comments outlined in the Engineering memo dated September 3, 2020 before submitting an application and plans to the City for a preliminary plat and PUD for this site. Density. The proposed residential element of this development shows 189 units (an increase of 12 units from the 177 units in the original concept plan) on an 11.69 acre site for a proposed density of 16.17 residential units per acre. The MU-C land use designation allows up to 15 residential units per acre. For 11.69 acre site, the maximum allowed density, without amenity points, would be 175 residential units. The developer will be requesting City approval of amenity points to allow for an increase of 14 additional residential units. 9 For the residential portion of this PUD, with a maximum of 15 dwelling units per acre, a 20 percent increase in density would bring the maximum density to 18 dwelling units per acre. At 11.69 acres, the residential site could have up to 210 dwelling units (or 35 additional units) if the City approved the maximum amount amenity points to increase the project density. 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 16.17 units per acre, the developer will need to provide amenities with the project to justify the increased housing density above the allowed density range 10-15 units per acre of the 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 and reduced parking lot setbacks to the north property line. In this case, the developer outlined in his narrative the following amenities they would be including in this PUD and the suggested points for each: • Underground or structure parking. The narrative of the application indicates that there will be a total of 184 indoor or underground parking stalls for the 189 apartment units. 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. (10 points requested) • Contained Parking. By proposing 184 garage (structure) spaces for its residents, the proposed development limits the amount of visible surface parking. • Additional Amenities? Additionally, the City also may 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 1,300 square-foot amenity building (that will have bathrooms, changing rooms, kitchen area, lounging area and office space for onsite management). 2. An outdoor pool with a patio area 3. An 1,868 square-foot grilling plaza (5 points requested) 4. Children’s playground (10 points requested) 5. Play areas for basketball, pickle ball and soccer and urban gardens (10 points requested) 6. Sidewalks connecting the elements throughout the site (5 points requested) The original concept plan for the PUD had the proposed neighborhood recreation area (including the basketball and pickle ball courts) located in the northwest corner of the site – west of the western apartment building. The latest site plan for the PUD shows the proposed neighborhood recreation area in the center of the site, west of the proposed day care building. This should be a better location for these amenities has they will be more centrally located on the site and they will be farther away from the future residential development (townhouses) the City expecting to the north of the apartment buildings. It appears from this list of proposed amenities and the project plans the developer is proposing more than enough amenities to have the City approve the proposed increase in density (14 additional units for a total of 189 units) for the residential element of this PUD. The City will review and consider the possible project amenities, the respective amenity points and the increased density in more detail during the review and consideration of the preliminary PUD and preliminary plat plans. 10 Setbacks. The building and parking setbacks in the MU-C Zoning District are: Residential Building Setbacks: Front yard setback – 20 feet Side yard setback – 10 feet Corner side yard setback -10 feet Rear yard setback – 20 feet Non-residential Building Setbacks: Front yard setback – 30 feet Corner side yard setback – 25 feet Rear yard setback – 30 feet From residential zones – 50 feet Parking setback requirements: Front yard – 15 feet Interior side yard – 10 feet Corner side yard – 15 feet Rear yard - 10 feet From residential zones – 35 feet Setbacks - proposed. The latest proposed concept site plan shows a variety of building and parking lot setbacks on the site. These include a front setback for the buildings of at least 49 feet (from Julia Avenue and from Hudson Boulevard), a parking setback of 25 feet from the north property line (was 19 feet on the original plan) and 9.5 feet from Hudson Boulevard and Julia Avenue, a setback of at least 100 feet for the buildings from the west property line, a 75-foot rear yard building setback (from the north property line). All these setbacks meet or exceed the minimum required by MU-C zoning code except for the proposed parking lot setback of 25 feet from the north property line (35 feet required). If additional public street right-of-way is needed for Hudson Boulevard or for Julia Avenue on the east side of the site that might affect the proposed setback for the parking areas of the Goddard School. (Please see the City Engineer’s comments for additional information about the streets and access). Proposed Unit Breakdown. The proposed number of apartment units totals 189. The following provides a breakdown of the proposed unit types and the number of units of each: Unit Type Total Number of Units Studios 9 1-Bedroom 75 2-Bedroom 105 3-Bedroom 0 Proposed Design. The apartment buildings are each 3 stories tall with a mix of studio, one bedroom and two bedroom units. One of the buildings has internal parking for 58 vehicles and the other two buildings have internal parking for 63 vehicles for a total of 184 indoor parking spaces in the three buildings. The apartment building elevations provide architectural interest with use of exterior accents, a large 11 percentage of windows, and high quality materials including fiber cement board lap siding, fiber cement shingle siding, an asphalt shingle roof and manufactured stone masonry. The buildings create additional high architectural value with use of varied roof lines and vertical and horizontal articulation. The proposed plans for the Goddard School building do not identify the exterior building materials but they appear to include a mix of stone or stone veneer near the bottom with vertical man-made siding, a large percentage of windows and a sloping asphalt shingle or standing seam metal roof. The City will require a more robust architectural plan for all the buildings in the entire development with the preliminary plat and preliminary PUD Plans submittal. All building designs will need to meet the Lake Elmo Design Guidelines and Standards for materials and colors. 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; 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. • 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. 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 parking space per four units. With the proposed mix of 189 apartment units, the City Zoning Code requires the developer to provide at least 338 parking spaces on site for the apartments. In this case, the developer is proposing a total of 341 parking spaces – including 184 attached (interior) garage spaces and 157 surface parking spaces adjacent to the apartment buildings. The Lake Elmo Zoning Code requires day care and child care centers to have at least 1 off-street parking space per employee on the largest shift plus 1 parking space per 7 students based on capacity of the building. The developer/applicant has not yet provided City staff with the number of staff persons that are expected to be working in the center so a final parking requirement for the center cannot yet be made. The proposed Concept Plan shows 52 parking spaces along the east side of the building and an area shown for future parking that could accommodate an additional 52 parking spaces. This amount of parking should be more than enough for the Goddard School. The City should require the developer to verify the parking needs of the Goddard School as part of their preliminary plat and PUD application. The proposed width and length of parking stalls is compliant with code, and the proposed width of the private driveways of 24 feet or 32 feet should be adequate for a 2-way drive aisle width according to the Zoning Code. Of these parking spaces, a total of six spaces are proposed to be Americans with Disabilities Act (ADA)-accessible. Impervious Surfaces. The maximum allowed impervious surface residential development in the MU-C zone is 75 percent. According to the applicant, the proposed concept plan has 5.77 acres (45 percent) of the site as impermeable (impervious) surface and 7.78 acres (55 percent) of the site with permeable (pervious) surfaces. The City Code requires that at least 25 percent of the site have pervious surfaces so, as proposed, the PUD meets this requirement. 12 Easements. The City requires 10-foot-wide easements along all public rights-of-ways and rear property lines, 5-foot-wide easements alongside property lines, and easements for stormwater management and public utilities as needed. The City should require the applicant to show all required and necessary easements on the preliminary and final PUD plans. Sidewalks. The City’s standard street detail requires a 6 foot wide public sidewalk be constructed on one side of any public street. The proposed concept plan shows private driveways and roads internal to the site with a series of sidewalks connecting the buildings to the site amenities, to a sidewalk along Julia Avenue and to the trail along Hudson Boulevard. Trails. The Comprehensive Plan’s Trail Plan shows a planned trail and sidewalk along Julia Avenue along the east side of the development. The proposed site plan for this PUD shows a six-foot-wide concrete sidewalk along Julia Avenue. The trail construction and connection requirements at and along Hudson Boulevard will need to be reviewed and verified as part of the City’s final plan approval. The City should require the developer to install the planned trail(s), sidewalks and a crosswalk with pedestrian ramps where needed as part of this development. Parkland Dedication. The Lake Elmo Parks Commission reviewed the proposed development at its September 21, 2020 meeting. The proposed development does not propose a public park but does provide recreation for its residents through the proposed play fields, amenity building, pool and open space. This area is already served by Savona Park. The proposed development consists of 14.15 acres, and the required parkland dedication for the Mixed Use – Commercial zoning district is 10%. The required amount of the fees would be 10% of the purchase price of the property, which has yet to be determined. The park dedication requirement for a 14.15 acre development is 1.42 acres of parkland, or a combination of parkland or fees in lieu of parkland. The developer has not identified any areas for park land dedication within the development but has identified open space areas for play, recreation and gardening on the Concept PUD totaling about 0.75 acres. These include the recreation and playground areas and the urban garden. These areas/amenities are part of the proposed open space as required by the PUD Ordinance. It would not be a recommendation of City staff that the City consider any of these private amenities for public park land dedication. The Park Commission recommended the following for this PUD: • That all trails and sidewalks (public and private) be located outside of storm water ponding areas and wetland buffer zones. • That a bituminous trail be installed along Hudson Boulevard and a six-foot-wide concrete sidewalk along the Julia Avenue as part of this development. • That the Preliminary Plat and PUD Plans submittal include accurate open space and impervious surface calculations. • 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. 13 • That the developer provide the City fees in lieu of park land dedication as required by Section 153.14 with future final plat. I have included these conditions in the proposed conditions for approval. Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential development with a maximum sign area of 24 sq. ft. per sign. No signs have been proposed. Tree Removal and Preservation. There is an area of about 90,000 square feet (2.1 acres) of tree cover on the site. Most of the trees on this site are around the existing buildings. The proposed project would remove all the existing trees on the site. The applicant has not yet submitted a proposed tree and landscaping plan for this 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. The City’s tree preservation ordinance allows for 30% removal of significant trees on a site and the City requires a tree mitigation plan showing how the developer will replace any and all removed trees. 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. All tree removal, screening and landscape plans will subject to review and approval by the City’s Landscape Architect. The landscape ordinance requirements are as follows: 1 tree per 50 lineal feet of street frontage, plus 5 trees for every 1 acre of development. The required trees must be 25% deciduous, and 25% coniferous. Landscape requirements for the site are as follows: 1,600 lin. Ft. of street frontage/50 = 32 trees + 14.15 acres x 5 = 71 trees = for a total of 103 trees. Additional tree and landscaping requirements include the planting of replacement trees for mitigation, the planting of trees required in and around interior parking areas and the trees needed for screening along the northern property line. All tree removal, screening and landscape plans will subject to review by the City’s Landscape Architect. City Engineer Review. The City Engineer has submitted comments as outlined in the attached letter dated September 3, 2020. The Engineer noted that the existing conditions plan is incomplete and does not provide enough information for a more detailed review of the PUD. As such, City staff is recommending the developer revise the concept plans for City staff review to address the key design issues before the submittal of preliminary plat and preliminary PUD application and plans to the City as this next design step might result in significant changes to the plan layout. Stormwater Management. No stormwater management plan has been prepared for the project at this time. The proposed concept plan shows two areas for storm water ponding totaling about 5 acres in area. 14 The western most ponding area also serves to manage stormwater from Julia Avenue via an underground pipe in the easement along Hudson Boulevard. The City Engineer’s review memorandum addresses general stormwater management considerations that the City will require as part of this development. He will need to see additional details before commenting in any detail on any proposed storm water management plan, and in particular, how the storm water ponds or basins would be connected and how the storm water system would allow emergency overflow or outlets from the ponds. He also noted that the storm water facilities for this development should remain privately owned and maintained with maintenance access roads meeting the City engineering design standards. Municipal Sewer and Water. The City Engineer’s memorandum provides a review of municipal sewer and water considerations. City staff is expecting the developer to extend public water and sanitary sewer service to the site. Future development plans for the project will need to include detailed accounting of the proposed maximum sewer usage, domestic and fire suppression demands for the water system and utility construction plans that meet City engineering standards. Municipal Sanitary Sewer. The sanitary sewer available to the site. The developer shall be responsible to connect to the City sanitary sewer system by connecting to the existing 12-inch sanitary located along Hudson Boulevard and extend sanitary sewer into the development. Municipal Water. The developer should extend City water into this site from the existing 12-inch watermain located along Hudson Boulevard and extend a minimum 8-inch watermain into the development. The City Engineer will require the watermain system to be a looped network internal to the site to prevent long dead stretches of public watermain. This will require a connection to the watermain in Julia Avenue and stubbing the watermain between the apartment buildings to the north property line to allow for a watermain connection to the future townhouses in Union Park to the north of the site. Fire Chief Review. Dustin Kalis, the Lake Elmo Fire Chief, reviewed the concept plans. I have attached his review comments for reference. South Washington Watershed District Comments: I have not received comments from the South Washington Watershed District about this proposal. However, they provided the City with the following comments about another recent development proposal that should be applicable to this site: 1. The project will require a South Washington Watershed District (SWWD) permit. Once the applicant submits a complete SWWD permit application, they will review it for conformance to the SWWD rules and regulations. 2. If the applicant is proposing storm water ponds and facilities to control stormwater runoff rates and to provide the required stormwater runoff volume treatment, then the SWWD will need to see soil borings and/or other infiltration testing results, computations and design details to determine whether the proposed storm water improvements will conform to the SWWD rules and regulations. Subdivision Review Process. In order to proceed with the subdivision of the land included in the concept plan the applicant will need to prepare a preliminary plat/PUD application. At this stage there is much more information the City requires as part of that submission process, which also requires a public hearing. The preliminary plat will need to include all the required right-of-way for Julia Avenue, any additional right-of-way for Hudson Boulevard and all required drainage and utility easements. 15 RECOMMENDED FINDINGS: Based on the above comments and analysis, Staff and the Planning Commission recommend approval of the PUD Concept Plan as described above. Staff is making this recommendation based on the following findings: 1. That the 2040 Lake Elmo Comprehensive Plan and Land Use Map shows the site of the proposed planned development designated as MU-C (mixed use commercial); and that the PUD Concept Plan would be consistent with the goals, objectives and 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 Mixed Use Commercial zoning district with PUD modifications. 3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations. 4. That the PUD Concept Plan is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated September 3, 2020. 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: 1) Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. 2) Promotion of integrated land uses, allowing for a mixture of residential and commercial land uses. 3) More adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under conventional development techniques. 4) Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities. 5) Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. 6) Creation of more efficient provision of public utilities and services, lessened demand on transportation and the promotion of energy resource conservation and 7) Higher standards of site and building design than would otherwise be provided under conventional land development technique. 7. The PUD Concept Plan meets and could exceed the residential density requirements provided in the 2040 Comprehensive Plan’s Land Use Map designation (mixed-use commercial) for this site. RECOMMENDATION: The Planning Commission recommended approval of the original PUD Concept Plan for this site subject to 17 conditions of approval. City staff is recommending City Council approval of the revised PUD Concept Plan (dated September 29, 2020) as proposed by the Goldridge Group for the property located on the north side of Hudson Boulevard, west of Julia Avenue subject to the following conditions: 1. That the future preliminary plat and preliminary PUD Plans includes the parcel with the PID# 3402921340012. 2. That the applicant prepare any future preliminary plat and preliminary PUD plans showing all of the site perimeter property lines - including any site plan revisions necessary for the right-of-way 16 required for Julia Avenue, for any additional right-of-way needed for Hudson Boulevard and to include all required drainage and utility easements. 3. That before submitting an application and plans to the City for preliminary PUD plan/plat approval, the developer revise the PUD concept plans to address the staff comments and recommended changes and to allow for additional City review. 4. That the developer submit a PUD plan as part of any future preliminary development plans. The PUD Plan shall include a detailed listing of all requested departures or modifications from City ordinances and development standards including having reduce parking lot setbacks and having fewer off-street parking spaces on the site than required by the City Code. 5. That all comments of the City Engineer’s Memorandum dated September 3, 2020 be addressed with the future preliminary plat and preliminary PUD Plans submittal. In particular, the preliminary development plans shall address all public utility designs, storm water management and Hudson Boulevard and trail designs. 6. That all storm water retention and infiltration areas must be dedicated to the City and platted as outlots on the preliminary plat unless otherwise directed by the City Engineer. 7. That all trails and sidewalks (public and private) be located outside of storm water ponding areas and wetland buffer zones. 8. That an eight-foot-wide bituminous trail be installed along Hudson Boulevard and a six-foot-wide concrete sidewalk along the Julia Avenue as part of this development. 9. That the Preliminary Plat and PUD Plans submittal include accurate open space and impervious surface calculations. 10. 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. 11. That 6 foot-wide sidewalks be provided along Julia Avenue and along the private driveways/roads within the site as shown on the project plans. 12. That the developer provide the City fees in lieu of park land dedication as recommended by the Parks Commission and as required by Section 153.14 with the future final plat. 13. That the preliminary plat and preliminary PUD Plans submittal include a detailed subdivision phasing plan. 14. That the preliminary plat and preliminary PUD Plans submittal include a detailed architectural plans that clearly identifies the various architecture styles and exterior materials for all the proposed buildings. 15. The applicant receive a permit from the South Washington Watershed District for the construction of the proposed development. 17 16. That the developer shall prepare a plan for the ownership and management of the open space and recreation areas as part of preliminary PUD plans. 17. That all comments of the Fire Chief be addressed with any future preliminary plat plans and preliminary PUD plan submittal. 18. That all comments of the Building Official be addressed with any future preliminary plat plans and preliminary PUD plan submittal. 19. That the developer verify the parking needs of the Goddard School as part of their preliminary plat and PUD application and submittal. FISCAL IMPACT: There would be no fiscal impact to the City at this time. Concept Plan approval does not afford the applicant development rights. When the property develops, it will have urban services and will pay sewer and water connection charges, building permit fees and the like that the developer and/or contractors will pay. RECOMMENDATION: Staff and the Planning Commission recommend City Council approval of the proposed PUD Concept Plan (dated 9-29-2020) for the proposed mixed use development of the property located at the intersection of Hudson Boulevard and Julia Avenue as proposed by the Goldridge Group with the following motion and the recommended conditions of approval. “Motion to adopt Resolution 2020 – 087 approving PUD Concept Plan (dated 9-29-2020) as requested by Brad Coats of the Goldridge Group for the mixed use development proposed for PID # 34.029.21.34.0012 (the property located at the intersection of Hudson Boulevard and Julia Avenue), subject to recommended conditions of approval as outlined in the staff report.” ATTACHMENTS: 1. Project Narratives dated September 29, 2020 and August 12, 2020 (3 pages) 2. Land Use Plan Map 3. Location Map 4. Property Line Map 5. Address Map 6. Aerial Photo 7. Topographic Maps (2 pages) 8. PUD Concept Apartment Plans (15 pages) 9. Goddard School Plans (3 pages) 10. City Engineer Report dated September 3, 2020 11. Fire Chief review comments dated September 24, 2020 12. Resolution 2020 - 087 RIDGE apartments PUD / CONCEPT PLAN REQUEST – August 12, 2020 Updated September 29, 2020 The proposed site for Ridge Apartment Community is located on Julia Ave & Hudson Blvd between Inwood and Keats Avenues on the north side of I-94. Goldridge Companies proposes a 189-unit market rate apartment community on the 11.68 Acre Site. After further research since our initial concept plan submittal, data shows us a need for more 1 bedroom units. As such, we added 6 more 1 bedroom units in both the NW & NE Buildings for a total of 12 additional units. Site: 11.68 Acres 189 Apartments – (Market Place Rentals) Three 3 story Buildings (84,500 sq. ft. SW building) with 58 Underground Parking spaces and 59 Apartments (91,300 sq. ft. NW building) with 63 Underground Parking spaces and 65 Apartments (91,300 sq. ft. NE building) with 63 Underground Parking spaces and 65 Apartments Studios: 9 1 BRs: 75 2 BRs: 105 Enclosed Parking: 184 spaces Surface Parking: 157 spaces The proposed apartments are a mix of studio’s, 1 & 2 Bedroom apartments and workout room sitting on 11.68 Acres with underground parking in each of the 3 Buildings. Each Building’s Exterior is a blend of cement lap siding, cement shingle’s & panels with the lower portion of each building being stone as shown in the elevation drawing. The Apartment site also will have an Amenity Building that is centrally located to all 3 apartment buildings. It will have bathrooms, changing rooms, large screen TV, kitchen area, lounging area and office for onsite management. Contiguous to the Amenity Building is a swimming pool with a large patio area and outdoor grilling patio. Picnic Area is south of the Amenity Building and will have benches, picnic tables and an area for Swing Sets and outdoor play equipment. Recreational area: Will have basketball court, pickle ball and tennis courts with a large area for youth activities such as soccer, baseball, touch football etc. Urban Gardens: The Urban Garden area can be as large as 50,000 sq. ft. subject to demand. All Apartments will have sidewalks that will connect to all recreational and amenity area’s which will feed onto the trails and sidewalks on Julia Avenue and along Hudson Boulevard. Description of Amenity Area’s & Amenity Points Underground Parking under apartment buildings 184 stalls (requesting 10 points) Amenity Building 25’ X 52’ 1,300 square feet Patio Pool Area 57’ X 52’ 2,990 square feet Grilling Plaza 35’ X 52’ 1,868 square feet (requesting 5 points) Childrens Playground 3,750 square feet (requesting 10 points) Picnic Area 2,911 square feet Neighborhood Recreation/Urban Garden 30,808 square feet (requesting 10 points) All Amenity areas are connected throughout the 12.85 Acre Project with 6’ concrete sidewalks which connects to the 8’ Bituminous Hudson Blvd Trail (requesting 5 points) The proposed land use is consistent with the 2040 Comprehensive Plan Future Land Use designation of Mixed Use-Commercial (MU-C). The site will require rezoning from Rural Development Transitional (RT) to Mixed Use Commercial (MU-C) PUD. The MU-C land use designation allows for up to 15 units per acre and Goldridge is requesting a density of 16.17 units per acre by adding amenity features for amenity points as described above. As noted in the 2040 Lake Elmo Comprehensive Plan: Housing Diversity A community that has a diverse supply of housing is one that includes different tenures (rental and ownership), types (single-family, townhome and apartment), price points, sizes and styles. This residential mix can accommodate the needs of a wide variety of households at different life stages, incomes and family types. Furthermore, it provides more options as resident housing needs vary over time due to changes in age, income, housing preference, family structure, or abilities. In turn, this enables people to move into a community and remain in it as they experience these life changes while staying close to their established social support networks. Goldridge Companies has designed this site with many amenities that complement the RIDGE Apartment Community Project and Lifestyles in the Area. PUD / CONCEPT PLAN REQUEST – August 12, 2020 The Proposed Site for the new Goddard School is located on the southwest corner of Julia Ave and Hudson Blvd between Inwood & Keats exits on the north side of I 94. Goddard School is a Premier Private Preschool/Child Care Center which currently licenses 525 schools in 38 states. This location will offer Safe & Healthy Childcare the same as it does in Woodbury. The building will have a Zono Sanitizing Cabinet which kills 99.99% of common viruses + on non-porous surfaces and 99.99% of common bacteria on non-porous and semi-porous surfaces, including body lice, bed bugs & Norovirus. The cabinet has an integrated mobile rack system for sanitizing almost all items in the classroom such as Toys, Legos, dolls, wooden blocks, cards, puzzles napping cots & mats. Every classroom is sanitized every day. This product was approved for use in childcare facilities by the Washington County Department of Health. Goddard Schools Play-Based Program Gives Children The Skills For Long-Term Success! Learn More Now. Nurturing Environment. Highly-Trained Faculty. Nationally Accredited. Enrichment Programs. STEAM Learning. (Science, technology, engineering, arts and mathematics). Types: Pre-Kindergarten Program, Infant Program, Toddler Program, Preschool Program, Summer Program and Summer Camp. Site: 1.88 Acres Building: 11,500 sq. ft. Playgrounds: 23,000 sq. ft. School Occupancy: Up to 188 children + Staff Ages: 6 weeks to 10 years of age Future Parking: 52 more parking spaces to accommodate building expansion. LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 1 EXISTING CONDITIONS DAYCARE BUILDING DAYCARE PLAYGROUND FUTURE PARKINGAMENITY BLDG21’-0” 8’-6” 18’-0” 9’-0” 32’-0”32’-0”24’-0”24’-0”STORMWATER POND STORMWATER POND URBAN GARDEN 40’ STORMWATER EASEMENT 250’ CENTERLINE OF EXISTING DRIVEWAY TO CENTERLINE OF PROPOSED ROAD 745’ CENTERLINE OF PROPOSED ROAD TO CENTERLINE OF JULIA AVE N HUDSON BLVD N 108’-0” 49’-075’-8”PICNIC AREA 42 42 41 33 52 U.P U.P U.P U.P U.P U.P = UTILITY POLE 25’-0” 9’-5” 25’-0”47’-2”44’-6”52’-7”51’-10”87’-4” NEIGHBORHOOD RECREATION AREA CHILDREN’S PLAYGROUND PRIVATE DRIVE8’-0” BITUMINOUS TRAIL PROPOSED NE BLDGPROPOSED NW BLDG PROPOSED SW BLDG DEVELOPMENT SUMMARY NOTES: • All buildings within this development will have fire sprinkler systems • All amenity areas will be lit to comply with cities photometric ordinances (5 pts) • 6’ concrete sidewalks (5 pts) • 8’ bituminous trail along Hudson • Developer will improve Hudson Blvd to comply with cities requirement for improve- ment on Hudson Blvd AREA GOLDRIDGE DEV.: 559,746 SF / 12.85 AC GODDARD SCHOOL: 81,855 SF / 1.88 AC RIDGE APTS: 477,891 SF / 10.97 AC JULIA AVE: 31,200 / .72 AC AMENITY POINTS: 45 POINTS TOTAL SF OF JULIA + RIDGE APTS: 509,091 SF / 11.687 AC DENSITY / ACRE: 16.17 UNITS / ACRE = 189 UNITS IMPERMEABLE AREA: 251,288 SF / 5.77 AC PERMEABLE AREA: 55% PARKING GODDARD SCHOOL: 52 STALLS GOLDRIDGE DEV: SURFACE PARKING: 158 STALLS UNDERGROUND PARKING: 58 x 1 BLDG=58 STALLS 63 x 2 BLDG=126 STALLS (10 pts) PATIO POOL AREA 2,990 SF GRILLING PLAZA 1,868 SF (5 pts) PICNIC AREA 2,911 SF CHILDREN’S PLAYGROUND 3,750 SF (10 pts) NEIGHBORHOOD RECREATION / URBAN GARDEN 27,976 SF (10 pts) P R I V A T E D R I V E PRIVATE DRIVEPROPERTY LINE - 600’-0”PROPERTY LINE - 255’-0”PROPERTY LINE - 944’-0” PROPERTY LINE - 944’-0” 6’-0”CONCRETE SIDEWALK70’-0”349’-6” 116’-6”95’-8”JULIA AVE RIGHT-OF-WAY 100’-0”PROPERTY LINE - 312’-0”70’-0”326’-0” LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 2CONCEPT SITE PLAN 0’100’ SITE PLAN SITE PLAN 63 ENCLOSED PARKING STALLS / BLDGMECH.ELEC.LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 3CONCEPT PLAN 0’30’ SUB LEVEL - NE & NW BUILDINGS LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 4CONCEPT PLAN 0’30’ LEVEL 1 - NE & NW BUILDINGS LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 5CONCEPT PLAN 0’30’ LEVELS 2 & 3 - NE & NW BUILDINGS DEVELOPMENT SUMMARY: Goldridge - Lake Elmo Apartment - NE & NW BUILDINGS Updated 2020-09-18 DESCRIPTION Parking GSF Structured Parking Surface Parking Total Parking Amenity NLSF Efficiency Residential Parking Residential Units S1 Sublevel Parking 21,125 22,825 63 63 22,825 362 63 1 Lobby / Parking / Units 21,125 - - - 22,825 1,240 17,052 75%21 2 Units / Amenity 21,125 22,825 - 18,032 79%22 3 Units 21,125 22,825 18,032 79%22 84,500 22,825 63 0 63 0 91,300 1,240 53,116 58%63 65 Gross SF Parking GSF Structured Parking Surface Parking Total Parking Commercial GSF Residential GSF Amenity NLSF Efficiency Residential Parking Residential Units METRICS Site SF 561,052 SF Unit Type Mix Qty Total Beds Avg Unit NLSF Total NLSF Site Acreage 12.88 Acres Micro 0%- - 350 - Dwelling Units 65 DU Studio 5%3 3 540 1,620 Dwelling Unit per Acre 5 DU/Acre 1 BR 42%27 27 700 16,496 2 BR 54%35 70 1,000 35,000 Residential Parking Ratio Per Unit 0.97 Stalls/Unit 3 BR 0%- - 1,200 - Residential Parking Ratio Per Bedroom 0.63 Stalls/Bed 101%65 100 861 53,116 FAR 0.11 RESIDENTIAL MIX TOTAL PARKING RESIDENTIAL Gross SF Residential GSF COMMERCIAL Commercial GSF LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 6CONCEPT PLAN LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 7 - - - - 58 ENCLOSED PARKING STALLS / BLDG CONCEPT PLAN SUB LEVEL - SW BUILDING MECH.ELEC.0’30’ LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 8 - - - - 1 BR 1 BR 1 BR 1 BR1 BR1 BR 2 BR 2 BR 2 BR 2 BR 2 BR 2 BR2 BR2 BR2 BR2 BR 2 BR 1 BR Studio Amenity CONCEPT PLAN LEVEL 1 - SW BUILDING 0’30’ LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 9 - - - - - 1 BR 1 BR 1 BR 1 BR1 BR1 BR 2 BR 2 BR 2 BR 2 BR 2 BR 2 BR2 BR2 BR2 BR2 BR 2 BR 1 BR Studio 2 BR CONCEPT PLAN LEVELS 2 & 3 - SW BUILDING 0’30’ DEVELOPMENT SUMMARY: Goldridge - Lake Elmo Apartments - SW BUILDING Updated 2020-09-29 DESCRIPTION Parking GSF Structured Parking Surface Parking Total Parking Amenity NLSF Efficiency Residential Parking Residential Units S1 Sublevel Parking 22,000 22,000 58 58 22,000 379 58 1 Lobby / Parking / Units 22,000 - - - 22,000 1,240 16,400 75%19 2 Units / Amenity 22,000 22,000 - 17,380 79%20 3 Units 22,000 22,000 17,380 79%20 88,000 22,000 58 0 58 0 88,000 1,240 51,160 58% 58 59 Gross SF Parking GSF Structured Parking Surface Parking Total Parking Commercial GSF Residential GSF Amenity NLSF Efficiency Residential Parking Residential Units METRICS Site SF 561,052 SF Unit Type Mix Qty Total Beds Avg Unit NLSF Total NLSF Site Acreage 12.88 Acres Micro 0%- - 350 - Dwelling Units 59 DU Studio 5%3 3 540 1,620 Dwelling Unit per Acre 5 DU/Acre 1 BR 35%21 21 700 14,540 2 BR 60%35 70 1,000 35,000 Residential Parking Ratio Per Unit 0.98 Stalls/Unit 3 BR 0%- - 1,200 - Residential Parking Ratio Per Bedroom 0.62 Stalls/Bed 100%59 94 872 51,160 FAR 0.12 RESIDENTIAL MIX TOTAL PARKING RESIDENTIAL Gross SF Residential GSF COMMERCIAL Commercial GSF LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 10 3/16”=1’-0” LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 11CONCEPT PLAN STUDIO 3/16”=1’-0” LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 12CONCEPT PLAN ONE BEDROOM 3/16”=1’-0” LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 13CONCEPT PLAN TWO BEDROOM 3/16”=1’-0” LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 14CONCEPT PLAN TWO BEDROOM Asphalt shingle roof Fiber cement shingle siding Fiber cement lap siding Fiber cement panel siding Manufactured stone Fiberglass windows 45’-0”38’-8”LAKE ELMO, MN / 09.29.2020 / 20-0018 Lake Elmo Apartments 15CONCEPT PLAN LEVEL 1 CONCEPTUAL IMAGE 9/3/2020 FOCUS Engineering, Inc. Mail - Lake Elmo Apartments (Goldridge Group) Concept Site Plan Review https://mail.google.com/mail/u/0?ik=885060bd59&view=pt&search=all&permthid=thread-a%3Ar6403840559797302709%7Cmsg-a%3Ar-89066490357…1/1 Jack Griffin <jack.griffin@focusengineeringinc.com> Lake Elmo Apartments (Goldridge Group) Concept Site Plan Review 1 message Jack Griffin <Jack.Griffin@focusengineeringinc.com>Thu, Sep 3, 2020 at 11:37 AM To: Ken Roberts <KRoberts@lakeelmo.org> Cc: Chad Isakson <Chad.Isakson@focusengineeringinc.com> Ken, Please see the attached engineering review comments for the Lake Elmo Apartments (Goldridge Group) Concept Site Plan review. Let me know if you have any questions or require any further reviews. Thanks ~Jack John (Jack) W. Griffin, P.E. Principal / Sr. Municipal Engineer FOCUS ENGINEERING, INC. 651.300.4264 jack.griffin@focusengineeringinc.com 2020-09-03 Lake Elmo Apartments Concept Plan Review.pdf 108K PAGE 1 of 3 MEMORANDUM Date: September 3, 2020 To: Ken Roberts, Planner Director Re: Lake Elmo Apartments (Goldridge Group) Cc: Chad Isakson, Assistant City Engineer Concept Site Plan Review From: Jack Griffin, P.E., City Engineer We have reviewed the Lake Elmo Apartments Concept PUD Plans. The Concept Site Plans consisted of the following documentation received on August 14, 2020:  Ridge Apartments Narrative dated August 12, 2020.  Goddard School Narrative dated August 12, 2020.  Concept Site Plan dated August 7, 2020.  Existing Conditions Plan dated August 7, 2020. Engineering has the following review comments: EXISTING CONDITIONS PLAN  The existing conditions plan is incomplete and does not provide the minimum information necessary to facilitate a thorough review of the potential impacts by the development. Existing conditions information is required throughout the proposed development site and extended for a minimum distance of 350 feet from all property lines. Complete existing conditions information must be part of any preliminary plat application for the application to be deemed complete.  Existing contours must be clearly labeled; power transmission poles and lines must be clearly shown; existing buildings must be shown and labeled; all existing trees must be shown; and other significant features shall also be shown.  The existing conditions along Hudson Boulevard and Julia Avenue must be fully detailed, including existing right‐of‐way width; and pavement width, lane widths, and shoulder widths must be labeled.  Location, material type and size of existing sewers, water mains, culverts, and other underground utilities within the tract and to a distance of 350 feet beyond the tract, the data as grades, invert elevations, and locations of catch basins, and manholes shall also be shown. 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 (see attached exhibit). A three‐lane roadway (per the Hudson Boulevard typical sections) must be constructed along the west side of the plat to provide for a left turn lane into the site, then transitioning to a two‐lane roadway with a dedicated left turn lane at Julia Avenue. These improvements must be part of any preliminary plat application for the application to be deemed complete.  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 a 10‐foot utility easement along the north side to be reserved for small utilities. 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  Julia Avenue Right‐of‐Way Dedication. Additional right‐of‐way must be dedicated to the City to provide a minimum 100‐foot right‐of‐way along the full length of Julia Avenue. In addition, a 10‐foot dedicated utility easement must be provided directly adjacent to the 100‐foot Julia Avenue right‐of‐way. The Concept plan appears to show the Daycare parking lot encroaching the Julia Avenue right‐of‐way. This must be revised as part of any preliminary plat submittal.  Site Access. The concept plan proposes two new access locations for the development; one along Hudson Boulevard and one along Julia Avenue.  The proposed Hudson Boulevard access is shown to be located approximately 250 feet east of the existing Gatsby property, and approximately 750 feet west of the intersection with Julia Avenue. This access location is consistent with the Hudson Boulevard design requirements. Intersection and turning movement details must be provided with any preliminary plat submittal.  The proposed Julia Avenue access is shown to be located approximately 325 feet north of the Hudson Boulevard intersection and generally aligned with the Springs development access location to Julia Avenue. This access location is consistent with the requirements along Julia Avenue. Intersection and turning movement details must be provided with any preliminary plat submittal for further review.  Trail Connectivity. The City should review the site plan to determine trail connection requirements along Hudson Boulevard and Julia Avenue.  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. The preliminary plat application must detail the private street typical sections, geometrics and proposed uses (e.g. parking) for further city review. MUNICIPAL SANITARY SEWER  The proposed site is guided in the City’s Comprehensive Plan for Phase I of the Regional Sewer Staging Plan and would discharge to the MCES WONE Interceptor.  The concept plan does not include a sanitary sewer utility plan for review but is proposing 177 Apartment units, an amenity facility with pool, and a school facility to accommodate 188 children plus staff. As part of any preliminary plat application to be deemed complete, the applicant must provide a detailed accounting of the proposed maximum sewer usage for the development, consistent with the Met Council SAC manual methodology.  Sanitary sewer service is available to the site. The applicant will be responsible to connect to the City sanitary sewer system, connecting to the existing 12‐inch sanitary sewer located along Hudson Boulevard, and extend sanitary sewer into the development at applicant’s sole cost.  Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard must be shown with any preliminary plat submittal and plan revisions must be made to avoid encroachments/conflicts with these easements.  Ongoing ownership and maintenance of the internal site sanitary sewer system will need to be determined as part of the preliminary plat application. 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 177 Apartment units, an amenity facility with pool, and a school facility to accommodate 188 children plus staff. As part of any preliminary plat application to be deemed complete, the applicant must provide a detailed accounting of the domestic and fire suppression demands for the development so that staff may verify adequate water system capacity and pressures.  Municipal water service is available to the site. The applicant will be responsible to connect to the city water system, connecting to the existing 12‐inch watermain located along Hudson Boulevard, and extend minimum 8‐inch watermain into the development at applicant’s sole cost. The applicant will be required PAGE 3 of 3 to construct a looped watermain network internal to the site with additional watermain connections to the existing watermain along Julia Avenue, and to the watermain stub from the Union Park development to the north.  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 shows potential stormwater pond locations for addressing stormwater management requirements. However, no details are provided at this time to determine if stormwater management can be adequately addressed as shown. The proposed development is subject to a storm water management plan meeting State, Watershed District and City rules. A permit will be required from the Minnesota Pollution Control Agency and applicable watershed district.  Storm water facilities proposed as part of the site plan to meet State and watershed 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 additional storm water ponding or infiltration to satisfy all storm water regulations.  If storm water ponds (detention) and infiltration basins are proposed, the 100‐year high water flood level (HWL) for each basin must be fully contained within private property.  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.  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. 1/30/20199:05:06 AMryansundberg 200 SCALE IN FEET CITY OF LAKE ELMO INWOOD AVE (CSAH 13) TO KEATS AVE (CSAH 19) PRELIMINARY CONCEPT LAYOUT HUDSON BOULEVARD 4 OF 3 SHEETE TRAIL) (JADINPLACE CONTINUOUS STREETINPLACE COMMERICAL ACCESSINPLACE COMMERICAL ACCESSINPLACE COMMERICAL ACCESSINPLACE COMMERICAL ACCESSCOMMERICAL DRIVEWAYCOMMERICAL DRIVEWAYTH 94 EB TH 94 WB 10-FT UTILITY ESMT INP ROW (50' FROM {) INP ROW (50' FROM {) UTIL ESMT (60' FROM {) 1 6 1/30/20199:17:59 AMryansundberg 200 SCALE IN FEET CITY OF LAKE ELMO INWOOD AVE (CSAH 13) TO KEATS AVE (CSAH 19) PRELIMINARY CONCEPT LAYOUT HUDSON BOULEVARD 4 OF 4 SHEETCSAH 19 (KEATS AVE NB)CSAH 19 (KEATS AVE SB)I NPL ACE C O MMERIC AL AC CESS FUTURE CONTINUOUS STREET TO 5TH STREET N. TH 94 EB TH 94 WB ONLY ACCESSRIGHT OUTA P P R O V E D F U L L A C C E S S I N P L A C E FI E L D A C C E S S/ APP R O VE D F ULL AC CESS INP ROW (50' FROM {) UTIL ESMT (60' FROM {) INP ROW (50' FROM {) UTIL ESMT (60' FROM {) INP RTL ACCESS APPROVED 660' TO ACCESS APPROVED 660' TO A P P R O V E D C O MME RI C A L A C C E S S OF LTL & RTL FOR SU-PATH ADDN'L ROW REQ'D WITH CONST. ACCESS RANGE POTENTIAL FULL CONST. OF TURN LANES ADDN'L ROW REQ'D WITH FULL ACCESS)(ELIMINATED WITH POTENTIAL INPLACE RESIDENTIAL DRIVEWAY2 6 “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Ken Roberts, Planning Director From: Dustin Kalis, Fire Chief Date: 9/25/2020 Re: Preliminary Plan Review – Goldridge Lake Elmo Apartments _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a preliminary plan review of the Goldridge Lake Elmo Apartments based on plans dated 8/27/2020 with the following comments: 1. All roads and drive lane shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. Provide layout showing Lake Elmo Fire Apparatus turning radius overlay on drive lanes. 2. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provision in accordance to the Fire Code. Currently all three parking areas create dead-end fire apparatus access roads. 3. An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 4. Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. 5. Building address numbers shall be plainly visible from the street fronting the property and shall contrasting color from the background. 6. A Fire Department lock box is required for emergency access to building at an approved location(s) and provide keys for emergency access into and throughout the occupancy as required. 7. The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13, Installation of Sprinkler Systems. Class I standpipes are required in each stairwell. City permit required prior to initiation of work. 8. Fire Department sprinkler connection location to be approved prior to installation. 9. The fire alarm system, shall be installed compliant with provisions of 2016 NFPA Standard 72, National Fire Alarm Code. City permit required prior to initiation of work. 10. The sprinkler system shall be properly monitored by a qualified monitoring company. 11. Install emergency egress illumination in the means of egress including exit discharge compliant with 2020 MSFC. “Proudly Serving Neighbors & Friends” 12. Install compliant exit signage as required by the 2020 MSFC. 13. Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas within the occupancy. 14. Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be constructed of durable materials, permanently installed and readily visible. Codes and Standards Used for this Review  This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal. o 2020 Minnesota State Fire Code o NFPA 72, 2016 edition o NFPA 13, 2016 edition 1 Resolution 2020-087 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2020 - 087 RESOLUTION APPROVING THE GOLDRIDGE GROUP MIXED USE DEVELOPMENT (APARTMENTS AND CHILD CARE CENTER) 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, Goldridge Group, LLP, c/o Brad Coats, 310 Pinnacle Way, Suite 300, Eau Claire Wisconsin submitted an application to the City of Lake Elmo (City) for a Concept PUD Plan for a 189 unit, attached housing (apartment) and child care center mixed use planned unit development on a 14.15 acre site located at the intersection of Hudson Boulevard and Julia Avenue, a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.102; and WHEREAS, the Lake Elmo Planning Commission held public hearing on September 14, 2020 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 17 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 October 6, 2020 City C ouncil Meeting; and WHEREAS, the City Council reviewed the Concept PUD application for the Goldridge Group at its meeting held on October 6, 2020 and made the following findings of fact: 1. That the 2040 Lake Elmo Comprehensive Plan and Land Use Map shows the site of the proposed planned development designated as MU-C (mixed use commercial); and that the PUD Concept Plan would be consistent with the goals, objectives and 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 Mixed Use Commercial zoning district with PUD modifications. 3. That the PUD Concept Plan generally complies with the City’s Subdivision regulations. 4. That the PUD Concept Plan is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated September 3, 2020. 5. The PUD Concept Plan meets the minimum requirement for a PUD including minimum lot area, open space and street layout. 2 Resolution 2020-087 6. The PUD Concept Plan meets more than one of the required PUD objectives identified in Section 154.751 including providing: 1) Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. 2) Promotion of integrated land uses, allowing for a mixture of residential and commercial land uses. 3) More adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under conventional development techniques. 4) Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities. 5) Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. 6) Creation of more efficient provision of public utilities and services, lessened demand on transportation and the promotion of energy resource conservation and 7) Higher standards of site and building design than would otherwise be provided under conventional land development technique. 7. The PUD Concept Plan meets and could exceed the residential density requirements provided in 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 revised Concept PUD Plans for the proposed mixed use development to be located at Hudson Boulevard and Julia Avenue (dated September 29, 2020) as prepared by Goldridge Group LLP subject to the following conditions: 1. That the future preliminary plat and preliminary PUD Plans includes the parcel with the PID# 3402921340012. 2. That the applicant prepare any future preliminary plat and preliminary PUD plans showing all of the site perimeter property lines - including any site plan revisions necessary for the right-of-way required for Julia Avenue, for any additional right-of-way needed for Hudson Boulevard and all required drainage and utility easements. 3. That before submitting an application and plans to the City for preliminary PUD plan/plat approval, the developer revise the PUD concept plans to address the staff comments and recommended changes and to allow for additional City review. 4. That the developer submit a PUD plan as part of any future preliminary development plans. The PUD Plan shall include a detailed listing of all requested departures or modifications from City ordinances and development standards including having reduce parking lot setbacks and having fewer off-street parking spaces on the site than required by the City Code. 5. That all comments of the City Engineer’s Memorandum dated September 3, 2020 be addressed with the future preliminary plat and preliminary PUD Plans submittal. In particular, the preliminary development plans shall address all public utility designs, storm water management and Hudson Boulevard and trail designs. 6. That all storm water retention and infiltration areas must be dedicated to the City and platted as outlots on the preliminary plat unless otherwise directed by the City Engineer. 7. That all trails and sidewalks (public and private) be located outside of storm water ponding areas and wetland buffer zones. 3 Resolution 2020-087 8. That an eight-foot-wide bituminous trail be installed along Hudson Boulevard and a six-foot-wide concrete sidewalk along the Julia Avenue as part of this development. 9. That the Preliminary Plat and PUD Plans submittal include accurate open space and impervious surface calculations. 10. 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. 11. That 6 foot-wide sidewalks be provided along Julia Avenue and along the private driveways/roads within the site as shown on the project plans. 12. That the developer provide the City fees in lieu of park land dedication as recommended by the Parks Commission and as required by Section 153.14 with the future final plat. 13. That the preliminary plat and preliminary PUD Plans submittal include a detailed subdivision phasing plan. 14. That the preliminary plat and preliminary PUD Plans submittal include a detailed architectural plans that clearly identifies the various architecture styles and exterior materials for all the proposed buildings. 15. The applicant receive a permit from the South Washington Watershed District for the construction of the proposed development. 16. That the developer shall prepare a plan for the ownership and management of the open space and recreation areas as part of preliminary PUD plans. 17. That all comments of the Fire Chief be addressed with any future preliminary plat plans and preliminary PUD plan submittal. 18. That all comments of the Building Official be addressed with any future preliminary plat plans and preliminary PUD plan submittal. 19. That the developer verify the parking needs of the Goddard School as part of their preliminary plat and PUD application and submittal. Passed and duly adopted this 6th day of October, 2020 by the Lake Elmo Minnesota City Council. ____________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk