HomeMy WebLinkAbout#26 - Comp Plan Amendments - City Owned Property1
STAFF REPORT
DATE: 11/17/2020
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Comprehensive Plan Amendments – MUSA Boundary Change, Update to
City’s Wastewater Facilities and Land Use Plans – City-Owned Property
(County Road 14 and Ideal Avenue)
Sanitary Sewer Service Area Extension and Re-guidance to BP (Business
Park)
REVIEWED BY: Ben Prchal, City Planner
BACKGROUND:
On June 2, 2020, the City Council considered Comprehensive Plan Amendments including a MUSA
Boundary Change, an update to City’s Wastewater Facilities and Land Use Plans for the City-Owned
Property located south of County Road 14 and east of Ideal Avenue. This discussion also included a Sanitary
Sewer Service Area Extension and Re-guidance of the property to BP (Business Park). After some discussion
by the City Council, they tabled action on the proposed amendments to allow for more study about having
sanitary sewer or not to serve the properties.
On October 6, 2020, the City Council reviewed a proposed resolution for municipal consent for the County
Road 13 (Ideal Avenue) reconstruction project. As part of that discussion, the Council also reviewed the
potential costs for studying the possibility of having sanitary sewer from Oakdale serve the 180 acres. The
direction of the City Council was to have the City staff work with Oakdale on the preparation of the
necessary sewer studies to provide sanitary sewer to the 180 acres.
On October 13, 2020, the City Council discussed options as to the next steps to take with the 180 acres. The
City Council considered the following options:
1. Market the property for sale as is.
2. Direct staff and/or Councilmembers to meet with other broker’s to get their opinions about the value
of the property and land use and development options for the property.
3. Direct staff to bring back the Comprehensive Plan amendment to guide the southern 77 acres to
Business Park.
After some review and discussion, the City Council directed staff prepare an RFP for the listing and potential
sale of the southern 77 acres and to bring back the Comprehensive Plan amendment to guide the southern 77
acres to Business Park.
The direction of the City Council to City staff is for the City to amend the Comprehensive Plan for the area
south of County Road 14 and east of Ideal Avenue (approximately 77 acres) from RAD (Rural Area
Development) to BP (business park) to accommodate a possible office warehouse development similar to
what is shown on Concept Plan A. (Please see the attached maps showing this area). The goal of the City
Council is to get as much of this property on the tax rolls with development in a style or form similar to the
office-warehouse plan shown on Concept A.
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I have included additional review history of the 180 acres on page six of this report.
ISSUE BEFORE CITY COUNCIL:
Should the City amend the land use plan to BP and change the MUSA Boundary and other relevant sections
and elements of the 2040 Comprehensive Plan for the 77 acres of City-owned property located south of County
Road 14 and east of Ideal Avenue?
PROPOSAL DETAILS/ANALYSIS:
Comprehensive Plan Amendments
Amendment to Land Use Plan. The direction of the City Council was for the City to re-guide (change the
land use designation) of the aforementioned City-owned property south of County Road 14 from RAD (rural
area development) to BP (business park). This is because the RAD land use designation is for areas not in
the MUSA while the 2040 Comprehensive Plan identifies BP as “providing for a wide variety of professional
businesses such as medical and research facilities, offices and corporate headquarters. Retail sales of goods
and services are allowable uses by conditional use permit provided such uses are goods and services for
employees of the permitted business use. This land use designation excludes any residential use.” Such a
land use plan change is necessary to accommodate an office warehouse style development for the area south
of County Road 14 and east of Ideal Avenue. The area to west of the site across Ideal Avenue in Oakdale
includes a Target Store and residential properties south of the existing railroad tracks.
These properties in Lake Elmo do not currently have access to municipal sanitary sewer and all existing
developed parcels in the area are now served by on-site sanitary sewer (septic) systems. The Concept Plans
being considered by the City are likely only achievable if the land areas are served by municipal sanitary
sewer that will allow for the intended development use and densities. To serve this area with municipal
sanitary sewer to support this type of development, the City will need to develop a plan for extending
sanitary sewer service to the property. Once the sanitary sewer plan is finalized, the City will need to amend
the MUSA (Metropolitan Urban Service Area) boundary and associated maps and tables in the Wastewater
Services Chapter (Chapter 9) of the Comprehensive Plan.
These land use and sewer plan changes, however, require City Council and Metropolitan Council approval of
several changes to the recently adopted 2040 Comprehensive Plan. The changes are required because this
part of Lake Elmo is not included in the MUSA nor had the City included this area in the Wastewater
calculations in the 2040 Comprehensive Plan. The proposed comprehensive plan amendments require a
4/5th affirmative vote by the City Council and approval by the Metropolitan Council. (Please see the
attached maps and tables for more information about the proposed changes).
Amendment to the MUSA Boundary. The MUSA Boundaries for the sanitary sewer service areas in the
City of Lake Elmo are depicted on the maps on Pages 3-11 (Map 3-2), 3-17 (Map 3-3), 3-24 (Map 3-7) and 9-
5 (Map 9-1) of the 2040 Comprehensive Plan. (Please see the attached maps.) The City-owned property known
as the former 3M property located at the intersection of County Road 14 and Ideal Avenue is not now included
in the MUSA in the City. As noted above, the City needs to change the MUSA boundary on all relevant maps
in the Comprehensive Plan to include the City-owned property as part of the Comprehensive Plan Amendment
in order for it to be eligible to have municipal the sanitary sewer to serve it when it develops.
Amendment to Wastewater Services and Facilities Plan. The City also will need to amend the Wastewater
Services and Facilities Plan in the 2040 Comprehensive Plan to accommodate sewered-development on this
site. The City had Focus Engineering prepare a high level study of the infrastructure needs to serve the entire
180 acres. This study outlined the transportation access improvements and public sanitary sewer, public water
and storm water management needs and methods to serve the site. (I have attached Jack’s review memo and
study dated June 19, 2020 for your reference).
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As part of the amendment process, the City will need to amend several tables in the existing Comprehensive
Plan to show the additional properties connected to the sanitary sewer system. They include Table 3-2 (Page
3-16), Table 3-5 (page 3-22), Table 3-6 (Page 3-25), Table 9-2 (page 9-8), Tables 9-3 and 9-4 (on page 9-9)
and Table 9-5 (on page 9-10). The purpose for including these maps and tables with this report is to show the
City Council all the pages and elements of the Comprehensive Plan that need changing if the requested land
use plan change for the 77 acres of City-owned land is to go forward. All these changes and updates will need
to be finalized before the City may submit the proposed Comprehensive Plan Amendment to the Metropolitan
Council
To help determine the changes in waste water flows that would affect the regional sanitary sewer system, Focus
Engineering provided the City with two estimates for determining the potential sanitary sewer flows from the
180 acres. Estimating Method One provided estimates on the number of jobs, the total REC units and the
estimated sewer flow for each of the three sub areas within the 180 acres. This estimate shows there would be
426 total REC’s generating 120,000 gallons per day (GPD) of sanitary sewer flow (with a peak flow of 300
gallons per minute) from the 180 acres. For the southern 77 acres, the City Engineer is estimating with this
method there would 254 REC’s generating 69,816 gallons per day of sanitary sewer flow.
The second estimating method shows the gross and net acres for each of the sub areas within the 180 acre site
and the estimated sewer flows in gallons per day (GPD) for each. This estimate calculates there would 104,000
gallons per day (GPD) of sanitary sewer flow (with a peak flow of 300 gallons per minute) from the 180 acres.
With this estimating method, the City Engineer is showing the southern 77 acres at 76.5 acres with a net
developable area of 44.5 acres (because of wetlands and storm water ponding) that would generate a total
estimated sanitary sewer flow of 39,160 gallons per day.
The decision to change or amend the Comprehensive Plan is a policy matter for the Planning Commission to
make a recommendation on to the City Council. The City should base any change to the Comprehensive
Plan on findings and criteria to show that the change would be consistent with the goals and policies of the
City. Such criteria may include that proposed Comprehensive Plan amendment would be consistent with the
spirit and intent of the Comprehensive Plan and it would be beneficial to existing and future residents by
providing another location for commercial or business park development on a site with access on an arterial
roadway.
Sanitary Sewer Service
As you may remember, when Lake Elmo asked Oakdale about sewer service to the 180 acres they
conditioned it upon municipal consent for CSAH 13, amongst other items. To move the sanitary sewer
project forward, a rate study will be done that is estimated to cost $7,500, a sewer (capital infrastructure
upgrades) study will be done that is estimated to cost $17,500 and the two cities would agree to a cost share
based upon acres served in each community from the lift station at Stillwater Boulevard and Ideal Avenue.
While the study on the infrastructure has not been completed, there are concerns about downstream capacity
and the capacity of the lift station at Ideal Ave/Stillwater Boulevard to provide service to Lake Elmo. These
items will be further reviewed in the study to come up with a cost estimate. High level cost estimates are that
the lift station may cost $600,000 and there could be a $1,000,000 or more needed to address downstream
capacity of a pipe that goes under UPRR. Lake Elmo would contribute a proportionate share to those costs.
Lastly, Oakdale would request that Lake Elmo withhold any residential development on the 180 acres for 4
years so as not to have an adverse impact on the Willowbrook development.
Zoning Map Amendment. If the proposed Comprehensive Plan Amendment is approved, the City will need
to rezone property during Preliminary Plat/PUD approval. The area to the south of the subject parcel includes
parcels that are guided RR (rural residential) and RE (residential estate). The parcels to the east are guided
LB (limited business) which includes Animal Inn and their associated properties. The LB designation is for
areas that are developed with commercial uses that are not served by urban services.
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Staff would recommend that the City rezone the City-owned property to BP at the time of development
review to be consistent with the proposed (and approved) BP land use designation.
Recommended Findings – Comprehensive Plan Amendment. Staff recommends the following findings:
1. That the City Council has submitted a request to the City of Lake Elmo to amend the Comprehensive
Plan in accordance with the procedures as established by the Lake Elmo Planning Department and the
Lake Elmo City Code; and
2. That the request is to amend the Land Use Plan Map for the 77 acres of City-owned land located on the
south side of County Road 14 and east of Ideal Avenue from RAD (rural area development) to BP
(business park); and
3. That the proposed amendment is consistent with the overall goals and objectives of the Lake Elmo
Comprehensive Plan by providing an additional site for commercial and business park development; and
4. That the City believes the proposed BP land use designation is the highest and best use of the property;
and
5. That the proposed Comprehensive Plan Amendment would be beneficial by providing another location
for a business park on an arterial street not currently available in Lake Elmo.
Staff recommends the following condition of approval:
1. Submission of the Comprehensive Plan Amendment to the Metropolitan Council and the receipt of
formal notification from the Metropolitan Council that they have reviewed and approved the proposed
amendment.
FISCAL IMPACT:
Costs for the studies related to sanitary sewer for this area are estimated at $25,000. These studies should
provide Lake Elmo and Oakdale the possible options and preliminary cost estimates for providing sanitary
sewer to this part of Lake Elmo from Oakdale. The capital costs may be around $1.6 million (very rough
estimates) but more will be known once the study is completed. Lake Elmo would contribute a proportionate
share to those costs. In addition, ongoing costs to Oakdale for sewer service are unknown at this time but
could be estimated once the rate study is complete based upon estimated flows.
As part of any feasibility study for the sanitary sewer, the City would review design and funding options and
determine how to pay for the sewer project. This might include assessing the full cost (100%) of the sanitary
sewer extension project to all the benefitting properties.
If the 180 acres develops as assumed in Concept A, there are an estimated 426 total RECs that would translate
to $1,704,000 in WAC, SAC and connection charges for each the water and sewer fund. Also, the sale price
of the property is undetermined at this point.
Lastly, additional sewer costs to develop the 180 acres were presented to the council at the June work
session. The city contribution for public sewer lines and oversizing as described in the report (completed by
Focus Engineering and HKGI) is estimated at $772,000.
RECOMMENDATIONS:
Staff and the Planning Commission recommend approval of an amendment to the Land Use Plan of the
Comprehensive Plan, re-guiding the aforementioned City-owned property from RAD (Rural Area
Development) to BP (business park), based on the recommended findings and condition of approval.
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“Motion to adopt Resolution 2020 – 060 approving the proposed Comprehensive Plan Amendment re-
guiding on the City’s Land Use Plan the 77 acres of City-owned land located south of County Road 14
and east of Ideal Avenue from RAD (Rural Area Development) to BP (business park), based on the
recommended findings and condition of approval.”
Additionally, Staff and the Planning Commission recommend approval of any necessary amendments to the
Land Use Plan and to the Wastewater Services and Facilities Plan of the 2040 Comprehensive Plan by
adding the 77 acres of City-owned property on the south side of County Road 14 and east of Ideal Avenue to
the City’s sanitary sewer area.
“Motion to adopt Resolution 2020 – 061 approving all necessary amendments to the 2040 Lake Elmo
Comprehensive Plan (including those to the Land Use Plan, MUSA boundaries and to Wastewater
Services Plan) to add the 77 acres of City owned land located south of County Road 14 and east of Ideal
Avenue to the City’s sanitary sewer area and authorize City staff submitting the proposed Comprehensive
Plan Amendments to the Metropolitan Council.”
City staff is recommending these changes based on the findings listed in the staff report and is subject to the
condition listed in the staff report.
ATTACHMENTS:
Location Map
Property Line Map
City Land Use Concept Plan A
Focus Engineering report dated June 19, 2020
Comprehensive Plan Pages (Maps and Tables):
Page 3-11 (Map 3-2)
Page 3-17 (Map 3-3)
Page 3-24 (Map 3-7)
Page 3-16 (Table 3-2)
Page 3-22 (Table 3-5)
Page 3-25 (Table 3-6)
Page 9-5 (Map 9-1)
Page 9-8 (Table 9-2)
Page 9-9 (Tables 9-3 and 9-4)
Page 9-10 (Table 9-5)
Page 3-17 (Map 3-3) Proposed Land Use Map Amendment from RAD to BP
Resolution 2020 –060 approving amendment to the Land Use Plan Map (RAD to BP)
Resolution 2020 – 061 approving amendments to the MUSA Boundaries and Wastewater Services Elements
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Review History
On February 11, 2020, the City Council reviewed and discussed three concept plans and potential land uses
for the 180 acres of city-owned property located at County Road 14 and Ideal Avenue. This is land the City
received from 3M in 2019 as part of the legal settlement. From this review and discussion, it was the
consensus of the City Council that:
o The area south of County Road 14 (old Highway 5) be planned for Business Park/Warehouse land
uses.
o The area north of County Road 14 should have a variety of land uses and that Concept A was the plan
that came closest at this point in the planning process to accurately reflect those potential land uses.
While reviewing Concept Plan A, the Council discussed the proposed location of the ball fields, the
potential City Hall site, the access road from Ideal Avenue, the inclusion of low-density housing and
the need for storm water ponding in that area.
o The City should reach-out to nearby property owners to give them the opportunity to provide their
comments and input about the land uses for the area north of County Road 14. In response to that
directive, staff sent public meeting notices to 70 nearby property owners (those to the north and east)
about the land use planning for the area and inviting them to the March 9, 2020 Planning Commission
meeting.
The Planning Commission reviewed these items during their meeting on March 9, 2020. The Commission
took comments from nearby property owners about Concept A and discussed the land uses they thought
would best fit in this part of Lake Elmo.
The Planning Commission held a public hearing about these Comprehensive Plan Amendments on May 11,
2020. After some discussion, the Planning Commission recommended approval of the proposed
amendments and changes.
On June 9, 2020, the City Council reviewed a high level sanitary sewer report for the area. A possible option
to serve this area with sanitary sewer would be to extend a sewer force main north from 10th Street generally
along Inwood Avenue to this part of Lake Elmo. City staff had initially included the Inwood Avenue force
main sanitary sewer project in CIP for 2023. It was noted that the City will need a more detailed sanitary
sewer study (scope, areas to include, number of REC units, costs) to complete the proposed Comprehensive
Plan Amendment.
On August 12, 2020, the City Council discussed what the City should do with the undeveloped property at
County Road 14 and Ideal Avenue. It was the consensus of the City Council to have the City explore land
use scenarios and estimated land values for the area south of County Road 14 (those with sanitary sewer and
those without sanitary sewer) with brokers.
On September 8, 2020, the City Council was scheduled to review the status of the 180 acres but tabled their
discussion about it until the October 13 workshop meeting.
PAGE 1 of 3
MEMORANDUM
Date: May 9, 2020
To: Kristina Handt, City Admiistrator Re: Section 16 Master Development Plan
From: Jack Griffin, P.E., City Engineer
The Section 16 Master Development Plan was prepared by HKGi and FOCUS Engineering to review and identify the
potential development opportunities for the 180 acres located in Section 16 and consisting of 3 separate parcels located
both north and south of CSAH 14 and Ideal Avenue. The high‐level master planning effort is intended to provide
guidance documents for understanding general street and block patterns, general lotting patterns for commercial/ light
industrial uses, transportation access and traffic elements, stormwater management needs, and service needs for
municipal water and sanitary sewer.
SECTION 16 MASTER DEVELOPMENT PLANS
HKGi prepared three Concepts to demonstrate potential land use and development patterns. Concept A was identified
by the City Council as the generally preferred Concept that most accurately reflected the desired potential land uses. For
the area north of CSAH 14, the Council expressed the desire to relocate the ball fields further away from the existing
residential development to the north, by potentially switching the ball field locations with stormwater management/City
Hall locations.
The following documentation is attached:
1. Concept A Master Plan and Summary of Land Use.
2. Concept B Master Plan and Summary of Land Use.
3. Concept C Master Plan and Summary of Land Use.
SECTION 16 INFRASTRUCTURE PLANS
FOCUS Engineering identified the supporting infrastructure needs and plans for the subject parcels, including
transportation access locations to Stillwater Boulevard (CSAH14) and Ideal Avenue, municipal watermain connection
locations, and a sanitary sewer extension plan assuming connection to the Oakdale sewer system.
TRANSPORTATION IMPROVEMENTS
Access Management/Intersection Improvements. Site access locations are shown on the Concept Plans and were
reviewed with Washington County to verify viable access points from CSAH 14 (Stillwater Boulevard) and CSAH 13 (Ideal
Avenue). The construction of left and right turn lanes will be required as part of any development creating an access
from CSAH 14 and CSAH 13. Depending upon traffic volume from the proposed developments, traffic control signals may
also be required.
Subarea 1:
A minimum of 2 access locations should be required as part of any development of this parcel.
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
A single full access will be permitted along CSAH 14 about equal distance between the intersection of CSAH 14
with Ideal Avenue and Iris Avenue. Access spacing requires 1,320 feet along CSAH 14. The recommended
location would be directly adjacent to the transmission easement.
A single full access will be permitted along CSAH 13 at 36th Street. This access is being planned and constructed
as part of the CSAH 13 (Ideal Avenue) Phase 2 Improvements to be constructed in 2021.
Connection to the Wildflower Subdivision should be required if the adjacent land use is low density residential.
Right‐of‐way currently exists within the Wildflower development for this future connection.
Subarea 2:
A minimum of 2 access locations should be required as part of any development of this parcel.
A single full access will be permitted along CSAH 14 about equal distance between the intersection of CSAH 14
with Ideal Avenue and Iris Avenue. Access spacing requires 1,320 feet along CSAH 14. The recommended
location would be directly adjacent to the transmission easement.
A single full access will be permitted along CSAH 13 at 32nd Street.
Subarea 3:
A minimum of 2 access locations is recommended as part of any development of this parcel, however only 1
access may be possible due to various site constraints.
A single full access will be permitted along CSAH 13 at 31st Street.
A secondary access is recommended from CSAH 6 (Stillwater Boulevard) at the southeast corner of the parcel,
with the access proposed directly adjacent to the transmission easement (approximately 735 feet from
Helmo/Ideal Avenue). To construct this access, right‐of‐way will need to be obtain across the adjacent property
to the south.
PUBLIC SANITARY SEWER
The Concept Plans propose land use strategies that require municipal sanitary sewer. However, the Subarea parcels are
not located within the current Municipal Urban Service Area (MUSA) for Lake Elmo and therefore are not planned for
sewered development. Furthermore, these parcels are not located near the existing sanitary sewer system or planned
MUSA areas.
As part of this master development planning process, a sanitary sewer infrastructure plan was developed as shown on
the Infrastructure Exhibits. The plan requires the City to amend its 2040 Comprehensive Plan to include Subareas 1‐3 in
its MUSA boundaries. The plan further contemplates two sewered options, one connecting to Oakdale either as a
permanent connection or interim temporary connection; the second option includes a lift station and forcemain from
Subarea 3, along Inwood Avenue to I94 where the sewer would discharge to the Met Council WONE Interceptor.
Infrastructure Exhibit B, I‐94 WONE Connection shows the proposed lift station/forcemain plan for a Lake Elmo direct
connection to the Met Council interceptor system through the WONE Interceptor at I‐94. Estimated sewer flows were
generated from the proposed land use summaries and estimated jobs to be generated (see attached Sewer Flow
Estimate Exhibit).
Subarea 1:
Sanitary sewer service would be provided as shown on Exhibit A, following Sewer Route B. Sewer Route B is the
preferred and ultimate sewer alignment and provides for gravity sewer service to all of Subarea 1 and 2. This
route follows the lower topographic areas and allows for a reasonable depth jacking underneath CSAH 14.
Sewer Route A provides a phasing option should development within Subarea 1 need to be initiated along the
west side of the parcel along CSAH 13. However, Sewer Route A would need to be constructed in addition to
Sewer Route B as Route A does not provide sufficient sewer depths to serve the entire parcel.
PAGE 3 of 3
Subarea 2:
Sanitary sewer service would be provided as shown on Exhibit A, Sewer Route A/B. Gravity sanitary sewer would
extend from the Oakdale Lift Station located at Helmo Avenue and extend north along CSAH 13 to 32nd Street.
From 32nd Street, the sewer would be routed internal to Subarea 2 as part of the development improvements
and would be required to be extended to the south boulevard of CSAH 14 near the location shown on Exhibit A.
Subarea 3:
Sanitary sewer service would be provided as shown on Exhibit A, Sewer Route A/B. Gravity sanitary sewer would
extend from the Oakdale Lift Station located at Helmo Avenue and extend north along CSAH 13 to the Union
Pacific Railroad.
Gravity sanitary sewer service can be provided through this trunk main for a limited area as depicted on the
Infrastructure Exhibits.
A new lift station/forcemain will be needed to serve the remaining portions of Subarea 3 as shown on Exhibit B,
Oakdale Connection. The forcemain would connect the trunk sanitary sewer at 31st Street and CSAH 13.
Budgetary Costs
High level preliminary cost estimates were prepared for the various sanitary sewer options, alignments and
segments. These costs are prepared to provide context for the anticipated development costs to amend the
Comprehensive Plan to revise its MUSA boundaries. Further cost development will be required as the land use
planning and development efforts evolve.
Subarea 1‐3 Cost Estimates are presented on the enclosed attachments, assuming connection to the Oakdale
sanitary sewer system. Costs do not include any work that may be required to revise or improve any component
of the Oakdale sewer system including the lift station located at Helmo and CSAH 13.
The Total Estimated Preliminary Costs for the Lift Station/Forcemain to I94 WONE Interceptor is $6.8 M.
PUBLIC WATER SUPPLY
Municipal water supply is available immediately adjacent to all three Subarea parcels. As part of any development
project the developer will be required to connect to the existing city trunk watermain and extend water into and
throughout the development site. The potential and likely water connection points are depicted on the Concept Plans
and Infrastructure Exhibits and include two connection points for each Subarea.
The watermain distribution lines will need to be looped within each Subarea wherever reasonably feasible, and
watermain stubs will be required to the adjacent properties to allow for the continued extension of the watermain
system.
STORMWATER MANAGEMENT
All three Subareas are located within the jurisdiction of the Valley Branch Watershed District (VBWD). Any new
development within these areas will therefore be subject to storm water management meeting VBWD and City rules.
Each Concept Plan accounts for storm water management and depicts potential locations based on the general site
topography. Between 10‐15% of the developable areas will need to be reserved for stormwater management.
As part of the CSAH‐13 Phase 2 Improvements, Washington County is currently proposing a storm water basin for the
County project to be located on the northwest corner of Subarea 1. This basin is not shown on the Concept Plans or
accounted for in the land use summaries. Also, due to the general topography, Subarea 1 is likely to be bisected through
the middle of the parcel to accommodate storm water flow from the west to east side of the parcel.
LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT A
MAY 8, 2020
CONCEPT A
LAND USE ACRES
Industrial / Business Park 70.75
Commercial 7.50
City Hall / Public Work 9.00
Low Density Residential 24.25
Community Park 17.75
Open Space 30
Stormwater 20.00
TOTAL 179.25
200’0’400’800’1200’N
CITY OF LAKE ELMO
SECTION 16 MASTER DEVELOPMENT PLAN
Project No. 2019.130
Land Use Acres F.A.R. Jobs/S.F. Housing Units
Community Park 17.75
Industrial / Business Park 22 287,500 719
Commercial 7.5 65,300 261
City Hall / Public Works 9
Low Density Residential 24.25 72.75
Open Space 9.75
Stormwater 12.5
Industrial / Business Park 33.75 441,000 1,764
Open Space 15.75
Stormwater 5.25
Industrial / Business Park 15 196,000 784
Open Space 4.5
Stormwater 2.25
924,500 3267
65,300 261
73
ASSUMPTIONS F.A.R. Jobs/S.F. Housing Units
Industrial / Business Park 0.3 400 ‐
Commercial 0.2 250 ‐
Single Family Residential ‐ ‐ 3
CONCEPT A SUMMARY ACRES
Community Park 17.75
Industrial / Business Park 70.75
Commercial 7.50
City Hall / Public Works 9.00
Low Density Residential 24.25
Open Space 30.00
Stormwater 20.00
TOTALS 179.25
Area 1
Area 2
Area 3
ASSUMPTIONS
CONCEPT A
Industrial / Business Park Totals:
Commercial Totals:
Residential Unit Totals:
LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT B
MAY 8, 2020
200’0’400’800’1200’N
CONCEPT B
LAND USE ACRES
Industrial / Business Park 98.00
Commercial -
City Hall / Public Work 11.00
Low Density Residential -
Community Park 16.25
Open Space 30.5
Stormwater 23.5
TOTAL 179.25
Stormwater0.25 Acres
Stormwater0.25 Acres
CITY OF LAKE ELMO
SECTION 16 MASTER DEVELOPMENT PLAN
Project No. 2019.130
Land Use Acres F.A.R. Jobs/S.F. Housing Units
Community Park
Industrial / Business Park 64.25 839,600 2,099
Commercial
City Hall / Public Works 11
Single Family Residential
Open Space 12
Stormwater 15.5
Industrial / Business Park 33.75 441,000 1,103
Open Space 15.75
Stormwater 5.25
Community Park 16.25
Open Space 2.75
Stormwater 2.75
1,280,600 3202
0
0
ASSUMPTIONS F.A.R. Jobs/S.F. Housing Units
Industrial / Business Park 0.3 400 ‐
Commercial 0.2 250 ‐
Single Family Residential ‐ ‐ 3
CONCEPT B SUMMARY ACRES
Community Park 16.25
Industrial / Business Park 98.00
Commercial 0.00
City Hall / Public Works 11.00
Low Density Residential 0.00
Open Space 30.50
Stormwater 23.50
TOTALS 179.25
Area 1
Area 2
Area 3
ASSUMPTIONS
CONCEPT B
Industrial / Business Park Totals:
Commercial Totals:
Residential Unit Totals:
LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT C
MAY 8, 2020
200’0’400’800’1200’N
CONCEPT C
LAND USE ACRES
Industrial / Business Park 71.00
Commercial 9.75
City Hall / Public Work 11.25
Low Density Residential 14.00
Community Park 22.50
Open Space 31.5
Stormwater 19.25
TOTAL 179.25
Stormwater0.25 Acres
CITY OF LAKE ELMO
SECTION 16 MASTER DEVELOPMENT PLAN
Project No. 2019.130
Land Use Acres F.A.R. Jobs/S.F. Housing Units
Community Park 22.5
Industrial / Business Park 38.5 503,100 1,258
Commercial 9.75 84,900 340
City Hall / Public Works 11.25
Single Family Residential
Open Space 9.25
Stormwater 11.5
Industrial / Business Park 32.5 424,700 1,062
Open Space 17
Stormwater 5.25
Low Density Residential 14 42
Open Space 5.25
Stormwater 2.5
927,800 2320
84,900 340
42
ASSUMPTIONS F.A.R. Jobs/S.F. Housing Units
Industrial / Business Park 0.3 400 ‐
Commercial 0.2 250 ‐
Single Family Residential ‐ ‐ 3
CONCEPT C SUMMARY ACRES
Community Park 22.50
Industrial / Business Park 71.00
Commercial 9.75
City Hall / Public Works 11.25
Low Density Residential 14.00
Open Space 31.50
Stormwater 19.25
TOTALS 179.25
ASSUMPTIONS
CONCEPT C
Area 1
Area 2
Area 3
Industrial / Business Park Totals:
Commercial Totals:
Residential Unit Totals:
LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - INFRASTRUCTURE EXHIBIT A
MAY 8, 2020
200’0’400’800’1200’N
Power line Easement
Pipe line Easement
Power line Easement
Existing Water Tower
Existing Water Main
Proposed Water Connection/Stub
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route A (Alternate Subarea 1 Phasing)
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route B(Service to Subarea 1-3)
Existing Lift Station (Oakdale)
Future Development Area
LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - INFRASTRUCTURE EXHIBIT B
MAY 8, 2020
80’0’160’320’640’N
80’0’160’320’640’N
SUBAREA 3 SEWER PLAN FOR OAKDALE CONNECTION
SUBAREA 3 SEWER PLAN FOR I-94 WONE CONNECTION
Future Sewer Force Main
Existing Water Tower
Existing Water Main
Proposed Water Connection/Stub
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route A (Alternate Subarea 1 Phasing)
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route B(Service to Subarea 1-3)
Existing Lift Station (Oakdale)
Future Lift Station
Future Development Area
Future Sewer Force Main
Existing Water Tower
Existing Water Main
Proposed Water Connection/Stub
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route A (Alternate Subarea 1 Phasing)
Gravity Sewer (Private Development)
Trunk Gravity Sewer Alignment - Route B(Service to Subarea 1-3)
Existing Lift Station (Oakdale)
Future Lift Station
Future Development Area
SECTION 16 DEVELOPMENT MASTER PLANCITY OF LAKE ELMO, MINNESOTAFOCUS PROJECT NO. 2019.130SUMMARY OF BUGETARTY COSTS ‐ PUBLIC SANITARY SEWER TO SUBAREAS 1‐3DATE: REV JUNE, 2020ROUTE B: OAKDALE LIFT STATION TO SUBAREA 1‐3TOTAL ESTIMATED COST: $1,295,000.00Pros: Preferred sewer alignment for gravity service to Subarea 1Cons: Phasing requirements: Subarea 2 needs to develop to serve Subarea 1TOTAL COSTS ‐INTERNAL SUBAREA 2: $610,000.00Internal Subarea 2 costs by developer improvementsCITY OVERSIZE COSTS ‐INTERNAL SUBAREA 2: $87,000.00City oversize contribution to developer improvementsNET TOTAL ESTIMATED COST: $772,000.00TBD: City Project or Developer ProjectSUBAREA 3 LIFT STATION SERVICE AREATOTAL ESTIMATED COST: $549,000.00Developer improvementsROUTE A: SECONDARY/ALTERNATIVE SUBAREA 3 PHASING PLANTOTAL ESTIMATED COST: $498,000.00Pros: Allows for southwest Subarea 1 development prior to Subarea 2Cons: Cost is in addition to Route B
SECTION 16 DEVELOPMENT MASTER PLAN
CITY OF LAKE ELMO, MINNESOTA
FOCUS PROJECT NO. 2019.130
SUMMARY OF BUGETARTY COSTS ‐ PUBLIC SANITARY SEWER TO SUBAREAS 1‐3
DATE: REV JUNE, 2020
ROUTE A & B: SEGMENTS 1‐7 Oakdale Lift Station to Subareas 2 and 3
Total Estimated Cost: $556,000.00 Includes Roadway Crossing at Helmo and Stillwater Blvd
Total Linear Feet: 1,600.00 Includes UPRR Crossing
Cost per linear foot: $348.00 Assumes no roadway disturbance/restoration
ROUTE B: SEGMENTS 8‐9 Preferred Sewer Alignment to Subarea 1 (through Subarea 2)
Total Estimated Cost: $610,000.00 Includes Roadway Crossing at CSAH 14
Total Linear Feet: 2,720.00 Developer Cost vs. City Sewer Oversizing Costs
Cost per linear foot: $225.00
City Oversize Cost: $87,000.00
ROUTE B: SEGMENT 10 Preferred Sewer Alignment to Subarea 1
Total Estimated Cost: $129,000.00 Includes Roadway Crossing at CSAH 14
Total Linear Feet: 250.00
Cost per linear foot: $516.00
ROUTE B: SUBAREA 3 LIFT STATION SERVICE AREA Cost for lift station and forcemain for Subarea 3
Total Estimated Cost: 549,000.00 Developer Cost as part of development
ROUTE A: SEGMENTS 8‐10 Secondary/Alternative Subarea 1 Phasing Plan
Total Estimated Cost: $498,000.00 Service to southwest Subarea 1 only
Total Linear Feet: 1,452.00 Includes Roadway Crossing at CSAH 14
Cost per linear foot: $343.00
CITY OF LAKE ELMO
SECTION 16 MASTER DEVELOPMENT PLAN
Project No. 2019.130
SECTION 16 MASTER DEVELOPMENT PLAN ‐ SANITARY SEWER FLOW ESTIMATES
ESTIMATING METHOD #1
CONCEPT 1 # OF JOBS EQ. RECs HOUSE UNITS TOTAL RECs
EST. SEWER
FLOWS (gpd)
Subarea 1 980 98 73 171 46,784
Subarea 2 1,764 176 0 176 48,334
Subarea 3 784 78 0 78 21,482
TOTALS 3,528 353 73 426 120,000
274 GPCD PEAK FLOW (GPM)300
4.0 PEAK HOUR
SECTION 16 MASTER DEVELOPMENT PLAN ‐ SANITARY SEWER FLOW ESTIMATES
ESTIMATING METHOD #2
CONCEPT 1 ACRES NET ACRES
EST. SEWER
FLOWS (gpd)
Subarea 1 102.75 74.00 65,120
Subarea 2 54.75 30.75 27,060
Subarea 3 21.75 13.75 12,100
TOTALS 179.25 118.50 104,000
880 G/ACRE INDUSTRIAL PEAK FLOW (GPM)300
4.0 PEAK HOUR
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2020-060
A RESOLUTION APPROVING AN AMENDMENT TO THE CITY OF LAKE ELMO
COMPREHENSIVE LAND USE PLAN REGUIDING APPROXIMATELY 65 ACRES OF CITY-
OWNED PROPERTY LOCATED AT COUNTY ROAD 14 AND IDEAL AVENUE FROM RURAL
AREA DEVELOPMENT (RAD) TO BUSINESS PARK (BP) LAND USE DESIGNATION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, the City’s Land Use Plan has currently guided the 77 acres of City-owned
property located at the intersection of County Road 14 and Ideal Avenue RAD (rural area
development); and
WHEREAS, the Lake Elmo Comprehensive Plan describes the rural area development
land use designation as inclusive of large-lot rural single-family detached residential uses and
future conventional subdivisions and is for areas not within MUSA planning areas; and
WHEREAS, the City Council directed City-staff to process a Comprehensive Plan
Amendment and a Land Use Plan change from RAD (rural area development) to BP (business
park) for the 65 acres of City-owned property located at the intersection of County Road 14 and
Ideal Avenue; and
WHEREAS, the notice to re-guide the 77 acres of City-owned property located at County
Road 14 and Ideal Avenue has been published, mailed, and posted pursuant to the Lake Elmo City
Code and MN State Statute 473.858; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on the matter on
May 11, 2020; and
WHEREAS, the Lake Elmo Planning Commission has submitted its recommendation of
approval to the City Council; and
WHEREAS, the City Council first considered the said matter at its June 2, 2020 meeting;
and
WHEREAS, the City Council considered the said matter again at its November 4, 2020
meeting; and
NOW, THEREFORE, based on the testimony elicited and the information received, the
City makes the following findings:
Findings
1. That the City Council has submitted a request to the City of Lake Elmo to amend the
Comprehensive Plan in accordance with the procedures as established by the Lake Elmo
Planning Department and the Lake Elmo City Code; and
2. That the request is to amend the Land Use Plan Map for the 65 acres of City-owned land
located on the south side of County Road 14 and east of Ideal Avenue from RAD (rural area
development) to BP (business park); and
3. That the proposed amendment is consistent with the overall goals and objectives of the Lake
Elmo Comprehensive Plan by providing an additional site for commercial and business park
development; and
4. That the City believes the proposed BP land use designation is the highest and best use of the
property; and
5. That the proposed Comprehensive Plan Amendment would be beneficial by providing
another location for a business park on an arterial street not currently available in Lake Elmo.
NOW, THEREFORE, BE IT RESOLVED that based on the foregoing, the Lake Elmo City
Council does hereby approve the Lake Elmo Comprehensive Plan Amendment, amending the
City’s Land Use Plan by re-guiding the 77 acres of City-owned property located at the southeast
corner of the intersection of County Road 14 and Ideal Avenue from Rural Area Development
(RAD) to Business Park (BP) and authorize City staff to submit all the proposed Comprehensive
Plan Amendments to the Metropolitan Council for review, subject to and contingent upon the
following:
1. The Metropolitan Council’s approval of the Comprehensive Plan Amendment.
This resolution was adopted by the City Council of the City of Lake Elmo on this 17th day of
November, 2020.
_____________________________
Mike Pearson, Mayor
ATTEST:
___________________________
Julie Johnson, City Clerk
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2020- 061
A RESOLUTION APPROVING AMENDMENTS TO THE CITY OF LAKE ELMO
COMPREHENSIVE PLAN TEXT AND MAPS INCLUDING AMENDING THE MUSA
BOUNDARY TO INCLUDE THE CITY-OWNED PROPERTY LOCATED AT COUNTY ROAD 14
AND IDEAL AVENUE AND AMENDING THE WASTEWATER SERVICES PLAN.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, The City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, the City Council directed City staff to prepare a Comprehensive Plan
Amendment for the approximately 77 acres of City-owned property located south of County Road
14 and east of Ideal Avenue: and
WHEREAS, the proposed land use change would be from RAD (rural area development)
to BP (business park); and
WHEREAS, the development of the site consistent with the proposed land use change will
require the extension of municipal services (sanitary sewer and water) to the property; and
WHEREAS, the extension of sanitary sewer to the City-owned property located at County
Road 14 and Ideal Avenue requires amendments to the Metropolitan Urban Services Area (MUSA)
boundary, the Wastewater Services and Facilities Plan and to the land use map in the Lake Elmo
Comprehensive Plan;
WHEREAS, the City has prepared a map of the proposed MUSA expansion showing the
affected properties to be added to the MUSA of the City; and
WHEREAS, the City will need to prepare amendments to the Wastewater Services and
Facilities Plan and to the Land Use Map that reflect the addition of the 77 acres of land to the sanitary
sewer service area in Lake Elmo; and
WHEREAS, the notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.109, and MN State Statute 473.858; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing about the proposed
Comprehensive Plan amendments on May 11, 2020; and
WHEREAS, the Lake Elmo Planning Commission has submitted its recommendation of
approval of the proposed Comprehensive Plan Amendments to the City Council; and
WHEREAS, the City Council first considered the said matter at its June 2, 2020 meeting;
and
WHEREAS, the City Council considered the said matter again at its November 4, 2020
meeting; and
NOW, THEREFORE, based on the testimony elicited and the information received, the
City makes the following:
Findings
1. That the City Council has submitted a request to the City of Lake Elmo to amend the
Comprehensive Plan in accordance with the procedures as established by the Lake Elmo
Planning Department and the Lake Elmo City Code; and
2. That the request is to amend the Land Use Plan Map for the 77 acres of City-owned land
located on the south side of County Road 14 and east of Ideal Avenue from RAD (rural area
development) to BP (business park); and
3. That the proposed amendment is consistent with the overall goals and objectives of the Lake
Elmo Comprehensive Plan by providing an additional site for commercial and business park
development; and
4. That the City believes the proposed BP land use designation is the highest and best use of the
property; and
5. That the proposed Comprehensive Plan Amendment would be beneficial by providing another
location for a business park on an arterial street not currently available in Lake Elmo.
NOW, THEREFORE, BE IT RESOLVED that based on the foregoing, the Lake Elmo City
Council does hereby approve the necessary Lake Elmo Comprehensive Plan Amendments for the
77 acres of City-owned property located at southeast corner of County Road 14 and Ideal Avenue
including the expansion the MUSA and amending the Wastewater Services Plan, subject to and
authorize City staff to submit all the proposed Comprehensive Plan Amendments to the
Metropolitan Council for review, subject to and contingent upon the following:
1. The Metropolitan Council’s approval of the Comprehensive Plan Map Amendment.
This Resolution was adopted by the City Council of the City of Lake Elmo on this 17th day of
November, 2020.
_____________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk