HomeMy WebLinkAbout2021-065CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO.2021-065
RESOL UTION DENYING THE PLANNED UNIT DEVELOPMENT (PUD) PRELIMINARY
PLANAND PRELIMINARY PLAT AS PROPOSED BY LAUNCH PROPERTIES AND
CROSSROADS PROPERTIES FOR THE PROPERTY WITH PID NUMBER 3 6.029.21.33. 0001
AS PROPOSED FOR THE NORTHEAST CORNER OF HUDSON BOULEVARD NORTHAND
LAKE ELMO AVENUE
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Launch Properties and Crossroads Properties (the "Applicants") have
submitted applications to the City of Lake Elmo (City) for a Planned Unit Development (PUD)
Preliminary Plan and Preliminary Plat for a five lot, two building, office warehouse planned unit
development on a 30 acre property that has a PID# 36.029.21.33.0001 and is located at the
intersection of Lake Elmo Avenue and Hudson Boulevard North (the "Property"), a copy of which
is on file in the City of Lake Elmo Planning Department; and
WHEREAS, notice of a public hearing on the PUD Preliminary Plan and Preliminary Plat
was published, mailed, and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.102;
and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on May 10, 2021
to consider the PUD Preliminary Plan and Preliminary Plat request; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the PUD Preliminary Plan and Preliminary Plat as part of a
memorandum to the City Council from the Planning Director for the June 1, 2021 Council
Meeting; and
WHEREAS, the City Council reviewed the report and recommendation of the Planning
Commission and the Planning Director at its meeting held on June 1, 2021 and hereby makes the
following findings of fact with respect to the PUD Preliminary Plan and the Preliminary Plat:
The Preliminary Plat and the PUD Preliminary Plan is considered a premature subdivision
pursuant to Section 153.025 of the City Code. Section 153.025 of the City Code prohibits
premature subdivisions. Any plat or subdivision of property may be denied by the City
Council if it is deemed by the City Council to be premature for development pursuant to
the criteria listed in this Section of the Code. With respect to this proposed subdivision,
the City Council has deemed it to be premature for development because of a lack of
adequate water supply, which is one of the criteria listed in this Section of the City Code.
City water service as it currently exists is not sufficient to support the water demands of
the development, including fire suppression until the City's new water tower that will
serve the area is operational. The City is currently negotiating and investigating a
potential site for the new water tower, but the City has not yet acquired the site for the
water tower and the City has not yet determined if the site is feasible for the new water
tower. Therefore, the schedule for having the new water tower operational is currently
unknown. The completion of the new water tower is the only means for ensuring there
will be adequate water supply and pressure to serve the proposed development. Until the
significant progress has been made by the City with respect to the construction of the new
water tower that will allow it to be able to determine the estimated completion date, the
Preliminary Plat and PUD Preliminary Plan is considered to be premature due to the lack
of adequate water supply.
2. Section 153.02 of the City's subdivision regulations require that there be adequate public
infrastructure, facilities, and services in place when a subdivision is approved by the City.
With respect to water service, the City needs to be able to ensure there will be adequate
water pressure and supply to the property if it is developed. The City is not able to ensure
that this will be the case given the unknown schedule for the construction of the City's
new water tower that will serve the property. Therefore, there are not adequate services
in place that would allow the City to be able to approve the Preliminary Plat and the PUD
Preliminary Plan.
3. That the proposed PUD Preliminary Plan and Preliminary Plat are not consistent with the
City's Engineering Standards as noted in the City Engineer's review memorandum dated
May 5, 2021.
4. The full impact of the traffic generated by the proposed development and all the necessary
street and road improvements cannot yet be determined. The traffic study submitted by
the applicant did not include the necessary information that would facilitate a review of
whether traffic control changes or turn lane construction, including the lengthening of
existing turn lanes, would be needed as a result of the proposed development.
NOW, THEREFORE, BE IT RESOLVED THAT the Lake Elmo City Council does hereby
deny the PUD Preliminary Plan and the Preliminary Plat applications as proposed by Launch
Properties and Crossroads properties.
Passed and duly adopted this 1" day of June 2021 by the City Council of the City of Lake Elmo,
Minnesota.
ATTEST:
JulkyInson, Cit Jerk
Charles Cadenhead, Mayor
FA