HomeMy WebLinkAbout06-24-2002 MAC and Planning PacketCITY OF
LAKE
40ELMO
City of Lake Elmo
651/777-5510
/ 3800 Laverne Avenue North / Lake Elmo, MN 55042
MAINTENANCE ADVISORY COMMISSION
PLANNING COMMISSION
AGENDA FOR MONDAY, JUNE 24, 2002, 7:00 P.M.
1. Agenda
2. Minutes
3. Maintenance Advisory Commission
a. Community Facilities/Staffing Forecast
b. Siren Project
4. Adjourn
1. Planning Commission
a. Council Directives
2. Other Business
3. Adjourn
�O printed on recycled paper
MINUTES APPROVED: JUNE 18, 2001
LAKE ELMO CITY COUNCIL MINUTES
JUNE 4, 2002
1. AGENDA
2. MINUTES: May 21, 2002
3. PUBLIC INQUIRIES/INFORMATIONAL:
A. Public Inquiries
B. Groundwater Supply Study
4. FINANCE:
A. Claims
5. NEW BUSINESS:
6. CONSENT AGENDA:
A. Meehan Extension of Final Plat
7. MAINTENANCE/PARK/FIRE/BUILDING:
A. Park Dept. Activities: Mike Bouthilet
1. Mower Purchase
2. Summer Help Approved
3. Fence at Parks Building
8. CITY ENGINEER'S REPORT:
A. Partial Payment Tower Asphalt — Eagle Point Blvd. Phase I
B. Escrow Reduction: United Properties for Eagle Point Business Park, 3`1
Addition
9. PLANNING, LAND USE & ZONING:
A. Sunfish Ponds Open Space Concept Plan
B. Met Council correspondence relating to Comprehensive Plan — Handout at
meeting
10. CITY ATTORNEY'S REPORT:
11. CITY ADMINISTRATOR'S REPORT:
A. Management Information Systems (MIS)
B. Hill Trail Improvement and Assessment Policy — Handout at meeting
C. Hidden Bay Complaint
12. CITY COUNCIL REPORTS:
Mayor Hunt called the Council meeting to order at 7:00 p.m. in the Council chambers.
PRESENT: Siedow, Dunn, Hunt, Armstrong, DeLapp, City Engineer Prew, City
Attorney Filla, City Planner Dillerud, Parks Supervisor Mike Bouthilet and Administrator
Kueffner.
1. AGENDA
M/S/P Dunn/Armstrong - to approve the June 4, 2002 City Council agenda, as amended.
(Motion passed 5-0).
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 1
2. MINUTES: May 21, 2002
M/S/P Armstrong/Dunn - to approve the May 21, 2002 City Council minutes, as
amended. (Motion passed 5-0).
3. PUBLIC INQUIRIES/INFORMATIONAL:
A. Public Inquiries
Mayor Hunt read the PROCLAMATION DESIGNATING JUNE 8, 2002 AS JESS
MOTTAZ DAY RECOGNIZING YEARS OF CITY SERVICE
Gloria Knoblauch, 9181 3lst St., asked when is the comprehensive plan due at
Metropolitan Council and what is the zoning on I-94. Mayor Hunt responded that the
City received a response 3 hours ago from the Metropolitan Council. The City Council
will set up a workshop to review response so the City can respond.
B. Groundwater Supply Study
Jon Michels, Senior Environmental Specialist for Washington County, asking for support
to complete a water supply assessment and plan. The goal of the project would be to
develop a long term water supply plan that anticipates needs and problems, providing
proactive direction to developing water supply sustainability.
Council member Dunn asked if they were taking a position on the 13 wells proposed in
Woodbury. Mr. Michels responded that Woodbury would place one well and would
make an assessment on how this well would affect the groundwater before more wells are
dug.
Timeline:
Grant application due March 28, 2002
Grants awarded July 2003
Grant cycle July 2003-June 2005
Deliverables:
Surface water levels measured
Monitoring well added to network
Pumping tests shed light on aquifer flow, capacity and behavior
Computer modeling of the aquifers
Report integrating science and modeling to assist with water supply planning and policy
Including: water supply projections, potentially impacted natural resources, optimal
locations to site water supply wells, optimal water pumping strategies for various
aquifers, long term monitoring plan and contingency plans
Budget:
Woodbury spent $195,000 for monitor well, network and pumping work
Michels stated they need someone to represent Lake Elmo, like a city engineer, for up to
$2,500
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 2
M/S/P Dunn/Siedow — to support the Groundwater Supply Planning Project, in kind up to
$2,500. (Motion passed 5-0.
The Draft work plan will be completed by the end of summer. Council member Dunn
suggested working with West Lakeland and also look into the hydrology studies that
were done for the proposed landfill in the Lake Elmo Park Reserve. Staff will come back
with a recommendation for either a staff inside or get someone from the outside.
Senator Len Price informed the Council that there is another proposal dealing with
groundwater monitor proposed by the Met Co. If elected, he would work closely with the
issues between the City and the Metropolitan Council.
4. FINANCE:
A. Claims
The Council asked that Invoice No. 34958 to (CIT) Computer Integration Tech until an
explanation is received.
M/S/P Armstrong/DeLapp - to adopt Resolution No. 2002-050, as amended, approving
claim numbers 21592-21705 were used for the May 30, 2002 payroll and claim numbers
21738-21745 and 21747-21784 in the amount of $71,142.34. (Motion passed 5-0).
5. NEW BUSINESS:
6. CONSENT AGENDA:
A. Meehan Extension of Final Plat
M/S/P Dunn/Siedow — to grant the Meehan's a one-year extension of the Final Plat of
Torre Pines specifically the parcel now shown as Lot 15. (Motion passed 5-0).
7. MAINTENANCE/PARK/FIREBUILDING:
A. Park Dept. Activities: Mike Bouthilet
1. Mower Purchase
M/S/P Dunn/DeLapp - to approve the purchase of a Toro Groundmaster 4000 through the
State Contract at the cost of $39,816.00, plus sales tax, based on the recommendation of
the Parks Supt. (Motion passed 5-0),
M/S/P Dunn/Siedow — to keep the 1996 John Deere tractor in the City's CUP based on
the recommendation of the Parks Supervisor. (Motion passed 5-0).
2. Summer Help Approved
M/S/P Dunn/DeLapp - to approve hiring Robert Stolt and Justin Weiand as part time help
in the Parks Department at the hourly rate of $9.50 and $8.50, respectively based on a
favorable recommendation of the Parks Supervisor. (Motion passed 5-0).
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 3
3. Fence at Parks Building
The Parks Supervisor received quotes for an 8-foot fence with privacy slats for the Parks
Building. Discussion followed on placement of a 10x 20 tin storage building at a cost
under $1,300 within the fenced area. Mayor Hunt mentioned the Fire Dept. will be
asking for a 2-stall car garage. No decision will be made on storage buildings until the
Community Facilities Committee submits its report.
M/S/P Armstrong/Dunn - to approve an 8-foot fence with privacy slats for the Parks
Building based on the quote from Quality Fence for $4,840.00, as recommended by the
Parks Supervisor. (Motion passed 5-0).
Mayor Hunt noted he received an inquiry on permitting mountain biking in Sunfish Park
and sent the request to the City for past history.
8. CITY ENGINEER'S REPORT:
A. Partial Payment Tower Asphalt — Eagle Point Blvd. Phase I
M/S/P Siedow/DeLapp - to adopt Resolution No. 2002-051 authorizing Partial Payment
No. 2 in the amount of $41,654.00 to Tower Asphalt, based on a favorable
recommendation by the City Engineer. (Motion passed 5-0).
B. Escrow Reduction: United Properties for Eagle Point Business Park,
3rd Addition
M/S/P Dunn/DeLapp - to adopt Resolution No. 2002-052 approving the escrow reduction
for Eagle Point Business Park Phase III pursuant to the favorable recommendation of the
City Engineer in his May 29, 2002 memo. (Motion passed 5-0).
9. PLANNING, LAND USE & ZONING:
A. Sunfish Ponds Open Space Concept Plan
The City Planner reported the applicant, St.CroixLand/Wier, has presented a new
Concept Plan for a modified site, but again for 16 lots on 40 acres. The site modification
is an adjustment of the proposed east property line of the site to square off that project
boundary, eliminating the "panhandle" of the previous Concept Plan, but maintaining the
40 acre site area. In addition the applicant has modified the site arrangement to
incorporate the design conditions recommended by the Planning Commission with the
previous Concept Plan; and has added significant forestation to better screen this
essentially treeless site.
The City Attorney has advised that since this is a concept plan only, such a procedure
would be acceptable. The public hearing was noticed in the Stillwater Gazette and the
property owners within the 350 feet of the site have been notified.
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002
Tim Freeman presented the new concept plan indicating the changes were based on the
input from the Planning Commission and adjacent property owners. The roads will be 24
feet wide, as the ordinance requires. There will be no centralized wetland treatment
system, but individual tanks and some joint systems. Outlot C will continue to be Jed
Wier's hobby horse farm. Open Space easements will be on the back part of the lots. The
type of houses built will be prairie type houses with front porches, resembling the houses
around the pond in Fields of St. Croix II, so they can look at the Village Green.
Council member DeLapp asked for 18' wide roads, which he said would be more
conducive to reducing the environmental impact rather than conducive to the wetlands
and environment. Attorney Filla and Planner Dillerud mentioned Ag use is narrowly
defined so the scope of what can be done on Outlot C is limited. Mr. Wier may not be
able to continue to use the property as he has been. The treeline that has been added
introduces an artificial property line.
Mayor Hunt opened up the public hearing at 8:35 p.m.
Neil Krueger, 4452 Lake Elmo Avenue
He presented a letter, which is made part of these minutes, and provided reasons the OP
Concept Plan did not meet the intent of the Cluster Ordinance.
Jim Broich, 4207 Kindred Wav
He didn't like the enhancement of the wetland in the previous OP Concept plan, but liked
the wetland to be left natural. The walking path would go right down the delineations.
He voiced the following concerns: impact on the wetland areas from Lots 1, 2, 3, and 4;
monitoring of the 16 individual septic systems rather than one wetland system; would the
trees survive in the wetland in Outlot A; and who would the builders be and the quality of
the development.
Roger Hofineister, 4179 Kindred Way
He was not fundamentally opposed to a development on this property. His concerns on
the density proposed and the natural resources handled on the property are listed in his
memo which is made part of these minutes. The 34 acre -parcel could have been RE
zoning and limited to 10 homesites, which is considerably less dense than is proposed.
Deb Krueger, 4452 Lake Elmo Avenue N.
If there is any disturbance of water level, the oak trees will die. Question if there will be
ponding to north. Hunt no idea if a pond can be placed there. She is concern on 43rd
Street ponding, runoff, people using Chem. Lawn, property delineation made so nothing
will come across the road. She would like the houses taken of the north ridge and put
down on the bottom. She asked about placing some houses into Oulot C and if the berms
would be coming back. She encouraged Mr. Krongard not to use berms, but a variety of
trees, not pine trees on the berm.
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 5
Al Johnson, 4127 Kindred Wav
He had a concern on the affect on the wetlands on lower left. He asked who would
monitor the OP Easements on back of lots. How can the city guarantee the developer will
landscape as shown.
Jack Krongard, St.Croixland Development
He stated Krongard family and the Wier family have lived here for 100 years so he is not
an outsider and has just come into Lake Elmo develop. He wants this project to be the
best under the OP rules of today.
Mayor Hunt closed the public hearing at 9:15 pm.
Council Member Armstrong
The intent of the OP ordinance was not for side ownership and a plan should be a
contiguous project as a whole. The Council should change the ordinance requiring the
proposed developed property to be in one ownership. The treeline is a facade. Made the
suggestion to take the island out of the entrance because this tends to be an
advertisement.
Attorney Filla
The usage suggested for Outlot C is not the same as Herzfeld (Heritage Farm) because
the tree farm is an Ag use. Tim Freeman said he is aware of this and will have to work
on it.
Council member Siedow
He would make sure Outlot C is cleared for Ag use and the wetlands are not affected.
Council member DeLapr
This is an improvement over the Concept Plan that was proposed before. The separation
of trees bothers him because it looks like 16 lots on 34 acres, not 40 acres. Land on left
side was farmland and is a holding pond in Sunfish Lake. The Side loaded garages could
be done with covenants.
Council member Dunn
She likes the idea of an RE development for this area. Outlot C being in another
ownership was not the intent of the ordinance. The same money is there for the
developer with a quality development not built to the maximum and appreciated the land
contours and worked with the land.
Mayor Hunt
If the entire Wier property (16 acres) was included, Mr. Krongard could have 20 houses.
He asked that they get rid of the tree border. He shares the neighbor's concern on the
NW corner, but the City does have the 1% Rule. Concern on movement of wetlands to
another area. Lot 9, Block 2 could be moved even though Freeman already moved it 60
feet.
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 6
M/S/P Siedow/Hunt — to adopt Resolution No. 2002-053, A Resolution approving the
Sunfish Ponds Open Space Concept Plan for St.Croixland/Wier, as recommended by the
Planning Commission, with four added conditions: 1. That the road paving width will not
exceed 22 feet., 2. That the roadway bubble adjacent to Lots 3, 4, 5, Block 2 will be
removed; and 3. That the trees along the property line on the east side be divided and
dispersed rather than forming a physical separation between the lots in Block 2 and
Outlot C, and 4. That the mature existing trees on the west side will not be disturbed.
(Motion passed 3-2:Dunn, Armstrong.)
B. Met Council's Staff Review on Lake Elmo's 2000 Comprehensive Plan.
On Tuesday, the City Planner reported the City received comments from the
Metropolitan Council's staff review of the Lake Elmo's 2000 Comprehensive Plan. The
Met Council would like comments from the city for their June 12th meeting of the full
metro council. The Planner asked Mayor Hunt to call to get this item off the June 12th
Met Council's agenda so the City would have time to hold a workshop to review the Met
Council's response and prepare comments.
M/S/P Dunn/Siedow — to hold a workshop on the Met Council's Staff Review of the
Lake Elmo Comp Plan, on Tuesday, June 11 th, at 5 p.m. (Motion passed 5-0).
The League Conference starts June 18th in Rochester. Mayor Hunt was the only member
of the Council that may be able to attend.
10. CITY ATTORNEY'S REPORT:
11. CITY ADMINISTRATOR'S REPORT:
A. Manaeement Information Systems (MIS)
The City Administrator provided a draft policy for the use of the City's computer system.
M/S/P Dunn/Siedow — to adopt the Policy on Management Information Systems dated
June 4, 2002. (Motion passed 5-0).
B. Update on Hidden Bay complaint:
Administrator Kueffner had been told the roofing contractor was fired by the homeowner,
but found that not to be the case. The Administrator will contact Attorney Kevin
Shoeberg to remind the homeowners of the time constraints of their building project.
C. Hill Trail Improvement and Assessment Policy
At the Council meeting, the City Administrator submitted a memo including an
assessment policy for Council consideration that would have assessed ten percent of an
MSA improvement to the benefiting property owners, and contribute ten percent of the
total cost of a City improvement. This item was postponed to the June 18 meeting.
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 7
12. CITY COUNCIL REPORTS:
A. Mayor Hunt
*Set an interview schedule with Sand Creek at the June 5th workshop at 5 p.m.
*June 12, 6:30 — 8:30 hosting North St. Paul Community center
*Thursday meeting with Dr. Macy, Stillwater Area Public Schools on issues for the City.
*Discussed with Oak Park Heights Mayor Baudette for communities meet to discuss the
Highway 36 Improvement in the next week or two. He will notify the Council on date as
he (Hunt) will be co -hosting the meeting.
B. Council member DeLapp
He received concerns on the potential of eliminating the ultra light company. He said he
replied, by e-mail, if the airfield is closed it is because the owners chose to close it. The
city has neither the right nor interest in closing it. He asked the Council to take a look at
all the trees cut down on CSAH17 to Hwy 36. Some MAC members have complained
that they cannot meet unless they are included in with the Planning Commission, and
they do not get the information in time to review.
M/S/P DeLapp/Siedow - to invite the MAC to our next meeting to discus their desires
and issues. (Motion passed 5-0.
C. Council member Siedow
People just don't see motorcycles as in the recent fatal bike accident on Hwy 36 and
CSAH17. He has received calls about the daytime firefighter position. The Fire Chief
was told to come back with a defined position, job title, pay range, description. The Fire
Dept said they wanted more time to do it correctly. This item will be reviewed with the
CIP program. This will be an agenda item for the June 18th meeting.
D. Interview committee will comprise of Mayor Hunt and Council member Armstrong
which will meet Wednesday, June 12 to interview for the Finance Director position.
The Council Adjourn meeting at 10:45 p.m.
Respectfully Submitted by Sharon Lumby, Deputy Clerk
Resolution No. 2002-050 approve claims numbers 21592-21705 for the May 30, 2002
payroll and claim numbers 21738-21745-21784 I the amount of $71, 142.34
Resolution No. 2002-051 Partial Payment Tower Asphalt — Eagle Point Blvd. Phase 1
Resolution No. 2002-052 Escrow Reduction: United Properties for Eagle Point Business
Park 3rd Addition
Resolution No. 2002-053 Approving the Sunfish Ponds Open Space Concept Plan
LAKE ELMO CITY COUNCIL MINUTES JUNE 4, 2002 8
AMENDED APPROVED MINUTES: JUNE 10, 2002
CITY OF LAKE ELMO
PLANNING COMMISSION MINUTES
MAY 29, 2002
Planning Commission Chairman Tom Armstrong called the Planning Commission Meeting to order at
7:00 p.m. in Council Chambers. COMMISSIONERS PRESENT: Armstrong, Taylor, Deziel, Bunn,
Sedro, Helwig, AND Ptacek. Also present: City Planner, Charles Dillerud and Administrative Secretary,
Kimberly Schaffel.
AGENDA
M/S Ptacek/Sedro To accept the Agenda as presented. VOTE: 7:0 PASSED.
MINUTES
Commissioner Berg phoned with a message to amend the Minutes of May 13, 2002 to reflect that he
voted AGAINST the Motion to instruct staff to post a Notice of Public Hearing in order to alter traffic
requirements along freeways and frontage roads to amend the Code.
The Recording Secretary received a message from Terry Emerson clarifying a statement he made in his
presentation. She suggested the following change to his statement, "The Gazette reported that Laidlaw's
contract saves the school district a little over $250,000 per year for two years which would potentially navy
the salaries of 10-13 staff members who are active throughout the year."
M/S Helwig/Sedro To accept the Minutes of May 13 2002 as amended. VOTE: 6:0:1 (Abstain: Ptacek)
PASSED.
VARIANCE: PJK REALTY/PATRICK KINNEY (CONTINUED)
A Public Hearing was called April 8, 2002 to consider the application of PJK Realty/Patrick Kinney for a
Variance from Minimum Lot Size in order to build a home on a parcel generally described as Lot 7s,
Beau Haven and Outlot G, Eagle Point Creek Estates. Notice of Public Hearing was published in the
Stillwater Gazette for the April meeting. Affected property owners were notified again that this
application is on tonight' Agenda, and is still under consideration.
Staff Report, City Planner, Charles Dillerud
The City Planner reminded the Commission that this Variance application was tabled twice at the request
of the applicant. The City Council extended the review period. Nothing has substantially changed in
regard to this application.
Chairman Armstrong
The applicant was asked to speak. Public comment will be allowed because this matter was originally a
Public Hearing, and it has been a long time since it came before the Commission.
Patrick Kinney, Owner
The applicant distributed an aerial of the subject parcel and surrounding properties. He said the original
lot was buildable before the Code was changed. Building a home would not change the character of the
neighborhood. He spent a lot of time on the design to make its appearance fit into the neighborhood.
Everyone else in that neighborhood had the right to build a home there. He said the septic system will fit
and meet setback requirements for the OHW. One of the last properties where a house was built five
years ago is at 8268 Stillwater Boulevard. The entire property lies below the 940 feet contour. The
applicant asked the City Planner if a Variance was granted for that property.
mission.
9ir.,rz vs a 29. 2002
AMENDED APPROVED MINUTES: JUNE 10, 2002
City Planner
He did not know if a Variance was granted five years ago to build the home at 8268 Stillwater Boulevard.
Patrick Kinney
There are five lots in Tablyn Park that are 30 — 32,000 square feet. All of those Tablyn Park residents got
Variances to build there. There are 31,000 square feet on his lot. The average lot size is consistent with
the other eight in Beau Haven.
On May 9, he met with neighbors who are in the floodplain, and they said his proposed home looks great.
A petition was circulated by other neighbors who do not want to see a house on that lot.
He believes the site should be grandfathered in because it has been a tax parcel just as long as the others.
It is the same width and depth as the others. While it is not a substantial lot, he will build within the
setbacks.
The Chair opened the Public Hearing at 7:15 p.m.
Julia Raleigh
She is the author of a letter that was sent to the Commission.
She said that Minnesota Statutes say a Variance is necessary when a zoning law is passed and there is any
non -conforming use. A 1976 Minnesota Law (Dedering v. Johnson) states that when two adjoining
parcels are owned by one taxpayer, they become one lot for zoning purposes. In another case (Graham v.
Itasca), 100 feet lots were platted. The zoning changed to 200 feet of frontage on the lake. Two owners
sold their lots to the same builder who wanted to build two houses. The ruling said that once the two
adjoining parcels were owned by a single owner, they could not be divided. Originally, two lots were
owned by the Beavers. Mr. Kinney bought one of them. Now Mr. Kinney wants to have his lot viewed
separately for zoning purposes.
She believes that his burden to show "undue hardship" has not been met. One of the standards to be met
for a Variance is a problem unique to the parcel. Small size is not unique.
The Chair closed the Public Hearing at 7:30 p.m.
Commissioner Deziel
The Commissioner asked Ms. Raleigh why Mr. Kinney should be deprived of rights other owners have
enjoyed; all of them have had homes constructed.
Julia Raleigh
The applicant is not in the same position those neighbors were in when they built their homes.
Chairman Armstrong
The entire neighborhood is non -conforming.
Commissioner Helwig
He asked the speaker where she lived and who she represented.
Julia Raleigh
She lives in Newport and represents Marie Rau of 8394 Stillwater Blvd.
Plannis g C cz mission Minutes May 29. 2002 2
AMENDED APPROVED MINUTES: JUNE 10, 2002
Scott Beaver
He was the previous landowner who sold the lot to Mr. Kinney. The county told him to keep his two
parcels separate because it may become buildable in the future. The empty lot is an eyesore. It is one of
the bigger lots in the neighborhood. He owned the two largest lots in Beau Haven.
Mr. Kinney
He distributed copies of an aerial showing that the vacant lot was larger than the others in Beau Haven.
He said the lot has always been separate, and is consistent with others in the neighborhood.
Commissioner Deziel
He asked the Planner why the approach on this Variance application was different than the approach for
five Variances on smaller lots five years ago.
City Planner
Every case is different; that case was very different from this one. In that case eleven lots were combined
then divided again. A case closer in terms of circumstances is one denied by the City Council one month
ago.
Chairman Armstrong
He said that case involved land purchased before the R-1 Zone was created. The city changed the
standards while the owner still possessed it. In this case there were changes in ownership. Prospective
owners are obliged to learn zoning and suitability for building purposes prior to buying land.
Commissioner Bunn
Based upon the legal criteria, the applicant does not appear to have a case. City law does not support his
application. Policy should be revisited for properties of 1.5 acres or less in historic neighborhoods. She
expressed concern that misinformation was disseminated with the sale of this land. An Ordinance should
be drafted for disclosure that clearly states zoning of land at the time of sale.
Commissioner Taylor
She agreed that the empty lot is an eyesore, and thought its size was adequate because it is the biggest lot
in the area. She asked Mr. Beaver when he bought the land.
Scott Beaver
He bought the land ten years ago.
Chairman Armstrong
The R-1 Zoning District was created in 1979.
Commissioner Ptacek
He said he thought similar to Commissioners Bunn and Taylor with regard to policy; however the
Commission is in place to interpret the Code.
M/S Ptacek/Sedro To deny the Variance application submitted by Patrick Kinney and PJK Realty based
upon Findings in the Staff Report of April 3, 2002. VOTE: 3:4 (Deziel/Taylor/Bunn/Helwig) FAILED.
M/S Deziel/Taylor To approve the application, and instruct staff to prepare Findings in favor of granting
this variance, and give them directly to the City Council. VOTE: 4:3 (Sedro/Ptacek/Armstrong)
PASSED.
Plann
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AMENDED APPROVED MINUTES: JUNE 10, 2002
AMENDMENT TO CUP: EN PROPERTIES/LAIDLAW TRANSIT (CONTINUED)
A Public Hearing was called May 13, 2002 to consider the application of EN Properties/Laidlaw Transit
for an Amendment to a Conditional Use Permit for Non-agricultural Low Impact to allow a bus terminal
to operate from the property generally described as the northwest quadrant of Manning Avenue and
Hudson Boulevard. Notice of Public Hearing was published in the Stillwater Gazette for the last meeting.
Affected property owners were notified again that this application is on tonight's Agenda, and is still
under consideration.
Staff Report, City Planner, Charles Dillerud
This application was tabled at the applicants' request at the last meeting of the Planning Commission,
May 13, 2002.
The applicants have prepared substantial information since the last meeting. The Revised Site Plan has
two stages. 1.) During the 175 day school year, 56 buses will operate from and occupy the site. With 81
available parking spaces, the rationale is that there is sufficient parking for buses, drivers, and staff. 2.)
During the non -school year, all 81 buses will remain on -site with staff limited to the office and shop. The
new Site Plan appears to be able to accommodate this two stage approach. The applicants have entered
into a two year lease for a property in Afton for the 25 remaining buses (and drivers).
The Revised Site Plan shows a parking area on the west side of the building; consequently the doors on
the west side of the building would no longer function. Chain link security fence will surround the site.
Refueling will be performed at the extreme east end of the site. Lighting will be as indicated on the
diagram attached to the Staff Report. The light manufacturer indicates the luminary plan will meet our
City standards.
Trip generation was a major concern, and the applicants' approach to the problem seems valid. During
the school year there will be 328 trips per day or an average of 4.7 per acre.
Should the Commission choose to approve this application; the City Attorney recommends repealing the
original CUP and creating a new one for this use. All Code conditions should be listed, along with
specifics to this case.
The applicants have provided a complex answer to this situation, and one difficult to enforce. The new
lease in Afton allows them to break the lease with sixty days' notice. We should have the same option
but that could present a problem in the middle of the school year.
The Fire Chief brought in a large book of standards, some of which may be applicable to fueling on this
site. The City Engineer sent an e-mail expressing concern about the size of the septic system relative to
the number of drivers and staff.
Commissioner Sedro
It appears from the time schedule provided by Laidlaw that more buses and cars arrive than leave.
Don MacFeely, Laidlaw Transit
Twenty midday routes do not make a round trip.
Commissioner Deziel
If the trips are annualized, the result is 2.6 trips per day. Nothing in the Code says it is not an annual
average.
ornmission. Minutes May 29
20()2
AMENDED APPROVED MINUTES: JUNE 10, 2002
Commissioner Taylor
She agrees with the City Engineer that the size of the septic system must be adequate to accommodate bus
washing and bathrooms.
Terry Emerson, Owner
He spoke to Dale Eckland who did not think there would be a problem with accommodating bus washing
using the existing system. He said it would not be hard to enlarge the system if necessary.
City Planner
One condition that could be added to this CUP is that the septic system must be acceptable to the City
Engineer for bus washing and bathrooms.
Commissioner Taylor
She noted that 8,100 students would travel on these buses.
Don MacFeely
He said Laidlaw is 100 percent committed to doing whatever is required to make this site to conform to
the Commission's specifications. They will make sure that Mr. Emerson has all the certifications that are
necessary.
Commissioner Bunn
The Ordinance does not refer to an annual average of trips. "Daily trips" is the wording in the Ordinance.
She said that standards designed for a neighborhood with homes should not apply to a road adjacent to an
interstate highway. With 328 trips per day, her concern is that portion over the limit that will travel on
other roads. If buses are disbursing, then only the frontage road will experience more trips per day than
the Ordinance allows.
Don MacFeely
He showed a map with numbers of buses traveling on various roads based upon last year's school bus
routes.
Commissioner Bunn
She would be in favor as long as there are fewer than 210 trips per day on the residential neighborhood
streets.
Commissioner Taylor
She phoned Stillwater School District; of the 9,237 Stillwater Area students, only 357 (a small
percentage) come from the Lake Elmo zip code. We pay a much greater percentage of tax dollars for
those schools. One mile away from this site is Westgate, a residential development. Those citizens are
concerned with the smell of diesel and the noise of traffic. She said that CUP enforcement is
unstructured, and she is concerned Mr. Emerson did not keep his agreement with his last CUP.
Terry Emerson
The berm was fixed last week. Diesel fumes are greater on the highway. Noise is not a big concern.
Commissioner Deziel
It would be difficult to find a better location for this bus terminal. Few non-residential properties fit this
use.
Commissioner Sedro
Where did the trip generation figures come from?
Planningmission Minutes May 29 20 }2
AMENDED APPROVED MINUTES: JUNE 10, 2002
Don MacFeely
Those figures were calculated using the minimum number of buses and staff to satisfy the City while still
performing the work for the school district. He padded the numbers up somewhat in order to protect the
contract. Variables such as refueling the fuel tanks had to be considered. The first column in the report
represents annual workdays and the second column represents school days.
Commissioner Deziel
A maximum number of trips per day could be established as a condition.
Terry Emerson
If he were to develop the property into 28 lots, then there would be an average of 10 trips per day per
household in a 70 acre development.
MIS Armstrong/Ptacek To repeal the old Conditional Use Permit and approve a new Conditional Use
Permit in compliance with Ordinance standards and City Engineer's recommendations for septic and fuel
tanks, with the condition that an amendment to the Traffic Generation Standards will be adopted as well.
VOTE: 5:1 (Taylor) :1 (Abstain: Deziel) PASSED.
AMENDMENT TO TRIP GENERATION STANDARD IN LOW IMPACT AG ZONE
A Public Hearing was called to consider an Amendment to Trip Generation Standard of Non-agricultural
Low Impact, Section 300.07, Subd. 4A6d of the Municipal Code. Notice of Public Hearing was
published in the Stillwater Gazette.
Staff Renort, City Planner, Charles Dillerud
The standard is 3 trips per day per acre in the Low Impact AG Zone. Residential Open Space Density
generates 280 trips per day. It is less in the RED Zone. If the standard for trips per day should be
changed, it could be related to geographic location.
The Chair opened the Public Hearing at 8:45 p.m. No speakers came forward. The Chair closed the
Public Hearing at 8:46 p.m.
Chairman Armstrong
Low Impact AG Zoning assumes residences on all four sides of a property. He never anticipated whether
properties adjacent to Interstate 94 would use this zoning. Terry Emerson's property utilizes 4 percent
leaving 96 percent as Open Space. That is an amazing amount of Open Space, especially adjacent to the
interstate. He thinks five trips per day per acre would be better for Hudson Boulevard fronting on
Interstate 94. The residential portion of Carriage Station has 110 households on 90 acres, and generates
12 trips per day per household plus there is a commercial section.
Commissioner Deziel
Six trips per day per acre would meet the true average basis of the last case. If there is concern over
grand scale activities such as Edge Fest, double the daily as it stands now.
Commissioner Sedro
Trips per day were the standard used because of the daily impact on residential neighbors.
Commissioner Bunn
She would like the change to be specific to service roads such as Hudson Boulevard, not on roads such as
Manning Avenue.
Planning :`onnmission Min:tes May 29, 2002
AMENDED APPROVED MINUTES: JUNE 10, 2002
City Planner
He would like the portion of that portion of the Code to say, "Direct access to the Interstate 94 Service
Road (Hudson Boulevard)."
Chairman Armstrong
He would like to remove the phrase, "On average," from the wording as it stands now. Enforcement
would be difficult.
City Planner
Enforcement of Conditional Use Permits is nearly impossible for staff.
Commissioner Taylor
Buses are significantly different from automobiles.
Commissioner Helwi2
The number of trips should be an even number such as four or six.
Chairman Armstrong
There are no distinctions between types of vehicles. Laidlaw Transit did a good job with the statistics,
and proof.
M/S Armstrong/Ptacek To amend Section 300.07 Subd. 4A6d of the Municipal Code to read, "Non-
agricultural low impact uses shall not generate more than three trips per day per acre of contiguous
agriculturally zoned area, with the exception of lands with sole access to Hudson Boulevard that shall not
generate more than six trips per day per acre." VOTE: 6:0:1 (Abstain: Taylor) PASSED.
ADJOURN FROM 9:00 P.M. UNTIL 9:10 P.M.
VARIANCE TO SHORELAND: 8242 HIDDEN BAY TRAIL
A Public Hearing was called to consider the application of a Variance to Shoreland on a parcel generally
described as 8242 Hidden Bay Trail. Notice of Public Hearing was published in the Stillwater Gazette.
Affected property owners were notified.
Staff Report, City Planner, Charles Dillerud
The subject property is 27,500 square feet in area. The applicants propose to expand their existing house
with two additions. The problem is that the entire existing home lies within the 100 feet setback to the
Ordinary High Water. The entire lot, except for the far southwest corner, lies within that setback. The
two additions create additional non-compliance to the Shoreland Ordinance.
One addition would add three feet to the kitchen, filling in an existing jog on the outside of the house
facing away from the lake. It would also add a three feet porch on the garage side. The second addition
would add a 12' X 22' garage and another entrance driveway. The proposed addition is in scale with the
neighbors, and represents a small percentage of the existing structure. The ordinance recommends
looking for other options to avoid violations. In this area a three -car garage is standard but a four or five
car garage and second driveway are not. The second driveway suggests the use of the garage by
automobiles instead of storage.
Notice was sent to the DNR without reply.
Our database indicates the septic system has not been pumped since 1996.
Planning Commission Minuies May 29, 2002 7
AMENDED APPROVED MINUTES: JUKE 10, 2002
He recommends approval with two conditions. Eliminate the second driveway from the plan, and upon
recommendation by the City Engineer, inspect the septic system - at minimum have it pumped, and move
it to the other side of the structure away from the lake if the system is unsound.
Commissioner Bunn
Are there distinctions between homes in the Shoreland District and those that are not?
City Planner
Yes, one of the standards is for impervious surface. The standards are met in that regard. Staff would not
recommend approval if the addition was for additional automobile storage and not for general storage.
Commissioner Helwig
He thought one of the ordinances dealt with prohibiting more than a single driveway from an existing
dwelling.
City Planner
That might be within the RE Zone; there are special standards for driveways in that zoning district.
The Chair opened the Public Hearing.
Danette Jahnke. Homeowner
She showed receipts from Pinky's Septic Service showing that the septic system had been pumped on
October 27, 1997 and May 1, 2002.
Gordy Grundeen. Neighbor
He purchased his land and built his home in the 1970's, at the same approximate time as the original
owners of the subject parcel. The owners placed protective covenants on that land. That was prior to
incorporation of the city. The parcel is only .63 acres. This home is one of the more conspicuous from
the lake, and it is very close to the lake. That is of immense concern to him.
Policy and law set by the City Council says 100 feet of setback from Ordinary High Water. He does not
believe there is precedent to allow these types of changes to substandard lots on public waters.
The lot is very small, and the septic system or drainfield must be within twenty feet of the lake. There is a
weir under that property. He believes these conditions are a significant problem. He asked for the
drainfield be moved to the rear of the property away from the lake.
The garage addition is a problem because another neighbor built one then converted it to a mother-in-law
addition. Now that home has four or five bedrooms. The garage was not used as planned and pollution to
the lake is accelerated.
He would like the Public Notices worded more carefully so neighbors understand the impact to them.
The Chair closed the Public Hearing at 9:40 p.m.
City Planner
The Planning Commission would only make a recommendation in this case. The City Council would
hear it on June 18, 2002. He read the policy on septic systems from the Code with regard to permitting or
Variance requirements to upgrade. It should be inspected by Pinky's or another contractor.
Pialu i .k Commission Minutes May 29, 2002
AMENDED APPROVED MINUTES: JUNE 10, 2002
Commissioner Deziel
He recommends eliminating the second driveway from the plan. An aerial of the property indicates a
second driveway.
Danette Jahnke
The material is an apron off the garage, and the roadway is tar and gravel. They currently store dock
boards on this driveway. She would prefer not to store toys on the lake. Boats would be housed in the
garage addition in winter.
Commissioner Bunn
There must be strict enforcement of Code and penalties for non -compliant lakeshore properties.
Shoreland homeowners have a special obligation of awareness and attentiveness to the Code. The Code
specifies pumping the septic system every two years.
Danette Jahnke
Only two people live in the home and they both work.
Commissioner Taylor
She is concerned with the OHW Setback and with the septic system. However, the City cannot require
homeowners to move those systems to correct mistakes made in the 1970's. Homeowners of shoreland
have heightened responsibility.
M/S DezielBunn To approve the Shoreland Variance with Findings as any addition to the existing house
would require and OHW Variance, and as all other setbacks are met; this is the minimum Variance
necessary to alleviate the hardship. Expansion of a non -conforming structure with the exception of the
garage driveway, and with the condition that the septic system be inspected, upgraded, and moved if not
sound, prior to the issuance of any Building Permits. VOTE: 7:0 PASSED.
SITE PLAN: BREMER FINANCIAL
Staff Report, City Planner, Charles Dillerud
The applicant proposes to add a big generator to the southeast corner of the property adjacent to the
loading dock. The generator in its container is 36'X12'X15' high. It is much larger than what one
normally considers to be an emergency generator. He wondered if this unit would be considered a
customary and usual accessory structure. Should exterior surfacing meet that code? Are dumpsters
similar? He proposed landscape screening. The Code does not address this type of case.
The applicant provided the materials used to learn more about this proposal. He was under the impression
the generator was for emergencies only but the manufacturer said Bremer will be on the Interruptible
Power Program with Xcel Energy. The noise level is addressed in decibel readings indicates that sound at
the property line would be comparable to two people conversing.
Dale Glowa, United Properties
This type of generator is common in business parks. Loss of power would be catastrophic. During the
design and build process, this generator was added to the list of what Bremer wanted. They are sensitive
to the aesthetics and sound, and are enclosing it in a container. The sound coefficient is up to 65 db. The
hours of operation would be during emergency power outages and during peak energy periods in summer.
It would sit on a pad at an elevation of 1001.2 plus fifteen feet tall resulting at 1002.7 elevation. The
berms rise as high as 1002.6, and there will be plantings on top of that berm to include five ten feet tall
spruce trees. Neighboring residents will not see the generator.
Planning Commission Mi.ntnes
AMENDED APPROVED MINUTES: JUNE 10, 2002
Loren Balls, Ziegler Equipment
The container for this unit has sound attenuating banks at each end at the direction of Bremer, and six
inches of insulation with a perforated liner to help filter sound. The business park sits in a sort of bowl
which also filters sound. The unit meets H3 Code, wind and snow load, and all regulatory state codes.
He compared it to a similar unit at Lakeview Hospital which is also on the Xcel program, and a similar
one at Woodwinds Hospital. Andersen Windows has two of similar size. This unit offers full backup
power for the 100,000+ square feet building, with a very sophisticated switching system allowing
seamless transition of power. If there were an addition to the building in the future, they will not need
more power.
Commissioner Deziel
He asked if the sound produced was 65 db or less at 23 feet away after shielding.
Commissioner Sedro
She wondered if the noise produced by a generator was controlled by Code.
City Planner
He said nothing in the Code addresses this unit.
Chairman Armstrong
He asked if there could be an upper decibel limit.
City Planner
60 db are referenced in the applicant's report, and 52 db was referenced in their letter. We could make a
recommendation for the sound level at the property line.
Loren Balls
The City of Minneapolis has a decibel limit of 60.
Commissioner Deziel
He would like to be able to relate those decibel levels to sounds. 70 db is a freight train at 100 feet.
Would this be less than a lawnmower?
City Planner
The engine is a V-16, 4210 cubic inches in a 3516 engine. When an engine that size air -starts, it can be
very loud.
Commissioner Bunn
She asked if it could be put inside.
Loren Balls
It would be difficult for fueling, air circulation, and cooling. He would like to keep enough space
between the unit and permanent walls. An electric start allows a quiet start.
Commissioner Sedro
She asked if it could have a brick wall around it to match the building.
Loren Balls
It could be painted to match the building.
Dale Glowa
They do not want to enclose it or put a wall around it.
Planning Con rn issioij. Mini t s vitty 2c . 2002 0
AMENDED APPROVED MINUTES: JUNE 10, 2002
Commissioner Deziel
The size is a concern.
Commissioner Taylor
She asked how similar this unit is to the one at Lakeview Hospital.
Loren Balls
This one is bigger but quieter. It was designed to more rigid standards.
M/S PtaceklArmstrong To approve the Site Plan Amendment with the condition that noise will not
exceed 60 db at the property line.
Loren Balls
He would prefer that the noise cannot exceed 65 db at the property line.
VOTE: 7:0 PASSED.
PUBLIC HEARING:
ZONING AMENDMENT FROM HB (HIGHWAY BUSINESS) TO LB (LIMITED BUSINESS)
A Public Hearing was called to consider an Amendment to Code changing the zoning designation of HB
(Highway Business) to LB (Limited Business) for a portion of a parcel generally described as PID
Number 34-029-21-34-0001, 9450 Hudson Road. Notice of Public Hearing was published in the
Stillwater Gazette. Affected property owners were notified.
Staff Report, City Planner, Charles Dillerud
The basis for this proposed reclassification is to make the zoning at the site consistent with the 1997 and
2000 Land Use Plans, and as part of the repeal of the HB Zoning District recommended by the Planning
Commission.
Only a very limited area of this 32-acre tax parcel is presently zoned HB. This area is operated by a hang
glider business. The balance of the parcel is zoned RR. The Land Use Plans designate the south 1,250
feet of the parcel as LB and the remainder as RAD. A letter from the City Attorney indicates that this
parcel is non -conforming with either of the present zoning designations, and to rezone the entire parcel as
LB. Staff suggests the entire parcel be rezoned to LB.
Chairman Armstrong
He received a call from the leader of an ultralight group. They are unopposed to this action as long as
their activities can continue.
The Chair opened the Public Hearing at 10:20 p.m. No speakers came forward. The Chair closed the
Public Hearing at 10:21 p.m.
Commissioner Deziel
Ultralights are motorized, hang gliders are not. He wondered if the rezoning would make the hang glider
business's position more tenuous.
Commissioner Helwig
He said the business is non -conforming now.
Mann
Ti)is-ion lviin:utes
G7
002 11
AMENDED APPROVED MINUTES: JUNE 10, 2002
City Planner
By rezoning in accordance with Land Use Plans, eventually non -conforming uses are intended to go
away.
Chairman Armstrong
The hang glider business only has a lease.
M/S Helwig/Armstrong To recommend to the City Council to rezone the south 1250 square feet of Parcel
I.D. Number 34-029-21-34-0001 from HB and RR to LB, and the northern portion to remain RR. VOTE:
6:0:1 (Abstain: Deziel) PASSED.
OTHER BUSINESS
On June 3, 2002, Facilities consultants will meet with the Maintenance Advisory Commission and the
Planning Commission. On June 10, 2002, there will be a long agenda. That meeting will include the Old
Village Commission, and will be held jointly with City Council. The City Planner is unsure whether the
Old Village Consultants will be in attendance.
The Commissioners requested staff make a list of substandard lots less than 1.5 acres in the City that are
not yet improved or buildable.
THE MEETING ADJOURNED AT 10:42 P.M.
Respectfully submitted,
Kimberly Schaffel
Planning Secretary
Panning nission iMiinir =s ay 29, 2001 12
CITY OF LAKE ELMO
PLANNING COMMISSION MINUTES
JUNE 10, 2002
Planning Commission Chairman Tom Armstrong called the Planning Commission Meeting to order at 7:00 p.m.
in Council Chambers. COMMISSIONERS PRESENT: Armstrong, Taylor, Deziel, Bunn, Sedro, Sessing,
Berg, and Ptacek. Also present: City Council Members: Mayor Hunt, Rosemary Armstrong, Steve DeLapp,
and Chuck Siedow; Old Village Special Projects Planning Commissioners: Wyn John, Jennifer Pelletier, David
Herreid, and Todd Williams; City Planner, Charles Dillerud and Administrative Secretary, Kimberly Schaffel.
AGENDA
M/S Ptacek/Armstrong To accept the Agenda as presented. VOTE: 8:0 PASSED.
MINUTES
The Minutes of May 29, 2002 were amended as follows. With regard to the Patrick Kinney/PJK Realty
Variance Application, the Motions and Votes on page 3 should have read,
"M/S Ptacek/Sedro To deny the variance application submitted by Patrick Kinney and PJK Realty based
upon Findings in the Staff Report of April 3, 2002. VOTE: 3:4 (Deziel/Taylor/Bunn/Helwig) FAILED.
"M/S Deziel/Taylor To approve the application, and instruct staff to prepare Findings in favor of
granting this variance, and give them directly to the City Council. VOTE: 4:3
(Sedro/Ptacek/Armstrong) PASSED."
Page 5, Paragraph 9: One mile away from this site is Westgatea residential development.
Page 6, Paragraph 8: He never anticipated whether properties adjacent to Interstate 94 would use this zoning.
M/S Armstrong/Ptacek To accept the Minutes of May 29, 2002 as amended. VOTE: 8:0 PASSED.
PRELIMINARY PLAT: RECO, LAKE ELMO BUSINESS PARK
Staff Report, City Planner, Charles Dillerud
A Public Hearing was called to consider a Preliminary Plat to be known as Lake Elmo Business Park, by RECO
Real Estate. Notice of Public Hearing was published in the Stillwater Gazette. Affected property owners were
notified.
This 28.5 acre site is located at the corner of Lake Elmo Avenue and Hudson Boulevard. The existing zoning is
GB (General Business). A grading permit was sought and approved in the early 1980's for the southeast portion
of the site. In 1999/2000, we had hearings on the Comprehensive Plan and the Land Use Plan classification for
that area was discussed. Following those discussions, the applicant appealed to the Metropolitan Council to
remain a commercial site. If the site remains classified RAD, we would rezone it within 9 months, and this plat
would then be non -conforming. However, we have to acknowledge a preliminary plan submitted under GB. At
this time, the zoning supports a plat of this type. We have no idea what the uses would be in this plat. There is
a long list of acceptable uses to choose from.
The preliminary plat shows seven lots and two outlots. The size and configuration of those lots meet standards
of GB or LB. The outlots are located in the northwest and northeast corners of the plat. An Engineered
Wetland System would serve all seven lots. The engineering of the wastewater system will be critical, based
upon usage, when we get to the final plat. The northeast corner of the plat is to be used for stormwater drainage
to serve most of the site.
Except for minor setback issues, the plat appears to be in compliance. 50 feet is the standard rear setback for
each lot. That should be indicated on the plat as the Code dictates - at 50 feet.
The County sent a letter saying they had no objections since the plat proposes no access to a County road. The
plat designer made assumptions regarding street right-of-way. One portion of the plat seems to question
whether or not the right-of-way is dedicated. Staff would like it dedicated on the final plat.
The City of Woodbury asked for a copy of the application materials. We sent them, and received no response.
Valley Branch Watershed will not say much until the final plat is presented.
The Applicant has not indicated the source of potable water. An Erosion Control Plan is required but was not
submitted.
The City Engineer requested some supplemental items be submitted; he would like a Traffic Study and Trip
Generation Report. Traffic could be a problem on Hudson Boulevard at Lake Elmo or Manning Avenues.
These items are not mandated but they may be required, and both the City Engineer and the City Planner
recommend them.
The Engineer recommended an island in the cul de sac. Other items recommended that should be required are
the Declaration of Covenants to show how the wastewater treatment facility will be governed. A Landscape
Plan should be applied here because the site is devoid of natural landscaping except for the southeast corner. An
Erosion Control Plan will be needed. Trip generation must be based on something, so the possible uses for each
of the sites will be necessary.
The Planner recommended tabling the application after the Public Hearing to request the recommended
information.
Commissioner Deziel
Tabling would not inhibit their rights.
Commissioner Sessing
He asked the uses of properties north and east of the site.;
City Planner
North is the golf driving range and there is one residence. The drive-in is east. Northeast is the Non-ag Low
Impact Use in the AG Zone.
Commissioner Bunn
She asked if, at this early stage, we can reasonably request more information about types of businesses to use
this site.
City Planner
It is reasonable because uses could be more intense than streets can accommodate.
Commissioner Bunn
She said the setbacks need to be modified to conform to the Code.
Dave Dunay. Surveyor, Folz, Freeman. & Dunav
He did not think a Trip Study would be necessary because the entrance to the site is onto a service road.
Setbacks indicated on the plat are building setbacks. If the Commission wants them on the preliminary plat he
we will do it.
Commissioner Deziel
He asked if the septic system would be standard or a wetland system, and whether it must be placed at the
northeast end of the site.
Dave Dupav, Surveyor, Folz, Freeman, & Dunav
The best soils are there; it is the highest area. He is not sure whether it would be a large drainfield or a wetland
system.
The Chair opened the Public Hearing at 7:34 p.m.
Jim Anderson, Homeowner
He and his wife Linda own the house adjacent to the northwest corner of the proposed plat. Whatever is done
on the site should be done correctly. He would like to know about the wastewater treatment because their home
is immediately adjacent to it. If it does not smell, and works okay, he has no objection to it. He would like to
know the types of businesses that would occupy the site, the quality of the buildings, how they would sit on the
sites, and the tenants. How the site will be utilized impacts him and visitors to the area. There is already a lot of
traffic there. The design and construction should be top-notch.
Linda Anderson, Homeowner
They live where traffic goes by. They frequently see accidents on the other side of the freeway. When the
drive-in lets out there are many close calls. She would like to see a traffic study done for that area, and asked
when it will be done.
The Chair closed the Public Hearing at 7:37 p.m.
Commissioner Deziel
The Building Code requires high quality. If the wastewater system is located where it is indicated on the
preliminary plat, The Andersons will have 320 feet of buffered open space.
Commissioner Bunn
She asked what type of traffic study would be done; whether it would study only the number of trips or if it
would also address the impact. The City Engineer should look at cumulative impact.
M/S Ptacek/Berg To table the application pending submission of supplemental information as recommended
by the City Planner. VOTE: 8:0 PASSED
SECTION 520 SITE PLAN FOR GORMAN'S RESTAURANT
Staff Report, City Planner, Charles Dillerud,
This 4.4 acre site remains as it was created in 1973. A proposed expansion in 1982 was reduced in scale
because of the highway setback. Valley Branch Watershed suggested at the time that the parking lot expansion
be excluded from the expansion plans.
The wastewater treatment system was upgraded in 1991. Handicap accessibility was added in 1995. A sizable
addition is now proposed. The addition at the rear would be the building that was moved onto the site. Decking
will also be added. There is also a planned addition to the foyer. The site would be more formalized.
Paving will be done at the rear of the restaurant for parking. They will raise the elevation there. The big mound
of dirt, a bone of contention in the past, will be used to elevate the rear parking area. There will be a new
stormwater drainage pond. There is room to add on to the present wastewater treatment facility. A tower and
dormers will be added, and the addition will maintain the same roof line as the historic building being added.
Wood removed from the area getting stone facing will be moved to the addition so the treatment looks the same
throughout.
The GB Zone has new exterior surfacing rules adopted 60 days ago by the City Council. This project is
probably exempt since it increases building area less than 100%. They propose to use existing surfacing, and
while the stone may not be to Code, it probably meets the intent.
A substantial amount of paving is to be added to the existing parking lot. As proposed, the applicant would like
to continue to have parking along Highway 5. That parking lot is right on the right-of-way. Setbacks for
parking there are not met. The Twin Points' parking lot was permitted to remain, and no variance was granted
for it. The Commission may treat this the same, deny the parking, or entertain a variance. A variance cannot be
done tonight; there was no notice for a public hearing.
Some landscape island areas are indicated on the Site Plan but the Planner has no idea of the Landscaping Plan
for those islands. In lieu of setback for the front parking lot, Mr. Gorman has suggested he work out with
Mn/DOT as to how to landscape in the right-of-way. The site is 200 square feet short of landscape island at the
rear.
Surface water drainage is the number one issue in the Old Village. City Code says you shall not have more
water leaving a site post -development than pre -development. The City Engineer has no surface water
calculation for the new stormwater drainage pond to see if it can handle all the water that will be leaving the site.
Also, is the capacity of the existing drainfield enough to handle future uses?
Staff recommends approval subject to the conditions in the Staff Report, with drainage calculations confirmed
by the City Engineer, and confirmation by a septic system designer that the existing system is of adequate size
prior to the application being sent to the City Council. Staff would also like to see the Landscape Plan for the
highway area and the restaurant.
The Planner is not addressing the setback issue for parking on Highway 5. If it is determined that a variance is
necessary, he would recommend tabling this application until then.
Commissioner Bunn
She asked if Mr. Gorman anticipates pedestrian access, sidewalks, or paths adjacent to the north parking area
along the right of way. She asked the Planner if they were desired in the future, would those then be in the
right-of-way or in the business setbacks.
City Planner
The ditch section on a big part of the highway prohibits it but this site could potentially take a trail.
Commissioner Ptacek
He asked if the speed limit has already slowed down there.
City Planner
It has but not much before
Dave Herreid
The drainage ditch running east of the site could use some work. With spring runoff, the retaining walls at this
site are showing their age. Railroad ties are falling because erosion took a lot of it away.
Ed Gorman, Owner
He bought the restaurant in 1980. Erosion took away much of the parking lot and the retaining walls. Those
will be refurbished. He will have the walking bridge refurbished. The pile of dirt will be used to raise the level
of the parking lot at the rear of the site. Schiltgen field drains across the parking lot. He has a Civil Engineer
and Linders working on a plan.
He provided a detailed Landscape Plan but it is not attached to the Staff Report. Mn/DOT provided him with a
list of plants that would be acceptable along the right-of-way. The City put in flowering crabs but half are dead
due to salty conditions. Five in front of his restaurant are dead. They flowered on the field side. He has hired a
septic system designer. His current dishwasher uses one gallon opposed to three gallons before. He is the only
property owner around who ponds his water.
Todd Williams
His only concern is proximity of the drainage pond to the drainfield should it overflow.
Ed Gorman
There is a berm that will prevent that. This pond is also located away from the City drainfield.
City Planner
Groundwater migration is a function for the septic designer. It is a valid concern because we have a 201 system
just to the south of this site.
Ed Gorman
It has to be ponded.
City Planner
We may have to specify a pond lined with clay to keep water from migrating into either drainfield.
Rosemary Armstrong
The parking lot being composed entirely of asphalt results in a large amount ofinpervious surface.
Ed Gorman
That part of the parking lot is currently graveled.
Rosemary Armstrong
She said compacted gravel is not impervious. She asked if the drainfield is just his or the neighbor's too.
Ed Gorman
Gorman's only.
Commissioner Berg
He asked if the applicant would prefer to keep the parking area within the right-of-way setback.
Ed Gorman
Yes, and then buffer it with landscaping.
City Planner
There is no provision in the Code for preserving anon -conforming parking setback situation. The Commission
did the same for Twin Points. The ponds are in the south portion of the site to handle stormwater, while the
north portion can have parking. The site is a sort of gateway to the Old Village.
Commissioner Deziel
He commended the applicant for preserving the old railroad building because of its historical significance. The
applicant is integrating it well with the existing building.
M/S Ptacek/Taylor To approve based on Findings in the Staff Report but add to Item 3 of conditions,
"Submission of landscape plan and approval by Mn/DOT." VOTE: 8:0 PASSED.
Chairman Armstrong
A similar site was allowed to retain parking even when non -conforming to the setback. He asked what action
would trigger modification of that setback. There appears to be no guiding in the Code.
City Planner
Non- conforming setbacks can even be increased in some cases, everything except parking setbacks is addressed
by the City Code.
Jutac
Commissioner Ptacek
We allowed some others like Lake Elmo Oil and Lake Elmo Repair to be right up to the right-of-way.
Grandfathering grants some rights that we shouldn't take away.
ADJOURN at 8:15 p.m.
RECONVENE at 8:25 p.m.
OLD VILLAGE SPECIAL PROJECTS PLANNING COMMISSION
Staff Report, City Planner, Charles Dillerud
The topic of tonight's meeting is Sidewalks and Streetscapes in the Old Village. The Old Village Special
Projects Planning Commission meets periodically, discussing the implementation of what Thorbeck designed
for the City two years ago. We have concepts that we thought were a good idea, and included them in our
Comprehensive Plan.
The County will not participate with us. All we have is the City share of tax abatement which is $88,000 and
going up by $50-60,000 each of the next eight years. A portion was originally allocated to the Old Village as
backup to financing the water system improvements; the balance is dedicated to Old Village Improvements
without specificity. The Council did not commit abatement to the water system financing plan recently
approved. Right-of-way improvements to include drainage were the first order of business. The Commission
made a recommendation to the City Council to hire an engineer to accomplish something like the Thorbeck
plan. The Council decided not to go forward.
The OVSPPC requested this joint meeting to find out what the City Council wants them to do.
Mayor Hunt
Part of what was withheld was due to the Council's uncertainty about spending money on the water system.
Councilmember DeLann
Lake Elmo is not getting and receiving what other cities get from the County with tax abatement. They
subsidize their development. So we have to subsidize the Old Village.
Maybe we can do a match for in -kind donations by residents. That might give it momentum.
Commissioner Herreid
As a business owner in the Old Village, he has been struggling with sidewalks and drainage for 10 years. The
fire department siren goes off pointed at this building. The department is looking at whether it might make
sense to place sirens throughout the City or sirens that turn. Anything presented by the OVSPPC was never
addressed by the City Council. Tabling the sidewalk stuff means the Council is not living up to their
responsibility to the City's infrastructure.
Councilmember DeLann
At Hamlet on Sunfish Lake, the residents raised the funds to add supplemental landscaping to their boulevards.
They had drainage issues in those lakes. We helped them financially to accomplish those goals.
Commissioner Herreid
By addressing the infrastructure of the Old Village we are increasing its value. It is time to deal with the
Village. This Commission is composed of individuals who want to be involved, and contribute their time. Do
not ask them to be on committees then ignore everything they recommend.
Councilmember Armstrong
Stormwater money should not be used for this at all.
City Planner
Those stormwater monies are not intended for this type of work. Is this a stormwater issue or an aesthetic
improvement issue?
Councilmember Armstrong
Sidewalks are a visible thing. The City has been subsidizing the Old Village for a long time. Most residents
have separate water systems yet are paying for the Old Village system as well. The Council is not overlooking
and abandoning the Old Village; it is not getting short-changed.
Commissioner Williams
This Commission has told the City Council for more than six months that we have the money; it is supposed to
go to improvements for infrastructure. Our priorities should be aesthetics, safety, and pride.
Councilmember Armstrong
The school district and County dropped out of tax abatement for Lake Elmo.
Commissioner Williams
We always knew what our portion of these projects would be. We are not speaking of millions of dollars. It is
just a short distance - from Highway 5 to the railroad tracks, on both sides of Lake Elmo Avenue.
Mayor Hunt
There should be a better way to design sidewalks with curbs and gutters to be proactive, and help the ponding
issue.
City Planner
Yes, with a little bit of design work, there may be other ways of addressing stormwater problems.
Commissioner John
There is frustration with the City Council among the members of the Old Village Commission. Maybe we can
get some design studies, and organize the sidewalks. The City Council never communicated why the
recommendation was turned down.
Councilmember Siedow
Sidewalks down by the post office and library are dangerous in the winter. In the Old Village, stormwater
runoff is the most important thing. Water is ponding in his yard. This is a very bad problem in the Old Village
since the drainage was dammed by the downstream field owner. Their must be a way to carry the water all the
way through the City.
Councilmember DeLann
He supports any integral design plan incorporating sidewalks, road width, landscaping, and drainage.
City Planner
Councilmember Siedow's drainage situation is far beyond Lake Elmo Avenue. Solving that problem is not the
same discussion. Stormwater is bigger than just the Old Village.
Councilmember DeLapp
He thinks they should be solved concurrently.
Mayor Hunt
He goes along with Councilmember DeLapp. He supports the design of the streetscape but is concerned about
surface water runoff. The money the City has should be used to measure impacts and mitigations. That is why
the City chose not to rebuild LaVerne Avenue. Wet basements and flooding are problems. The swale across
from Schiltgen's property causes problems. We must figure out a solution to all of that. Sidewalks in the Old
Village should not be that big an additional problem. He would like to look at an integrated plan.
Jdnz 10, 2002
City Planner
Is the City prepared to commit the necessary resources?
Mayor Hunt
Yes, then we can analyze the drainage separately or concurrently. The City is well -funded for surface water
runoff.
City Planner
We may have other resources as well.
Mayor Hunt
The City is well -funded on surface water runoff.
Councilmember Armstrone
The first step is to have an engineer look at it. She thinks sidewalks are a big part of the stormwater problem,
and should be last on the priority list.
Councilmember John
He supports Councilmember Siedow. It is basic to the health, safety, and welfare of the City. Schiltgen filled
his swale to flatten the land in order to plant it. We need to ask him to correct the problem. We need to look at
where the swale used to be, and create a wetland or holding pond so the water will not back up on the berm.
Then we need to look further away at Down's Lake. All of this should be done in combination.
Councilmember Siedow
Sidewalks are a small issue compared to runoff, especially considering the number of septic systems in this City.
All this water running over the drainfields and going into our farms and our food is a serious concern. The City
Council should really be working on it, and it should be a separate thing.
Mayor Hunt
We need to begin the preliminary work. Maybe we need piping around or through Schiltgen's property.
TKDA should have some engineering information regarding this problem. He will vote to spend the money to
get the consultant. If we can do the stormwater stuff at the same time, we will do that too.
City Planner
He will put this on the City Council agenda, and get a TKDA quote. He thought the Environmental
Commission was charged to look at the stormwater problems.
Commissioner Williams
The problem has been bouncing around for at least 15 years. Finally the City has some money to work with. He
encouraged the City Council to spend that money.
Councilmember Siedow
Health, safety, and welfare should be the priority.
Mayor Hunt
He believes it is appropriate to put that money into the budget because a new budget cycle is about to begin.
Commissioner Bere
Stormwater is not an Old Village issue. Down's Lake improvements were recently approved by the City
Council. That is the tail end of the watershed; the beginning is Sunfish Ponds. We need to look at it in a
broader context. Can old TKDA studies be found? We need to keep stormwater where it drops.
City Planner
Ponds are east of Sunfish as you approach this direction. The water goes under Highway 5 when it rains hard.
Commissioner Sedro
She supports an integrated approach. Sidewalks are great but not a logical first step. She likes what she is
hearing.
Mayor Hunt
We are talking about the whole streetscape design.
City Planner
The cost will be about $15-20,000 for just the design.
Councilmember Siedow
Can we ballpark how much it will cost to do the whole job?
City Planner
Maybe $1-2 million, depending on if we do it in stages.
Councilmember DeLann
It will probably be proportionate to the design cost.
Mayor Hunt
He will vote to go ahead with the design and the stormwater issue.
OTHER BUSINESS
City Planner
The Met Council has sent us an answer to our Comp Plan; they will make the decision about it soon. The City
Council will have a workshop on this tomorrow at 5 p.rn. All available Commissioners are asked to attend.
Councilmember DeLann
It is important to have ideas of what we have to do, the time we have, and what the sequence should be. Met
Council is talking about a 1.5 billion dollar investment against the Comp Plan; it will be very hard for us to fight
it financially. Woodbury was blown under by developers.
Commissioner Taylor
Will they make a decision on June 26?
City Planner
They will be in tough shape if they do not make a decision by August.
Councilmember DeLann
Everything was in place over one year ago but they pretended it was not there.
ADJOURN 9:04 p.m.
Respectfully submitted,
Kimberly Schaffel
Recording Secretary
Planninit (.:'ornmission Milktrt,s
MAC/Planning Commission Special Meeting
Minutes
June 3, 2002
Chairman Armstrong called the Special Meeting to order at 7:05 p.m. Planner Dillerud
introduced Paul Steinman and Mikaela Huot of Springsted, Inc. and Terry Olsen of TKDA to
present updates and additional information regarding the Community Facilities Forecast Project.
COMMISSIONERS PRESENT.. Chairman Armstrong, Berg, Sedro, Sessing, Bunn, Deziel,
Stanley, Dege, Talcott, and Gustafson. COMMISSIONERS ABSENT: Helwig, Herber, Ptacek,
and Taylor. Also present were Fire Chief, Greg Malmquist and City Planner, Charles Dillerud
Ms. Olsen
She presented a revised population forecast graphic which, based on building permit data of
recent years, slightly accelerated projected City growth in the earlier years of the 20 year
planning period over earlier forecast models but retained the 2020 total population forecast
unchanged from earlier forecast models. She explained that this forecast model was potentially
more precise than earlier straight line forecasts but was not as weighted to earlier years of the
forecast period as the logarithmic forecast methodology that had been suggested by
Commissioner Deziel at the last meeting.
She then presented a graphic that revealed that all City community facilities (Public Works,
Parks, Fire and Administration) are deficient in size today based on the facility needs
methodology utilized by the consultants and Planning Commission. She observed that each
operating department would view its space needs to be the most critical but it would be
unrealistic to assume that all facilities would be replaced or enlarged simultaneously.
Ms. Olsen then presented a second graphic of the consultants' recommended strategy for staging
and prioritizing the replacement/enlargement of Lake Elmo community facilities for operating
departments. She noted that the following assumptions/strategies were incorporated in the
staging and prioritizing recommendations:
1. By focusing on Public Works and Parks first, the needs of two operating departments can
be addressed concurrently.
2. The City had completed site acquisition and basic designs for a Public Works/Parks
facility in the recent past, so the lead time to get a revised/new project underway would
potentially be less than with the other operating departments.
3. The assumption is that Parks/Public Works would be a new facility at a different location
than the two existing sites — either the 14 acre site acquired some years ago or another
similar site. Upon completion of the new facility, the total existing Public Works facility
could be available to the Fire Department as, at least, an interim solution to its space
needs.
4. Since current Administration/City Hall space needs are for offices, conference, and
records storage, short term solutions (such as temporary mobile annexes) appear feasible
and preferable to structural additions to the current City Hall on a site that is too small to
accommodate the ultimate building space needs. Annex options for City Hall could be
initiated immediately without inordinate cost.
5. At least the site size for a new City Hall should consider the possibility of
accommodating municipal (as opposed to contract) Public Safety (policing) in the future.
6. The existing City Hall appears to be considered a local icon — the product of citizen
labors. As such, the existing City Hall is a fitting candidate to retain as a Community
Center once a new City Hall is constructed.
Chairman Armstrong
He asked whether the City operating department heads had seen and commented on this facilities
prioritization and strategy.
Ms. Olsen
She responded that the department heads had each been interviewed regarding their perceived
departmental space needs and priorities. She also reminded the Commission that she had
personally inspected each facility carefully, and had previously reported her findings to the
Commission. She advised the Commission that the department heads had not been asked to
review and comment on the prioritization and strategy that she had just presented to the
Commission, however.
Ms. Huot
She presented updated data regarding forecasted staffing and City budget based on the growth
forecasts from the forecasting model that was presented earlier. She noted that she had again
contacted Orono to determine the budgetary impact of the contract Public Safety services they
provide surrounding communities. She reported that the $1 million annual revenues from those
contracts had not been accounted for in earlier budget work. That omission had incorrectly
skewed the graphic relationship between Lake Elmo and the sum the communities utilized for
modeling purposes.
City Planner
He asked the consulting team whether they were satisfied with the relationship between the
facilities needs forecasts and the staffing/budget forecasts.
Mr. Steinman
He responded that they had tested for that relationship, and found the relationship to be
sufficiently positive, given the 20 year forecasting window.
Citv Planner
He noted for the Commission that the "bottom line" on the staffing/budget forecast had been to
maintain the annual budget per capita relationship existing between Lake Elmo and the model
communities over the forecast period. This would reflect the efficient Lake Elmo municipal
operations that are evidenced today — vis-a-vis other cities. He observed that while the annual
budget amount per capita for Lake Elmo would increase, Lake Elmo per capita expenditures for
municipal operations would remain lower than the group of model cities selected by the
Commission over the entire forecast period.
Commissioner Deziel
He observed that the per capita Lake Elmo expenditure actually goes down in "2005" versus
"2000." He suggested that the difference could be banked by the City, with the excess revenues
(over forecasted expenses) by 2002 used to either smooth out future increases or be applied to
capital reserves to reduce future bonding requirements.
Commissioner Bunn
She suggested that prior to submission of the draft report to the Commission, the operating
department heads of the City be requested to review the prioritization and strategy for
community facilities expansion/replacement that has been recommended by the consultants, and
to submit their written comments to the Commission — not to exceed a single page in length. She
further suggested that those department head comments should accompany the draft report when
the report is mailed to the Commission for review.
City Planner
He advised the Commission that this would be the final working session. The consultants will
now prepare a draft final report for consideration, and Commission recommendation to the City
Council. Those Commission recommendations could include both Findings and Conditions that
could address any further issues, concerns, assumptions, or elaborations the Commission may
wish to convey to the City Council regarding this work.
The consulting team concurred with Chairman Armstrong's suggestion that the final draft be
prepared and sent to the Commission for consideration at its June 24, 2002 regular meeting — to
include the single page commentary of the operating department heads.
Chairman Armstrong adjourned the MAC Planning Commission Special Projects meeting at 8:45
PM.
Respectfully submitted,
Charles 1✓. Dillerud
City Planner
MEMO
(June 20, 2002)
To: Lake Elmo MAC/Planning Commission
From: Chuck Dillerud
Subject: Community Facilities/Staffing Forecast
The consultants delivered a FAX copy of a portion of the draft study report on Tuesday —
with full copies promised today (Thursday). After discussing the matter wish the City
Administrator, I have decided not to send that draft portion to the department heads for
their review and comment. I will, however, send them the complete draft today.
This, of course, leaves little time for the department heads to review and prepare their
commentary before your Monday meeting — not in their or the City's best interests. We
have decided to instead schedule a MAC/Planning Commission Workshop within the
next very few weeks to enable the department heads to present their comments in person
— still no more than "one page". We can discuss dates for that Workshop on Monday.
I have enclosed a copy of the draft Study Report. It is not my intention to have the
consultants in attendance at Monday's meeting. I do hope we can begin discussions of the
Report that evening, however. Maybe no discussion will be necessary — the whole idea
behind the several meetings we have had with the consultant during the study
preparation. With the Commission monitoring the work as it was underway, we hoped to
avoid the usual problems (and expense) of major study modifications after the draft is
prepared. It was our sincere desire that the Commission would already have attained the
"pride of authorship" in the work by this strategy.
STUDY REPORT
COMMUNITY AND STAFFING REPORT
OF
LAKE
ELMO
�I I�dY II IWPI,uI'tldiIIIV Y„;,ik ih i� iai 16 M1I; pW Vl'rr'f, M1ia n b IVlui l lho !I I mI n411DIWL;Wdiblli l
CITY OF LAKE ELMO, MINNESOTA
TKDA
ENGINEERS • ARCHITECTS • PLANNERS
Date: June 18, 2002
Comm. No. 12436-01
TOLTZ, KING, DUVALL, ANDERSON
AND ASSOCIATES, INCORPORATED
1500 PIPER JAFFRAY PLAZA
444 CEDAR STREET
SAINT PAUL, MINNESOTA 55101-2140
PHONE: 651/292-4400 FAX: 651/292-0083
COMMUNITY AND STAFFING REPORT
CITY OF LAKE ELMO, MINNESOTA
TABLE OF CONTENTS
1. Introduction
2. Chapter 1: Demographic Profile
3. Chapter 2: Lake Elmo Building Inventory
4. Chapter 3: Community Comparisons for Staffing/Services
5. Chapter 4: Community Comparisons for Facilities
6. Chapter 5: Future Staff and Operational and Expenditure Needs
7. Chapter 6: Future Facilities and Expenditure Needs
8. Chapter 7: Conclusions and Recommendations
Appendices
COMMUNITY FACILITIES
STAFF FORECAST STUDY
CITY OF LAKE ELMO, MINNESOTA
JUNE 20, 2002
I. INTRODUCTION
Lake Elmo has a long-standing rural tradition, which it desires to maintain based upon its
Comprehensive Plan. At the same time, the City has grown substantially over the last 20
years, and its population is expected to double between the years 2000 and 2020. The
City Council realizes it must address the challenges that come with a growing
population. Among these challenges are providing adequate public services, staffing,
and facilities to ensure a good quality of life for all of its residents. The City understands
that "efficiency and accountability in local government" contribute to that desired quality
of life.
In order to ensure that the quality of life is maintained, the City hired TKDA and
Springsted, Inc. to prepare a plan for providing those services, staffing levels, and
facilities in a timely and cost-effective way. The consultants began this process, working
with the City's Planning Commission, Public Facilities Committee and staff at the
beginning of 2002.
The City of Lake Elmo is projected to reach a population of 12,500 people by 2020. With
some level of certainty, we were able to predict service, staffing, and facility needs until
that year using comparison data from eight (8) other pre -selected metropolitan area
communities.
The consultants originally selected fifteen (15) Cities that were identified as comparable
to the City of Lake Elmo. The Planning Commission, through a process of elimination,
narrowed down the list to two per category, based on the geographic area of the city,
location, character, future growth expectations, and current population. The final list of
comparison Cities included the following:
Group City Category
1 Hugo, Corcoran 2000-2005
2 Orono, Shorewood 2010
3 Farmington, Mendota Heights 2015
4 Lino Lakes, Rosemount 2020
The final list of comparison Cities provided comprehensive data on number of
employees, per capita spending, and numerous additional details which were used to
project where Lake Elmo should be when it reaches those population points.
Input from City staff, independent analysis of buildings, and guidance from the City
Planning Commission and Facilities Committee helped to ensure that the results of this
Study accurately predicted the needs of Lake Elmo.
Selected findings and conclusions of this Study reveal that:
City staff, which is lean compared with other cities, does a good job providing basic
services.
Overall staff costs are low compared with other cities studied.
The City has facilities, which, for the most part, are in good repair, although in most
cases have functionally outlived their effectiveness for their present uses.
The City is fiscally conservative. The per capita tax expenditure is low compared to
other cities in its size class.
Facility status has likely negatively impacted the City's ability to attract/retain
employees.
The City is currently lagging behind in facility requirements for each department.
Even with projected facility expenditures as well as increases in staffing, the City
will be able to maintain a low per capita tax expenditure assuming moderate
growth in market values.
With the analysis that has been conducted as part of this Study, it is clear that the City
has the opportunity to address its service staffing needs and facility needs in a thoughtful
and orderly way that avoids jumps in taxes. Programming for staff can be done gradually
as needs become apparent, but from our analysis, it appears that facility needs must be
addressed immediately. Based on our findings and conclusions, we provide the following
recommendations:
The City will need to aggressively address facility and space needs, and provide
some short-term facilities to hold over until long-term facilities can be built.
The City needs to begin a detailed facility planning and programming study
including searching for land, preferably around or in the Old Village, for a City Hall
Campus. The City should make sure that when it secures land, it buys sufficient
land for the long-term future, and designs for facilities should be flexible and
designed in such a way to assure they can be easily expanded.
The City should secure a consultant with experience and knowledge of fire
department operations and cooperative agreements to study and make
recommendations which will guide decisions on facilities for the fire department.
If in the future, the City finds its population will exceed 12,500, it should update this
Study.
Given its capital needs, and in order to meet those needs in a timely and efficient
way, the City should develop a Comprehensive Capital Improvement Plan that
addresses both needs and funding sources in detail.
We wish to thank Mary Kueffner, City Administrator for her cooperation and insight into this
process. We also wish to acknowledge the input from department heads including Dan
Olinger, Department of Public Works, Greg Malmquist, Fire Chief, and Mike Bouthelet,
Parks Director. We wish to thank Chuck Dillerud, Community Development Director, who
conceived this project and who guided it from inception to completion. His advice and
perspective shaped the work in a way that makes it unique to Lake Elmo. Most of all, we
wish to acknowledge the guidance and direction of the City Planning Commission and
Public Works Committee, whose many hours of meetings, discussions, and study truly made
this Study their own, reflecting the direction of the community and the desires of the
residents.
--- -- DEMOGRAPHIC PROFILE
GI 1("-GELAKt cLMf6,-M-INNt5 TA
MARCH=I4 2002
1. Introduction
Lake Elmo is on the eastern edge of the Twin Cities Metropolitan Area. It is bounded by the City of
Grant on the North, Baytown Township and West Lakeland Township on the East, Woodbury on the
South and Oakdale on the West. It consists of approximately 25 square miles, most of which is not
intensively developed.
Compared to some of its neighboring cities, the City of Lake Elmo has experienced moderate growth
in the past. Both Oakdale, which is almost completely developed, and Woodbury, which still has
considerable available land, have developed at urban densities based upon availability of public
services, especially public sewers and water.
Lake Elmo's past rate of growth has been influenced by the City's desire to remain largely rural and
rural residential. Although some public sewer serves commercial, business and institutional
development in the southwest corner of the City, most development in the City is on private septic
systems or congregate treatment systems at rural densities. For the most part, the City intends to
continue developing at rural densities, with some higher -density development without public sewers in
the Old Village Area.
2. Population and Household Trends
In the last 30 years, population and household growth rates in the City of Lake Elmo have exceeded
growth in both the metropolitan area and the state. Between 1970 and 2000 the number of
households grew 155 percent in the City, 75.2 percent in the region and 64.3 percent in the state
(See Table 1). Population increased at a slower rate in Lake Elmo during this period (70.2 percent),
the region (37.9 percent) and the state (29.2 percent) (See Table 2). The most important growth
decade for Lake Elmo was the 1970's, which witnessed considerable rural growth as well as
occupancy of Cimarron, a 505 unit manufactured housing development created between 1967 and
1969. In the 1980's, the City grew more rapidly than the state, but fell behind regional growth. Since
1990, the City grew faster than the region; this growth is the result of mostly rural, clustered
development that has attracted "second house" professionals and business people to the City.
Although Lake Elmo is generally perceived as lukewarm to growth, the data indicates that Lake Elmo
has generally exceeded both the state and the region in population and household growth rates.
Therefore, one could describe growth in the City compared to the region and the state as moderate to
rapid over the last few decades.
Since the 1970's, Lake Elmo, like the state and the region, has experienced faster growth in
households than population. This is the result of the "Baby Boom Generation's" coming of age,
beginning in the 1970's, leaving home, forming households and families. Since the household is the
basic unit for which local governments must provide services, this number is critical in planning
facilities and services for the future.
1
Lake Elmo
TC Region
State
Table 1
Household Trends
1970
918
573,634
1,153,946
Source: U.S. Census Bureau
1980
1,687
721,357
1,445,222
1990 2000
1,937 2,347
875,504 1,021,454
1,647,853 1 1,895,127
Table 2
Population Trends
Change
1970-
2000
156%
78%
64%
Change
1970 1980 1990 2000 1970-2000
Lake Elmo 3,542 5,296 5,903 6,863 70%
TC Region 1,874,612 1,985,873 2,288,729 2,642,056 41
State 3,806,103 4,075,970 4,375,099 4,919,479 I 29%
Source: U.S. Census Bureau
Lake Elmo has, in the last three decades, maintained a bigger average household size than either the
region or the state. In 1970, the average household size in Lake Elmo was 3.85 persons per
household (See Table 3), whereas the average household sizes in the state and the region were 3.29
and 3.27, respectively. Since 1970, household size has consistently decreased nationally, and within
the state and the region. This trend is reflected in the gradual decrease in persons per household in
Lake Elmo as well, to 2.92 persons per household in 2000. This is still a larger number of persons per
household than the state and the region, which both show 2.59 average persons per household.
2
Lake Elmo
TC Region
State
Table 3
Household Size
1970
3.85
3.27
3.29
Source: U.S. Census Bureau
1980
3.13
2.75
2.82
1990
3.05
2.61
2.65
2000
2.92
2.59
2.59
There are several reasons for higher persons per household in Lake Elmo. Of the total number of
households in the City in 2000, 82 percent are family households, and 41.6 percent have their own
children under 18 years of age at home. In comparison, only 64.4 percent of households within the
region are family households and only 33.4 percent of all households have their own children under
18 years of age. In Lake Elmo, only 18 percent of households were non -family (one or more unrelated
individuals), whereas in the region 35.6 percent were non -family households. Non -family households
often consist of small households of one or two people, oftentimes young singles setting up their own
apartments or elderly and widowed individuals. As the next section will show, Lake Elmo has smaller
percentages of its population in the age categories "20 - 34" and "65 and over" than either
Washington County or the region.
3. Aae Breakdowns
Lake Elmo, in 2000, had a slightly higher percentage of males than females, (50.7 percent males,
49.3 percent females) (See Table 4). This is unusual since Washington County, the Metropolitan Area
and the state all have a slightly higher number of females than males. This is largely due to the fact
that Lake Elmo has a smaller proportion of older people than either the county or the region; 7
percent of the City's population was 65 and over, whereas 7.6 percent of the County's population and
9.7 percent of the region's population was 65 and over. This reflects the fact that there are no
residential housing facilities for the elderly within Lake Elmo at present. When an elderly person
needs assisted care or even a nursing home, they must move to a nearby city such as Stillwater or
Oakdale.
Even with the lower percentage of very elderly people in Lake Elmo, the median age in the City (37.3
years) is higher than the County's (35.1), the region's (34.3) or the state's (35.4). This means that
there is a higher proportion of people in the "middle ages" in Lake Elmo. In Lake Elmo, in 2000, 47.2
percent of the population was between the ages of "35 and 64"; in Washington County the proportion
was 42.5 percent, in the region it was 39 percent and in the state it was 38.5 percent. This suggests
that there is less migration in and out of Lake Elmo than elsewhere and, due to the cost of housing,
those who are moving in are a little older, probably buying their second house. Aside from Cimarron,
there are few "affordable" housing opportunities in the City.
3
Table 4
Age Breakdowns-2000
Lake Elmo Washington County T.C. Region
Subject Number Percent Number Percent Number Percent
Total Population 6,863 100 201,130 100 2,642,056 100
Sex and Age
Male
Female
Under 5 Years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 59 years
60 to 64 years
65 to 74 years
175 to 84 years
85 years and over
Median age (years)
3,477 50.7 99,970 1 49.7 1,301,693 49.3
3,386 49.3 101,160 50.3 1,340,363 50.7
487 7.1 15,346 1 7.6 188,236 7.1
552 8.0 16,946 1 8.4 198,690 7.5
594 8.7 17,037 1 8.5 197,611 7.5
543 7.9 1 14,564 7.2 183,491 6.9
324 4.7 9,058 4.5 1 173,732 6.6
648 9.4 27,341 13.6 411,155 15.6
1,361 19.8 38,877 1 19.3 469,324 17.8
1,185 17.3 1 30,210 1 15.0 363,592 13.8
402 1 5.9 9,850 1 4.9 1 117,051 4.4
286 1 4.2 6,634 1 3.3 1 83,929 3.2
330 4.8 1 8,830 ( 4.4 130,615 4.9
121 1.8 4,782 2.4 90,292 3.4
30 0.4 1,655 0.8 1 34,338 1.3
37.3 X 1 35.1 X 34.3 X
18 years and over 1 4,859 1 70.8 141,905 70.6 1,944,522 1 73.6
Male 1 2,452 1 35.7 69,795 34.7 1 944,588 35.8
Female 1 2,407 35.1 72,110 1 35.9 999,934 37.8
21 years and over 1 4,618 67.3 1 135,455 1 67.3 1,839,982 69.6
62 years and over 630 1 9.2 1 18,889 1 9.4 1 302,605 11.5
65 years and over 481 1 7.0 15,267 1 7.6 255,245 9.7
Male 233 1 3.4 6,572 3.3 102,871 1 3.9
Female I 248 1 3.6 1 8,695 1 4.3 1 152,374 1 5.8
Source: U. S. Census Bureau
4
A recent report of the St. Paul Association of Realtors listed median housing prices based upon sales
in 2001. In 1996, the median housing price in Lake Elmo was $179,000, which rose to $345,000 in
2001, a 92% increase in five years. In neighboring communities, median house prices for 2001,
ranged from $187,000 in Oakdale to $215,000 in Stillwater to $448,000 in West Lakeland Township.
Lake Elmo is very similar to Washington County in terms of the percentage of children in the
population. In both cases, 31.7 percent of the populations were 19 years of age or younger. The
region had 29 percent in these age cohorts and the state had 29.1 percent in these cohorts.
4. Household Relationships by Tvpe
The preponderance (99.4 percent) of people in Lake Elmo in 2000, lived within households. Only 0.6
percent or 43 people lived in group quarters. Children in households made up 35.1 percent of the
population in Lake Elmo, which is slightly higher than the regional percentage of 30.2. The higher
number of children in Lake Elmo contributes to the larger household size of the City. In addition, the
percentage of female householders with no husband present is only 7.8 percent in the City, compared
to 8.5 percent in Washington County and 9.9 percent in the Metropolitan Area. This lower percent in
Lake Elmo is probably the result of a combination of factors: fewer single people move into Lake
Elmo (only 4.1 percent of Lake Elmo's housing stock is rental) and the high cost of housing ($345,000
was the median cost of housing in 2001) which often requires two incomes to support.
5. Race
Racially, Lake Elmo is predominantly white (97 percent) compared to 93.6 percent in Washington
County and 84.7 percent in the region. The majority of nonwhites in Lake Elmo are Asian (2.0
percent), which is similar to the County's percentage (2.1). Unlike the County, which has 1.8 percent
Black or African American, Lake Elmo has only 0.7 percent Black or African American.
6. Housing Occupancy and Housing Tenure
Of the total number of housing units in the City at the time of the Census, only 1.8 percent were
vacant, which is a very low vacancy rate. In Washington County, the vacancy rate was 3 percent
while the vacancy rate in the Metropolitan Area was 2.5 percent. The City's very low vacancy rate
contributes to the relatively high cost of housing in the City. The majority of housing in the City is
owner occupied (95.9 percent) with only 4.1 percent renter -occupied. In Washington County 85.7
percent is owner -occupied and within the Metropolitan Area 71.4 percent is owner occupied. The high
ownership rate in Lake Elmo also contributes to the low vacancy rate in the City.
7. Occupations
Information on occupations for minor civil divisions like Lake Elmo will not be available from the 2000
Census until later in 2002. In order to obtain some understanding of the occupations of residents of
Lake Elmo, it is necessary to rely on 1990 Census data. Although it is dated, it still probably provides
a reasonably accurate picture of occupational makeup of the population of the City.
Table 5 shows the occupational breakdown of the City in 1990, compared to the similar breakdown
for the entire region. Generally the breakdowns of occupational categories are similar between Lake
Elmo and the region. The "Managerial, professional and specialty'category can be divided into two
groups. The City has a slightly smaller percentage of workers in the category "Executive,
administrative and managerial" than the region, 12.9 percent to 14.5 percent. However, the City has a
higher percentage of people in the category "Professional specialty occupations" than the region, 18.2
percent to 15.5 percent. This can be explained by the higher number of scientists, engineers and
others who work at 3M and Imation nearby.
5
Table 5
Occupations in Lake Elmo and the T.C. Region--1990
Managerial, professional specialty
Technical, sales, administrative support
Service
Farming, forestry, fishing
Precision production, craft, repair
Operators, fabricators, laborers
Total
Source: U.S. Census
Lake Elmo
Number Percent
T.C. Region
Number Percent
988 31.2 374,325 30.1
1,143 35.9 448,556 36.1
304 9.6 152,169 12.3
31 1.1 9,811 0.8
359 11.4 112,156 9
348 10.8 146,620 11.7
3,173 100 1,243,637 100
The percentage of workers within the "Technical, sales and administrative support occupations" is
very similar in the region (36.1 percent) and Lake Elmo (35.9 percent). Service occupations, generally
lower paying jobs, employ 12.3 percent of the regional workers, but only 9.6 percent of the City's
workers. "Precision production, craft and repair occupations" make up a slightly higher percentage of
workers in the City (11.2 percent) than the region (9 percent) as well. This reflects employment at
Andersen Windows in Bayport, which employs many workers within this category.
The occupation category "Operators, fabricators and laborers", which consists of machine operators,
assemblers, inspectors, transportation occupations, handlers, helpers and laborers, makes up 10.8
percent of the workforce in Lake Elmo and 11.7 percent in the region. In general, the occupational
workforce in Lake Elmo was more "white collar" especially in terms of scientific workers than the
region. Lake Elmo also had a lower percentage of workers in the traditionally lower paying service
sectors. These conclusions are confirmed in the income discussion of this report.
8. Income
Income data, like occupation data, will not be available for some time from the 2000 Census. As a
rough approximation, one can take 1990 Census income information and apply a factor (1.4282),
which represents the change in the U.S. Consumer Price Index for all urban consumers. Applying this
factor to 1990 median incomes gives some idea of relative incomes in the City and the region.
gyr
Table 6 compares median household, family and non -family household incomes in Lake Elmo and
the region. Median household income represents income coming into a household for all kinds of
households - families, room -mates and singles, or some combination. For Lake Elmo in 2000, the
estimated median household income was about $65,000, which was 24 percent higher than median
regional household income of $52,000. Family income, which reflects families of at least two related
people, was again much higher in Lake Elmo ($73,000) than the region ($62, 500). Median non -family
household income was also higher in the City ($33,500) than the region ($32,000).
The combination of a number of factors including occupations, the higher percentage of people in the
prime working ages, the proximity of major employers and higher housing prices affect the overall
income levels of people within the City of Lake Elmo. More people engage in higher paying
occupations and more of those people are at their prime earning ages. Major employers including 3M,
6
Imation, State Farm Insurance, Andersen Windows and Hartford insurance are located around the
edges of the City, making commutes easy and short. High housing prices effectively self-select the
kinds of people who can live in the community. It is likely that these factors have resulted in
maintaining, if not increasing, the relatively high income status of the community.
Table 6
Median Household, Family and Non -family
Household Income in 2000*
Median Household Income
Median Family Income
Median Non -family Household Income
`Adjusted from 1990 Census income data
Source: U. S. Census
9. Forecasts
Lake Elmo Region
$65,000 $52,000
$73,000 $62,500
$33,500 $32,000
The basis for planning is population, household and employment forecasts. Within the Twin Cities
Metropolitan Area, the Metropolitan Council traditionally prepares these forecasts for the region,
counties, cities and townships. Historically, the Council prepared forecasts for 20 years, thus 2020. In
the planning process, the local municipalities either accept and adopt the regional forecasts, or
develop their own. The forecasts, whichever are adopted, form the basis for the comprehensive plan,
including the community facilities portion of the plan. Since households are usually the unit that
demands services of a municipality, they will be the focus of this discussion.
In its comprehensive plan, the City of Lake Elmo adopted the forecasts of the Metropolitan Council. (It
should be noted that the Metropolitan Council is developing new forecasts as a result of the 2000
Census. These forecasts will be available about mid 2002.) The City believes it can accommodate
these forecasts with continued rural cluster development and some "Village Scale Housing" around
the Old Village.
Table 7 and Figure 1 show Metro Council Blueprint population forecasts for Lake Elmo, Washington
County and the Region made prior to the 2000 census. Population in Lake Elmo is expected to grow
by 84 percent over the next 20 years or by 3.2 percent per year. This will increase the population of
the City by 5,637 people, or about 280 people per year. This growth represents an increase in the
rate and amount of population compared to 1980 - 2000, during which the City's population grew by
29.6 percent or 2,831 (141 people per year).
Between 2000 and 2010, Washington County's population is anticipated to grow by 42 percent, while
the region's growth is expected to be at 19 percent. From a population perspective, Lake Elmo will
grow considerably faster than the last 20 years, and substantially faster than either Washington
County or the Region.
7
Lake Elmo
Washington County
T.C. Region
Table 7
Population Forecasts, 2000-2020
2000
Census
6,863
201,130
2,642,056
Metro Council 1998
Blueprint Forecasts
2000 2010
6,700
203,120
2,608,990
8,650
%Change
2020 2000/2020
12,500
243,780 288,670
2,838,730 1 3,091,390
Source: Metropolitan Council of the Twin Cities, March 1997
87%
42%
17%
As important as overall forecasts are, it is critical to understand how the population will look in terms
of age. Age structure will affect the need for governmental services in the future. From its plan, the
City indicates that it intends to "stay the course"; that is, to continue the policies of the last 10 years in
the City. From a development view, this means continued clustered development in the majority of
the City with some "village level density" around the old village. Most likely, village level density will be
low density by urban standards (one third to one half acre lots), which will continue the high cost of
land and the high cost of housing. Given this reality, Lake Elmo can expect to continue to attract
people of similar income levels to the City. This results in families in the 35 to 45 year age levels with
families for the most part already established.
8
50
40
c 30
a>
c)
d 20-
a
10-
0-
Figure 1
Population Percent Change
1970- 1980- 1990- 2000- 2010-
1980 1990 2000 2010 2020
Years
• Lake Elmo
■ Washington Co.
❑ T.C. Region
Given these assumptions, the population will tend to grow proportionate to its makeup today as
shown in Table 8. However, there may be some increase in the numbers of people in their fifties due
to the high numbers of people in the "35 to 54" age bracket now, many of whom are likely to stay in
the community for another decade or more. Birth rates and death rates will not vary appreciably in the
next 20 years, so one can expect to see more people in each age cohort. Of course, unless some
form of housing suitable for elderly is made available, the "65 and over" age cohort will continue to
drop off as elderly move to other cities after retirement. Providing housing opportunities for the elderly
is a policy decision that the City will need to address as part of its Village Area planning.
The major effect of the population increase by age will be the greater numbers of people in each age
cohort. In other words, the school age population (5 to 19 years) will increase by 1,385 students from
1,689 in 2000 to 3,074 in 2020. This will, of course, have implications for area schools but also for the
City if the population of young people reaches a size where parents expect some level of recreation
opportunities.
Without deliberate policy changes to affect housing choices and opportunities, the City will continue to
see a relatively small proportion of its population in the "20 to 34" years age group, which is the age
group where family units are formed. On the other hand, the "35 to 54" years age group will continue
to be the dominant age group in the City, with well over a third (37 percent) of the City's population in
this age group.
9
Under 5 Years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 59 years
60 to 64 years
65 to 74 years
75 to 84 years
85 years and over
Total
Table 8
Population Forecasts By Age, 2000 - 2020
2000 2010 2020
Number Percent Number Percent Number Percent
487 7.1 617 7.1 887 7.1
552 8 699 8 1004 1 8
594 8.7 I 753 8.7 1081 8.7
543 7.9 I 688 1 7.9 989 7.9
324 4.7 I 411 1 4.7 591 1 4.7
648 9.4 822 1 9.4 1,180 9.4
1,361 19.8 1,725 19.8 2,479 19.8
1,185 17.3 1,502 17.3 2,158 17.3
402 5.9 511 5.9 733 5.9
286 4.2 363 4.2 522 1 4.2
330 4.8 1 418 4.8 600 4.8
121 1.8 153 1.8 221 1.8
30 0.4 38 0.4 1 55 0.4
6,863 100 1 8,700 100 1 12,500 1 100
Source: Metropolitan Council of the Twin Cities, TKDA
Household growth and formation will increase even more rapidly than population over the next 20
years (See Table 9 and Figure 2). The number of households in Lake Elmo will grow from 2,347 in
2000 to 4,700 in 2020, an increase of 100 percent. In order to reach these forecasts, the City will
need to add about 118 new housing units to the City per year. Between 1980 and 2000 the City
increased the number of households by 660 or 33 housing units per year. Between 2000 and 2020,
both Washington County and the Region will grow at a much Tess rapid rate than the City -
Washington County by 55 percent and the Region by 26 percent. As with population, the City of Lake
Elmo will show substantial household growth over the next 20 years.
The pressure for increased growth will come as a result of several push/pull forces. Pulling will be the
attractive character of the City, its available land, its good transportation access and its proximity to
major employers such as Andersen Windows, 3M, State Farm Insurance, Hartford Insurance, Imation
as well as the two central cities and the Bloomington Strip. Push factors include the fact that Oakdale
is mostly developed, Woodbury will slow its growth rate, and the City of Grant will take minimal
growth. From the East, West Lakeland is gradually filling up, and Stillwater is expanding westward.
10
Lake Elmo
Washington County
T.C. Region
Table 9
Household Forecasts, 2000-2020
2000
Census
Metro Council 1998
Blueprint Forecast
2000 2010
2,347 2,350
71,462 i 71,520
1,021,454
1,011,050
3,200
90,850
1,138,120
Source: Metropolitan Council of the Twin Cities, March 1997
100
80
c 60 -
a)
0 40
0
20
0—
Figure 2
2020
4,700
111,130
1,269,320
Households Percent Change
1970- 1980- 1990- 2000- 2010-
1980 1990 2000 2010 2020
Ye a rs
% Change
2000-2020
100%
55%
26%
■ Lake Elmo
■ Washington Co.
❑ T.C. Region
Employment is also expected to increase substantially over the next 20 years (See Table 10).
Employment will grow by 77 percent in Lake Elmo by 2020; employment growth in Washington
County will clip at 37.2 percent; and employment Region -wide will expand by 18 percent. As with
population and households, employment will be on the upswing in Lake Elmo over the next 20 years.
The City has planned for this growth primarily in the corridor between 10th Avenue and 1-94.
11
Lake Elmo
Washington County
T.C. Region
Table 10
Employment Forecasts, 2000-2020
2010 2020
1,636 1,500 2,150 2,650
63,637 58,220 1 71,140 1 79,800
1,565,076 1,527,070 1 1,709,920 1,808,670
2000
Census
Metro Council 1998
Blueprint Forecast
2000
Source: Metropolitan Council of the Twin Cities, March 1997
10. Findinas and Conclusions
% Change
2000-2020
77%
37%
18%
► In the last decade, the City of Lake Elmo has grown more rapidly than the seven -county
metropolitan area; most of this growth has occurred on rural lots and rural clustered development.
I. Lake Elmo historically has a larger persons per household average than either the state or the
region; in 2000, the number of persons per household was 2.92 in Lake Elmo and 2.59 in the
region and the state. This slightly higher number of persons per household will likely continue
through 2020.
► The family unit has been the predominant household in Lake Elmo (82 percent in 2000)
compared to 64 percent in the region. This trend will likely continue as single family dwelling units
continue to be the predominant housing type in the City.
► Lake Elmo will continue to have relatively lower percentages of its population in the elderly ages
(especially "75 years of age and older") unless housing that fits this age group is produced in the
City.
► The City had a higher median age (37.3 years) than the County (35.1) or the region (34.3) in
2000, and this trend will continue as a result of the cost of housing in the City, the lack of multi-
family housing, and the tendency of many elderly to "stay in" their existing housing as long as
they can.
► Lake Elmo, like Washington County, will continue to have a slightly higher percentage of children
in its population (31.7 percent) vs. 29 percent in the region. The number of children in Lake Elmo
will increase 82 percent from 2,176 in 2000 to 3,961 in 2020.
► Today over 99 percent of people in Lake Elmo live in households, less than one percent in group
quarters. There is no reason to expect these percentages to change in the future. Today 97
percent of people in Lake Elmo are white. There is no reason to expect these percentages to
change.
► Vacancy rates in Lake Elmo in 2000 were very low (1.8 percent). Without increase in building of
multifamily units, there is no reason to expect the rate to increase in the long run, although
depending upon the market, short-term rates could increase.
12
► With stable, well -paying companies ringing Lake Elmo, and the relatively high cost of housing in
the City, the occupational makeup of the population will likely stay the same over the next 20
years.
► For the same reasons, income levels will remain high in the City, certainly higher than the region
and the county. It should be noted that in a recent national analysis, Washington County was one
of the wealthiest in terms of family income in the Country.
► Housing prices, which relate to land prices, will continue to remain high in Lake Elmo. This will
determine who can move to the City based on income and occupations.
► Percentage wise, the population of Lake Elmo will grow (87 percent) much more rapidly than
Washington County (42 percent) or the region (19 percent) between 2000 and 2020.
► Households will grow even more rapidly than population during this period, by 100 percent in
Lake Elmo compared to 55 percent in Washington County and 26 percent in the region.
► Because the City's Comprehensive Plan will maintain the status quo in the City in terms of land
use policies, the age structure of the population will resemble the current age structure with the
greatest percentage of people in the "35-59" year age cohorts. The proportion of children will
remain the same, and the proportion of elderly will remain the same. The overall population will
age slightly as the Baby Boomers continue to age in place.
11. Summary
In 20 years the City of Lake Elmo will look very similar to today in terms of demographic
characteristics —age structure, occupations, incomes, racial makeup, number of people in families,
types of housing, etc. The major changes will be in the numbers of people per household, which will
likely continue to decrease nationally as well as locally. Of course the overall population of the City
will be considerably larger, by 82 percent, which will have implications for community facilities and
services. As more people enter the community, demand for additional services from snow plows to
meeting space to parks, will grow.
13
)
IMOG A I ROFIL
CITY OF L-ELMO;-MU4 ESOTA
APRIL 8, 2002
This analysis addresses four factors related to population in the City of Lake Elmo and the Twin City
Region. Whereas the original Demographic Profile for the City of Lake Elmo included the two central
cities of Minneapolis and St. Paul in the total regional population, this addendum will factor out those
cities to compare more similar data. For the trends section of the analyses, the analysis periods were
shortened to 20 years, from 1980 to 2000, in order to better enable comparisons with forecasts for the
next 20 years.
Since 1980, households within the City of Lake Elmo grew at a slightly slower rate than the region,
39 percent to 41 percent. The period of very rapid growth in the city was the 1970's. Both central cities
had sluggish growth in households since 1980, with the City of Minneapolis growing only 0.3 percent and
the City of St. Paul by 5.5 percent. Indeed, these two cities are such large portions of the regional totals,
that factoring them out of the regional total, leaves the regional households growing much more rapidly,
by 64 percent. This does not change Lake Elmo's growth rate, which was still healthy at 39 percent, but it
did lag behind the region (without the central cities) in the last two decades.
Population change shows the same general patterns since 1980 within households. Since 1980, the
population grew 29 percent in the City of Lake Elmo, compared to 33 percent growth for the region. Both
central cities showed slightly more growth in population than in households during this period, 3 percent
within the City of Minneapolis and 6.3 percent growth in the City of St. Paul. Again, since the central cities
are such important parts of the regional totals, subtracting them from the regional totals has a significant
effect on regional growth rates. Thus, during this period, the region less the central cities, grew by
46 percent in population, significantly faster than the City of Lake Elmo's growth of 29 percent.
When considering the growth areas of the region (all of the region minus the central cities), the City of
Lake Elmo did not grow over the last two decades at a rate as fast, either in households or population, as
the rest of the growth areas.
When looking forward, the changes are much more dramatic. Lake Elmo is expected to double its number
of households in the community within the next 20 years. The number of households in the Twin Cities
Region is expected to grow by 24 percent, including the central cities. The number of households in
Minneapolis is expected to grow by 5 percent in the next 20 years, while St. Paul is expected to grow by
7.5 percent. Removing the central cities from the regional total, the region is expected to grow by 31
percent. The region, without the central cities, will grow faster than with them, but Lake Elmo, in terms of
households, will grow at a considerably faster rate than the region.
1
Although not growing as fast, the population in Lake Elmo is expected to grow by 82 percent over the
next 20 years. This is much faster growth since 1980, when it grew by a rate of 29 percent. The Twin
Cities Region will grow by 17 percent in population until 2020, but Minneapolis (1.4 percent) and St. Paul
(2.4 percent) will grow much slower. Therefore, if the two central cities are removed from the regional
totals, the region will grow by 22 percent. Again, the two central cities lower the overall population growth
rate of the region.
When reviewing characteristics of the population, there is not much difference in the regional total
whether the central cities are included or not. The Twin Cities Region, including the central cities, had an
average household size of 2.6 persons per household. When the central cities are excluded, the change
in the number of persons per household is negligible to 2.59 persons per household. In either case, the
City of Lake Elmo is still considerably higher at 2.92 persons per household than the region, Washington
County (2.77) or the State (2.59).
In summary, when reviewing the Twin Cities Region, with or without the central cities, data ,tti most
sensitive when it comes to past growth trends or future growth rates. Characteristics of the population are
not as sensitive to the presence of the central cities. When compared to the Twin Cities Region, without
the central cities, the City of Lake Elmo did not grow as fast over the last 20 years. However, when
comparing to the next 20 years, it appears that Lake Elmo will grow considerably faster than the region,
with or without the central cities.
TABLE 1:
Household Trends 1980-2000
Area 1980
Lake Elmo 1,687
T.C. Region 721,357
Minneapolis 161,858
St. Paul 106,223
Total Cities 268,081
T.C. Region Less Cities 453,276 1 604,573 746,993
1990 2000 I Percent Change
1,937 2,347 1 39.1%
875,504 1,021,454 41.6%
160,682 162,352 0.3%
110,249 112,109 5.5%
270,931 274,461 2.4%
Source: U. S. Census
64.8%
2
TABLE 2:
Population Trends 1980-2000
Area 1980 1990
Lake Elmo 5,296 5,903
T.C. Region 1,985,873 2,288,729
Minneapolis 370,951 368,383
St. Paul 270,230 272,235
Total Cities 641,181 640,618
T.C. Region Less Cities 1,344,692 1,648,111
Source: U. S. Census
2000 Percent Change
6,863 29.6%
2,642,056 33.0%
382,618 3.1
287,151 6.3%
669,769 4.5%
1,972,287 46.7%
TABLE)
Household Forecasts 2000-2020
Area 2000 2010 2020 Percent Change
Lake Elmo 2,347 3,200 4,700 100.3%
T.C. Region 1,021,454 1,138,120 1,269,320 24.3%
Minneapolis 162,352 167,000 171,000 5.3%
St. Paul 112,109 116,000 120,500 7.5%
Total Cities 274,461 283,000 291,500 6.2%
T.C. Region Less Cities 746,993 855,120 977,820 30.9%
Source: U. S. Census
TABLE 4
Population Forecasts 2000-2020
Area 2000
2010 2020 Percent Change
Lake Elmo 6,863 8,650 12,500 82.1%
T.C. Region 2,642,056 2,838,730 3,091,390 17.0%
Minneapolis 382,618 381,000 388,000 1.4%
St. Paul 287,151 284,000 294,000 2.4%
Total Cities 669,769 665,000 682,000 1.8%
T.C. Region Less Cities 1,972,287 2,173,730 2,409,390 1 22.2%
Source: U. S. Census
3
40,000
35,000
30,000
25,000
0
So. 20,000
15,000
10,000
5,000
0
Population Change 2000-2020
2000
®Lake Elmo 6,863
Hugo 6,363
Corcoran 5,630
Orono 7,538
- Shorewood 7,400
- Farmington 12,365
Mendota Rights 11,434
- Lino Lakes 16,791
- Rosemount 14,619
2010
8,650
10,650
6,150
8,450
7,200
19,000
11,200
19,700
23,600
2020
12,500
15,100
6,650
9,550
7,250
26,100
11,300
24,000
33,900
c
0
as
0
a.
Population Change 2000-2020
(Revised May 20, 2002)
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
2000 2010 2020
-Lake Elmo 6,863 8,650 12,500
--- Lake Elmo (revised)* 6,863 10,950 12,500
Hugo 6,363 10,650 15,100
Corcoran 5,630 6,150 6,650
Orono 7,538 8,450 9,550
Shorewood 7,400 7,200 7,250
Farmington 12,365 19,000 26,100
Mendota Rights 11,434 11,200 11,300
Lino Lakes 16,791 19,700 24,000
Rosemount 14,619 23,600 33,900
*Based on 140 building permits/year 2000-2010 + 53 building permits/year 2010-2020
BUILDING INVENTORY CONDITION ANALYSIS
CITY OF LAKE ELMO, MINNESOTA
JUNE 17, 2002
There were five City of Lake Elmo public buildings evaluated for existing conditions. These buildings were
the Public Works Building/Fire Station #1, the Maintenance/Cold Storage Building, the Parks
Maintenance Building, Fire Station #2, and the City Hall.
1. Public Works Building/Fire Station #1
Located in the Northwest quadrant of Lake Elmo, adjacent to Lake Jane Hills Park, a capped
landfill, the Public Works Building/Fire Station #1 is a 3,644 square foot, poured
concrete/concrete masonry structure with steel roof framing, built about 1980. The exterior
appears in good condition, although watermarks were visible on the interior walls, due to roof
leaks. (Upon discussion, the roof is scheduled to be repaired.) The HVAC (Heating, Ventilating,
Air Conditioning) system was replaced three years ago and the lighting was upgraded two years
ago, which should be in compliance with current energy codes. Although insulation was not
visible on the interior or exterior of the building, the building is built into an earth berm, which
typically can provide a year-round 50 degree temperature on that side. Insulation may also be
located within the cores of the concrete masonry units.
The existing toilet room is not compliant with current ADA (Americans with Disabilities Act), but
has grab bars and appears to meet the building's original code. The threshold at the toilet room
door is questionable. The size of the room is adequate to be upgraded, although plumbing
modifications would be -necessary. Quantity of plumbing fixtures per gender may not be adequate
when used by paid -on -call firefighters.
From a spatial aspect, the building appears cramped. Vehicles are packed two deep; there are
three stalls for five maintenance vehicles; there is a small office that is filled with files. As
maintenance records grow in time, this spatial shortage will also grow.
Two additional stalls are used to house two fire department vehicles. Behind the fire department
vehicles is a partitioned wall panel used to separate the vehicles from a space used as an office.
There is a desire to increase the office capacity by creating a mezzanine level. With
approximately 14'-6" to the underside of roof joists, it is questionable whether there is sufficient
headroom to build a mezzanine, including floor and structure, and the code may require
separation and egress modifications in addition to stairs that would occupy additional space
behind the vehicles. A mezzanine, although attractive in concept, seems inappropriate at this
location. Fortunately, the fire department has paid -on -call personnel, so no person is stationed
there on a 40-hour a week basis.
1
The building, although in good condition, may not be a wise investment to expand. The adjacent
property is a capped landfill, and the methane migration in the general area of the building is
being monitored. If the methane were detected within this building, the MPCA (Minnesota
Pollution Control Agency)/property owner would be required to mitigate all influencing conditions.
This may or may not involve the building. Of greater concern is the location in serving the needs
of the public works vehicles, which is discussed next.
2. Maintenance/Cold Storage Building
The Maintenance/Cold Storage Building is a 1987 pole building, adjacent to Fire Station #1, of
wood structure and metal panel cladding. It is divided approximately half in a heated area and
half in a cold storage area. This is also used to house Public Works vehicles. Once again, this
building is in good condition, but is cramped for space. There are vehicles double-parked in both
the heated and the cold storage areas. The space in the heated portion is insulated with batt
insulation in the ceiling area and probably the walls, as well. It is heated with two radiant heaters
that are seven years old.
Piles of salt and sand for road maintenance are stored outside of this building. The location of this
site is in the northwest corner of the City of Lake Elmo. Currently when salting the roads, the
trucks must return once to refill their load. The plows are sufficient, but the capacity of the trucks
is insufficient to complete their route. In addition, the County is anticipated to turn over 7-1/2 miles
of county roads to the City for maintenance, so these piles would need to increase or a possible
second storage location would be required. It may be wise to find a new, more central location for
the trucks and the salt storage piles. Some of the piles, including wood chips from downed trees,
are on an adjacent property, and the City currently rents that storage space from a private
individual.
This building has the same issue as the previous Public Works/Fire Station #1 building as it is
also adjacent to the landfill. Expansion, although a possibility from an architectural standpoint,
would not be a wise investment based on the non -centralized location and the future exterior as
well as interior storage needs.
3. Parks Maintenance Building
Sited in the old village, the Parks Maintenance Building is a vintage 1930's wood frame and
masonry building of good condition located in the heart of town proper. In addition to housing park
maintenance vehicles, it is currently used as storage for files from City Hall (as is the attic of City
Hall), the office for the Parks department, and for housing property for the Historical Society.
2
There are concerns about the longevity of this building. The building contains its original wiring
and electrical system, which is confusing at best and potentially a fire risk at worst. There are no
GFI outlets in this building, despite the adjacency to water (such as in the toilet room and vehicle
garage). The phone wires are exposed in the vehicle storage area; however, recent phone
problems seem to originate outside the building. The original pump is in the basement, although
not used, and is not capped. The headroom of the basement would not be sufficient for current
standards, and the wood stairs to the basement would not comply with current code of rise, run,
and railings. The hot water heater and furnace are relatively more recent (the furnace was
replaced five years ago). The wood storage mezzanine at the vehicle garage does not have
railings, and is a concern for the City's insurance provider.
The more immediate concern of this building is again the spatial shortfall. There are five vehicles
to be housed in two stalls (two trucks, two mowers, one truckster), which requires one of the
trucks to be located outside and off -site. There is a toilet of sufficient size that could become ADA
compliant with effort. The entrance vestibule, however, would be a deterrent to ADA compliance.
4. Fire Station #2
Sited on an approximately 123'x167' lot (just under 1/2 acre) behind the Parks Maintenance
Building, Fire Station #2 is a slightly more recent, 4,624 square foot building, with the addition
dating 1979. It is centrally located in the old village, and seems well suited to the potential need;
however, the capability of expansion at this location is limited, with the one side of the building
closely abutting a private company and the other opening into a parking lot. The parking lot is
needed for the paid -on -call firefighters' private vehicles, so expansion in this direction is not
feasible.
With a 68 foot square footprint, it is a masonry and steel building in good condition with ample
egress. Again, vehicles are double -stacked in two bays out of four. There are two toilet/shower
rooms that open directly behind the vehicles that would not provide sufficient privacy to
accommodate female firefighters as well as male. The training room is of generous capacity,
comparable with the council chambers of City Hall. Calls do not come in at this facility; instead,
the County takes 911 calls and then directs them, so the small booth at the rear of the vehicle
garage would not be used for this purpose but seems to be used as a tiny office. The building is
not occupied on a full-time basis as the firefighters are paid -on -call.
3
5. City Hall
Sited on just under 1-1/2 acres east of the center of Lake Elmo, the 1986 wood frame City Hall is
also in good condition. This 3,232 square foot building was built prior to current ADA, so the toilet
rooms and public counter do not comply with current accessibility practices, but could be
modified. The side employee entrance has a sizable step, but the front door is more level with
grade. The Council Chambers are not set up for current audio/visual technology and the
orientation seems awkward. From the user needs, the plan is lacking a conference room to hold
confidential meetings. There is a lunch counter, but no break area to sit other than at the
employees' desks. Although not a code issue, it could be a programmatic concern to avoid food
remnants on critical public documents. The HVAC system is original to the building, which at
16 years old may be nearing the end of its anticipated natural lifespan. The boiler, however, has
been replaced. One programmatic concern is the lack of an office for the financial adviser.
Currently, this employee is in a cubicle in the open office and, in order to discuss confidential
matters, must leave to go to council chambers to place a phone call. This is inefficient and not
prudent when a meeting (or multiple simultaneous meetings) is taking place in the chambers. The
location of the City Hall is central to the City of Lake Elmo, thus the siting is good. As it is adjacent
to an elementary school run by the Stillwater District, expansion options sufficient to carry the
building functions through 2020 and beyond, are not evident.
6. Summary
In summary, the existing buildings appear to have been well cared for, but the spaces are no
longer adequate for the needs housed within. The City is already bursting at the seams, and
plans to accommodate future needs should have already been started. Until new construction
commences, renting additional interior space for storage of files, offices and conference areas
and renting exterior space at a central location for salt piles, sand piles, and City maintenance
vehicles may be considered for the short term.
4
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651-770-5006
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I
COMMUNITY COMPARISONS FOR STAFFING/SERVICES
CITY OF LAKE ELMO, MINNESOTA
JUNE 20, 2002
I. INTRODUCTION
We began our analysis with a survey focusing on the eight previously selected
comparable Cities' current facilities, expenditures, and employees. This provided us with
baseline information for the selected cities and assisted us in making the necessary
comparisons and projections. We performed telephone interviews with each of the eight
Cities' Administrators or Finance Directors.
The survey focused on four major categories including general government, public
safety, public works, and parks and recreation. Under general government, we obtained
information regarding the number of services each City contracted for, or employed in-
house, specifically engineering and planning. Under public safety, we focused on fire
and police, and the number of full-time, if any, public safety employees in each City. We
also asked about their facilities, both number and size, and gathered information on
possible future expansion of facilities. Specific to public works, as well as the other
departments, we were interested in the number of employees, and the number and size
of facilities.
A. Group 1
As one might expect, the cities with smaller populations starting in Group 1, Hugo
and Corcoran, had fewer in-house employees and a greater number of
contracted services. In addition, these cities did not have any full-time public
safety employees and only a small number of public works employees. The cities
in Group 1, consequently, were anticipating expansion needs in the next few
years for police, fire, and public works facilities.
B. Group 2
In Group 2, Orono and Shorewood, Lake Elmo's comparable cities for 2010, we
see a shift toward more in-house employees and fewer contracted services. The
cities in Group 2 still contract for some services, but not to the degree of Group 1.
We also see that one of the cities has its own police department. The number of
public works employees has doubled in a comparison of Group 1 and Group 2
and both cities in Group 2 indicated facility expansion needs in the near future.
C. Group 3
Both of the cities in Group 3, Farmington and Mendota Heights, Lake Elmo's
comparable cities for 2015, contract for some services and utilize full time
employees for the remainder. They each have their own police department and
paid on -call firefighters with one full or part-time fire chief. The number of public
works employees has increased again in comparing Groups 1 and 2 with Group
3. One city in Group 3 is in the process of completing expansions to their facilities
and the other indicated no plans for expansion of existing facilities.
D. Group 4
Group 4, Lino Lakes and Rosemount, represents comparable cities in the year
2020 at a final projected population of 12,500. Both of these cities have full time
employees for most of the general government activities, but still contract for
some services. They each have their own police department and paid on -call
firefighters. The number of public works employees has increased greatly
compared to Group 3. It appears that both cities have already planned for the
future as neither made any reference to future expansion of facilities.
II. CONCLUSION
We concluded the survey by asking the cities about their residents' current satisfaction
with the level of city services. Not surprisingly, all the city representatives felt their
current level of services provided were adequate by meeting the needs of their
residents.
The charts on the following pages show the results of our surveys and provide additional
information about the comparable cities and Lake Elmo. The additional information
includes the number of full time and part time employees in each city, miles of streets,
number of parks and park acreage, acres of vacant and agricultural land, and area in
square miles.
III. FUTURE STAFF AND OPERATIONAL EXPENDITURE NEEDS
We used the information gathered in the previous sections from the comparable cities to
assist us in projecting the future staff and operational expenditure needs for the City of
Lake Elmo in 5-year increments between 2000 and 2020. We used the 2000 League of
Minnesota Cities salary guide to determine the salaries of additional employees.
We relied upon information contained in each comparable City's year-end 2000
Comprehensive Annual Financial Report for 2000 actual expenditures. We applied 3%
annual inflation to those numbers through the end of the Study period. For example, the
Cities in 2010 are using 2000 expenditures with an applied cumulative 3% annual
inflation rate. In the next step we applied a formula to represent each City's expenditures
in current 2002 dollars. The bottom row of each of the following worksheets shows the
City's total dollar expenditures and per capita expenditures in 2002 dollars. The number
of employees each City currently has is also shown in the columns entitled "employees"
on the following worksheets. In these columns 'C' denotes contract and `POC' denotes
paid on -call.
A. Group 1
Group 1 represents the base -line of the analysis. Lake Elmo's 2000 population is
comparable to Hugo and Corcoran's population in 2000. We applied 3% annual
inflation to Hugo and Corcoran to represent their expenditures in 2002 dollars.
The results of this analysis indicate that Lake Elmo is lower than both
comparison Cities in per capita spending, and approximately mid -range in total
dollar expenditures.
1. Group 1A
Group 1A is a subset of Group 1, which uses the same Cities from
Group 1. We assume Lake Elmo will reach a projected population in 2005
of 7,756. We applied 3% annual inflation for 5 years to show Hugo and
Corcoran's 2000 expenditures in 2005 dollars. We then represent the
expenditures in 2002 dollars. Two additional employees were added to
Lake Elmo's total and this increased the total dollar expenditures
proportionately. The results of this worksheet lead us to conclude that in
2005 Lake Elmo will be mid -range in per capita spending and is projected
to be highest in total dollar expenditures in 2005 compared to the Group 1
Cities.
B. Group 2
Group 2, Orono and Shorewood, is based on projections for 2010. We assume in
2010 Lake Elmo will have a population of 8,650. We applied 3% annual inflation
for 10 years to bring the comparable Cities' 2000 expenditures to 2010 dollars.
We then represent the expenditures in 2002 dollars. Three additional employees
were added to bring Lake Elmo's total to 17. This analysis shows us that
expenditures will increase due, in part, to inflation, but mostly due to the addition
of employees. This page leads us to conclude that Lake Elmo is projected to be
lowest in both per capita spending and in total dollar expenditures.
C. Group 3
Group 3, Farmington and Mendota Heights, is based on projections for 2015. We
assume in 2015 Lake Elmo will reach a population of 10,575. Again, we applied
3% annual inflation for 15 years to bring the comparable Cities' 2000
expenditures to 2015 dollars. We then represent the expenditures in 2002
dollars. Fourteen (14) additional employees were added bringing Lake Elmo's
total to 31. We proportionately increased the expenditures to adjust for additional
employees and inflation. Compared to Farmington and Mendota Heights, Lake
Elmo is still projected to be lowest in both per capita spending and total spending
in 2015.
In 2015, we recommend the City examine the option of adding its own police
department. This is based on the fact that comparable Cities in this group have
moved from contracted, to full time, in-house police departments. Our experience
shows us that at a population of around 10,000, Cities generally move from
contracted to full time police services to meet the needs of their community. This
is a policy decision which will likely be discussed in great detail as demands for
these public safety services potentially rise. Adding a small full-time police
department will substantially increase the dollars spent per capita. This increase
in per capita spending may not appeal to the Council unless it can be determined
that there is no other way to feasibly provide a satisfactory level of service.
D. Group 4
Group 4, Lino Lakes and Rosemount, is based on population projections for
2020. We assume Lake Elmo will reach a final population of 12,500 in the year
2020. Again we applied 3% annual inflation for 20 years to bring the comparable
Cities' 2000 expenditures to 2020 dollars. We again represented the
expenditures in 2002 dollars. The addition of 10 employees will bring the total to
41. The expenditures subsequently increased to include the additional
employees. Our analysis shows that the City of Lake Elmo is projected to retain a
conservative approach to overall expenditures through 2020 while maintaining a
static service level.
The level of service the City would like to provide will ultimately determine how
many employees are hired. Specific factors drive different categories of services.
For example population is a driving force behind general government
expenditures. Density and population are major factors driving public safety.
Geographic size is oftentimes the most significant driver of public works
department expenditures.
It is important to note that an increase in the number of employees does not
necessarily equate to an increased level of service. In many instances
throughout the analysis within this Study, additional employees were projected so
that the City can simply maintain its current level of service.
The additions of employees were appropriately timed with the projected
expansion of each department's facilities as shown in J apteil of this Study.
Employees, however, may need to be hired prior to completion of a facility in
order to meet the needs of the residents and in such cases temporary workspace
will need to be identified. Ideally, the addition of employees will relate to the
timing of completion of new facilities within which they will be housed.
The last three pages are graphs that summarize our analysis as follows:
Lake Elmo and comparable cities' total expenditures in 2002 dollars
Lake Elmo and comparable cities' expenditures per capita in 2002 dollars
Lake Elmo and comparable cities' total number of employees
Group 1 - Population Forecasts for 0-5 years (2000-2005) - Population up to 7,000
2000 Population:
General Government:
(Contracted engineeririg?
No, number of in-house?
'Contracted planning?
No, number of in-house?
j Other major contracted services?
Public Safety:
Contract Police?
Yes, agreement?
No, number of full-time police officers?
No, number, of police facilities and size?
Planned expansions of police facilities?
Contract Fire?
No, number of full-time firefighters?
No, number of volunteer firefighters?
No, number of fire stations and size?
Planned expansions of fire facilities?
Average response times
'Does public safety cover civil defense?
Public Works:
Number of full-time public works employees?
Number of public works facilities and size?
Planned expansions of public works facilities?
Public Satisfaction of Level of Services:
Does City feel itjrovides adequate:
General Government
Public Safety_.,__
Public Works _.____.. ....._
Parks & Recreation
Additional Information:
Number of Employees
Full-time
Part-time
Miles of Streets
Park Acreage
Acres of Vacant & Agricultural Land
Area in Square Miles
* 2000 population.
Hugo
6,363
Yes
0
No
Legal
Yes
CITIES
Corcoran
5,630
Yes
0
Yes
0
Lake Elmo
6,863
Yes
0
I I City Assessor, Bldg Inspector, City Attorney I I Animal Control, City Attorney, Assessing
County - 1 full-time deputy,
0 _ 3 plus 1 chief
0 1 0
Facilities Committee established to review future
expansion
Yes
not for next 3 years.
not for next 3 years
9 minutes
1
1
Yes
Yes
Yes
Yes
Yes
77
9
14,134
36
Yes, with Rogers, Hanover, Loretto, and Hamel
0
0
0
Facilities Committee established to review future
expansion
6, 5.3, and 6 minutes
Yes
4 full-time and 1 part-time
2 (1 office and 1 shop)
Yes
Yes
Yes
Yes
Yes
12
County - 2 full-time deputies
To be determined
28
2 -1 is shared with Public Works
To be determined
2 full-time and 1 shared
1 shared with fire
To be determined
100
15,332
36
12
0
60.55
8
3200
7,983
25
Prepared by: Springsted Incorporated (6/19/2002)
Group Population Forecasts for 5'1Uyears (2UO5'2O1O)'Population of7.00148.O0O
2000 Population:
General Government:
| | Yes
No, number of in-house? | | O
|Contracted planning?
�No, number of -in-house?
|
Other major contracted services? I I
Public Safei�:
Contract Police?
City Attorney
No
No, number of full-time police officers? 18
Contract
No, number of volunteer firefighters?
Average response times
I Does public safety cover civil defense?
Public Works:
Number of full-time pyPlic works employees?
Public Satisfaction vvLevel mServices:
Does City feel it provides adequate:
Public Safety
Pub lic Works
voo with Mound, Long Lake, Maple Plain, &
0 in Orono
No
Wayzata
Yes
$oom"noou
7,400
Yes, occasionally
No
City Attorney
mm
Joint powers with Excelsior, nmkaBay,
z
potential police/fire station through EDA
Joint powers with Excelsior, Tnok Bay'
o_______'____
potential policeffire station through EDA
6.5 minutes
Yes
|
I
Lake Elmo
8,700
|
1 shed
No J -]
Yes Yes
Yes
Yes Yes
Yes Yes
Additional Information:
Number of E p!qy.�!es
_FI"»7!'me-__''___-`
Part-time 31
Number of 22 5
Area in Square Miles" 24 6
~ Estimated uo,oPopulation for the City mLake Elmo
Prepared by: SpnnnxtedIncorporated (6n9/2om2)
Group 3 - Population Forecasts for 10-15 years (2010-2015) - Population of 10,001 -12,400
2000 Population:
General Government:
Contracted engineering?
No, number of in-house?
Contracted planning?
No, number of in-house?
Other major contracted services?
Public Safety:
Contract Police?
.......................___._..._.__._._.__...
Yes, agreement?
No, number of full-time police officers?
No number of police facilities and size?
Planned expansions of police facilities?
Contract Fire?
No, number of full-time firefighters?
No, number of volunteer firefighters?
No, number of fire stations and size?
Planned expansions of fire facilities?
Average response times
Does public safety cover civil defense?
Public Works:
Number of full-time, public works employees?
Number of public works facilities and size?
Planned expansions of public works facilities?
Public Satisfaction of Level of Services:
Does City feel it provides adequate:
General Govemment
Public Safety._..._ ............................. _...................
Public Works
Parks & Recreation
Additional Information:
Number of Employees
Full-time
Part-time
Miles of Streets
Number of Parks
Park Acreage
Acres of Vacant & Agricultural Land
Area in Square Miles
Farmington
12,365
Yes
3, assistant city eng., eng. Tech., & secretary
No
1
12
11City Hall (2,500 sq. ft.)
1 - completed in May (15,000 sq.ft)
No
1 paid professional
36 volunteers
1
Yes - 5-7 years, when p_p. reaches 20,000
8 minutes
10 ._..................
1 will be completed in June -41,000 sq.ft.,
sharing with parks department
1 will be completed in June - 41,000 sq.ft.,
sharing with parks department
residents completed survey
Yes
Yes
Yes
Yes
54
39
81.05
9
* Estimated 2015 Population for the City of Lake Elmo
97
5,256
12
CITIES
Mendota Heights
11,434
Yes
0
City Attorney, Ambulance Service
16
1
No
No
part-time fire marshall and chief
35
1
No
5.9 minutes
Yes
12
1
No
Yes
Yes
Yes
Yes
48
1
70
13-
256
672
10
Lake Elmo
10,500
Prepared by: Springsted Incorporated (6/19/2002)
Group 4 - Population Forecasts for 15-20 years (2015-2020) - Population of 12,401-
CITIES
2000 Population:
General Governmert:
(Contracted engineenng?
No, number of in-house?
(Contracted planning?
No, number of in-house?
I Other major contracted services?
Public Safety:
Contract Police?
Yes, agreement?
No, number of full-time police officers?
No, number of police facilities and size?
...........
Planned expansions of police facilities?
Contract Fire?
No9number of full-time firefighters?
No, number of volunteer firefighters?
No, number of fire stations and size?
Planned expansions of fire facilities?
Average response times
I Does public safety cover civil defense?
1I-
IF
Public Works:
Number of full-time public works employees?
Number of public works facilities and size?
..._...__ _
Planned expansions of public works facilities?
Public Satisfaction of Level of Services:
Does City feel itprovides adequate:_
General Government
Public Safety
Public Works
Parks & Recreation
Additional Information:
Number of Employees
Full-time
Part-time
Miles of Streets
Number of Parks
Park Acreage
Acres of Vacant & Agricultural Land
Area in Square Miles
Lino Lakes
16,791
Yes
0
Yes
2
Assessing with County
No
Rosemount
14,619
Yes
3 - engineering tech.
Yes
2
Legal I I
No
21 15
Will add 1 officer in 2002
1
No, completed expansion in 2001
Joint powers with Centerville, Circle Pines, and
Lexington _ Yes
0 0
52 31
3, only 1 located in city
No
Yes
2
No
8-12 min. incorporated, 12-20 min. rural
Yes I I
21, includes utility; ndparks workers I 19
No If No, completed 2 years ago
Yes Yes
Yes Yes
Yes Yes
Yes Yes
62
5
97.65
21
73
143
.._.........
89.7
23
166 220
* Estimated 2020 Population for the City of Lake Elmo
_.__..7,240__._.....__._..__--.._._..__..... .__.._._... 15,332
33 36
Lake Elmo
12,500
Prepared by: Springsted Incorporated (6/19/2002)
COMMUNITY COMPARISONS FOR FACILIITES
CITY OF LAKE ELMO, MINNESOTA
JUNE 20, 2002
After the City Planning Commission selected Cities for comparison of level of services, staffing
and facilities, the consultants contacted the Cities for comparable data on the size, year built,
and characteristics of their facilities. Since the Cities are grouped by population, they provide
benchmarks for facilities in five-year increments. In some cases, information was not available,
and in others it was not comparable, but enough information was generated to make
assumptions for future facility needs for the City of Lake Elmo.
In this discussion, Parks functions were included with Public Works, since most Parks
Departments share space and some equipment with Public Works.
I. POPULATION TO 7,000 (YEAR 2000)
The City of Lake Elmo was placed in a comparable set of Cities with populations to
7,000 people; the other two are Hugo and Corcoran. Of the three, Lake Elmo had the
highest population in the year 2000, the population in Lake Elmo was 6,863 compared to
6,363 in Hugo and 5,630 in Corcoran. Both Hugo and Corcoran have relatively new City
Halls, with Hugo's completed in 2002, and Corcoran's in 1995. Both City Halls contain
11,000 square feet compared to Lake Elmo's 3,232 square feet. The fact that both of
these communities have new City Halls, which are almost four times larger than Lake
Elmo's, underscores the need for Lake Elmo to commence planning for a new City Hall.
When Public Works buildings are compared, all three communities are lacking - each
has about 3,500 square feet of warm storage. In this regard, Lake Elmo may be a little
farther ahead than the other two, since it has 1,200 additional feet of cold storage. Both
Hugo and Corcoran indicated they are beginning the process of building new public
works garages.
The fire department facilities are less comparable. Lake Elmo's department occupies two
buildings, one main fire department facility in the Old Village, the other it shares with
public works in the northwestern part of the City. The Hugo fire department building was
built in 1996, and it consists of 10,400 square feet and houses seven trucks. Corcoran
divides its City into service areas and contracts its fire services from Hanover, Rogers,
Hamel and Lorreto-- it has no stations within the City limits.
II. POPULATION 7,000 TO 10,000 (YEAR 2005-2010)
Two cities were selected as comparables in the 7,000 to 10,000 population category -
Orono and Shorewood, which are both western Cities similar to Lake Elmo. For both
comparable Cities, the size of City Halls jumps considerably, although both house Police
Departments in addition to usual City functions. Orono's City Hall was built in 1991, and
contains 18,000 to 20,000 square feet. Shorewood's City Hall was built in 1992, and
contains 16,400 square feet. Both Cities will experience slower growth than Lake Elmo
over the next 20 years, with Orono reaching 9,550 people and Shorewood reaching
7,250 people in 2020.
The Orono Public Works Department consists of 25,000 square feet of which 21,000
square feet is shop area and 4,000 square feet is offices, locker rooms, showers and
lunchroom. This building was constructed in 1992. Shorewood just built a brand new
Public Works Building, and it consists of 25,700 square feet. It appears that when Cities'
populations increase to between 7,000 and 10,000, their Public Works Facilities increase
substantially.
In the case of fire departments, Orono has a joint Fire Department with Long Lake, and
they are breaking ground for a new Fire Hall of 20,000 square feet. Orono is also served
by Mound, Maple Grove and Wayzata. Shorewood is part of a joint Fire Department, and
built a new fire building in Shorewood of 18,500 square feet.
III. POPULATION 10,001 TO 12,400 (YEAR 2010-2015)
The two Cities selected in this group are Farmington and Mendota Heights. Farmington
is a free-standing community situated farther from the central Cities than Lake Elmo.
Farmington has received considerable growth over the past 10 years and is expected to
continue growing rapidly into the future. Mendota Heights, on the other hand, is a
mature, first ring community which is expected to show little or no growth in the next 20
years. So even though these communities are similar in size, they are at much different
places in terms of future growth.
Farmington has the oldest of all the City Halls in this Study, its City Hall having been built
in 1968. Since then, the City Hall has been expanded several times to 12,500 square
feet, its present size. Mendota Heights constructed its current City Hall in 1988, and it
consists of 18,500 square feet.
Farmington is just completing a new Public Works Building, which is separate from City
Hall. It will consist of 40,000 square feet, and it is designed to expand in the future.
Mendota Heights' Public Works Building was first constructed in 1979 and expanded in
1993, to its current size of 18,500 square feet.
Farmington has one Fire Hall of 30,000 square feet constructed in 1985. It has been
added onto several times since then. It houses 12 trucks. The City is considering
building an additional Fire Hall. The Mendota Heights Fire Hall was built in 1884 and
consists of 12,800 square feet.
IV. POPULATION 12,401—(YEAR 2015-2020)
The two communities in this group are both Cities more distant from the central cities,
and both have and will continue to show considerable growth into the future. Lino Lakes
recently (1999) constructed a new City Hall of 50,000 square feet, which includes 19,000
square feet for City Hall functions, 19,000 square feet for Police Department and 12,000
square feet leased to the school district. The Rosemount City Hall was built in 1985, and
consists of 20,000 square feet plus 5,000 square feet for police vehicles.
Lino Lakes Public Works occupies the old City Hall site, which is separated from the new
City Hall by several miles. It consists of 11,300 square feet, 1,800 square feet of which is
office. The City is considering expanding the building space. Rosemount Public Works
occupies 31,388 square feet.
Lino Lakes is part of the Centennial Fire District, and one fire station of 9,900 square feet
is located in Lino Lakes. It has three 80' long drive -through bays, a training room, office
space and accommodates four main trucks and an ambulance. Rosemount's Fire Hall
was built in 1997, and consists of square feet.
•
C
Chapter 5: Future Staff and Operational Expenditure Needs
We used the information gathered in Chapter 3 from the comparable cities to assist us in
projecting the future staff and operational expenditure needs for the City of Lake Elmo in 5 year
increments between 2000 and 2020. We used the 2000 League of Minnesota Cities salary
guide to determine the salaries of additional employees.
We relied upon information contained in each comparable city's year end 2000 Comprehensive
Annual Financial Report for 2000 actual expenditures. We applied 3% annual inflation to those
numbers through the end of the study period. For example the cities in 2010 are using 2000
expenditures with an applied cumulative 3% annual inflation rate. In the next step we applied a
formula to represent each city's expenditures in current 2002 dollars. The bottom row of each of
the following worksheets shows the city's total dollar expenditures and per capita expenditures
in 2002 dollars.
The number of employees each city currently has is also shown in the columns entitled
"employees" on the following worksheets. In these columns `C' denotes contract and 'POC'
denotes paid on -call.
Group 1 represents the base -line of the analysis. Lake Elmo's 2000 population is comparable
to Hugo and Corcoran's population in 2000. We applied 3% annual inflation to Hugo and
Corcoran to represent their expenditures in 2002 dollars. The results of this analysis indicate
that Lake Elmo is lower than both comparison cities in per capita spending, and approximately
mid -range in total dollar expenditures.
Group 1A is a subset of Group 1 which uses the same cities from Group 1. We assume Lake
Elmo will reach a projected population in 2005 of 7,756. We applied 3% annual inflation for 5
years to show Hugo and Corcoran's 2000 expenditures in 2005 dollars. We then represent the
expenditures in 2002 dollars. Two additional employees were added to Lake Elmo's total and
this increased the total dollar expenditures proportionately. The results of this worksheet lead
us to conclude that in 2005 Lake Elmo will be mid -range in per capita spending and is projected
to be highest in total dollar expenditures in 2005 compared to the Group 1 cities.
Group 2, Orono and Shorewood, is based on projections for 2010. We assume in 2010 Lake
Elmo will have a population of 8,650. We applied 3% annual inflation for 10 years to bring the
comparable cities' 2000 expenditures to 2010 dollars. We then represent the expenditures in
2002 dollars. Three additional employees were added to bring Lake Elmo's total to 17. This
analysis shows us that expenditures will increase due, in part, to inflation, but mostly due to the
addition of employees. This page leads us to conclude that Lake Elmo is projected to be lowest
in both per capita spending and in total dollar expenditures.
Group 3, Farmington and Mendota Heights, is based on projections for 2015. We assume in
2015 Lake Elmo will reach a population of 10,575. Again, we applied 3% annual inflation for 15
years to bring the comparable cities' 2000 expenditures to 2015 dollars. We then represent the
expenditures in 2002 dollars. 14 additional employees were added bringing Lake Elmo's total to
31. We proportionately increased the expenditures to adjust for additional employees and
inflation. Compared to Farmington and Mendota Heights, Lake Elmo is still projected to be
lowest in both per capita spending and total spending in 2015.
In 2015 we recommend the city examine the option of adding its own police department. This is
based on the fact that comparable cities in this group have moved from contracted to full time,
in-house police departments. Our experience shows us that at a population of around 10,000,
cities generally move from contracted to full time police services to meet the needs of their
community. This is a policy decision which will likely be discussed in great detail as demands
for these public safety services potentially rise. Adding a small full-time police department will
substantially increase the dollars spent per capita. This increase in per capita spending may not
appeal to the Council unless it can be determined that there is no other way to feasibly provide
a satisfactory level of service.
Group 4, Lino Lakes and Rosemount, is based on population projections for 2020. We assume
Lake Elmo will reach a final population in 2020 of 12,500. Again we applied 3% annual inflation
for 20 years to bring the comparable cities' 2000 expenditures to 2020 dollars. We again
represented the expenditures in 2002 dollars. The addition of 10 employees will bring the total
to 41. The expenditures subsequently increased to include the additional employees. Our
analysis shows that the city of Lake Elmo is projected to retain a conservative approach to
overall expenditures through 2020 while maintaining a static service level.
The level of service the city would like to provide will ultimately determine how many employees
are hired. Specific factors drive different categories of services. For example population is a
driving force behind general government expenditures. Density and population are major
factors driving public safety. Geographic size is oftentimes the most significant driver of public
works department expenditures.
It is important to note that an increase in the number of employees does not necessarily equate
to an increased level of service. In many instances throughout the analysis within this study,
additional employees were projected so that the city can simply maintain its current level of
service.
The addition of employees were appropriately timed with the projected expansion of each
department's facilities as shown in Chapter 6 of this report. Employees however, may need to
be hired prior to completion of a facility in order to meet the needs of the residents and in such
cases temporary workspace will need to be identified. Ideally however, the addition of
employees will relate to the timing of completion of new facilities within which they will be
housed.
The last three pages are graphs that summarize our analysis as follows:
• Lake Elmo and comparable cities' total expenditures in 2002 dollars
• Lake Elmo and comparable cities' expenditures per capita in 2002 dollars
• Lake Elmo and comparable cities' total number of employees
Group 1 - Current Expenditures for 2000 - Population up to 7,000
Hugo
2000 Population: 6,363
Employees Expenditures I Per Capita
SERVICES
General Government:
Mayor and Council
CITIES 2000 Current
Corcoran Lake Elmo
5,630 6,863
Employees Expenditures I Per Capita
Employees Expenditures I Per Capita
90,357 13
Elections 10,390 2
Administration 1 1 2 172,169 25
Planning and Zoning 2 113,430 17
Professional/Community Services
Assessing_ __-___..___.__._......._._._._ C C C 23,598 3
Accounting Services 15,919 2
Legal Services C C C 68,550 10
Engineering C C 53,025 8
Building Inspector/Official 1 C 1 90,401 13
Clerk 2.5 1 1 0
Finance 1.5 1 0
Auditing C C C 0
Community_ Development 2 _ 0
Other General Government - 0
Public Safety:
Police Protection
Fire Department
Animal Control
Code Enforcement
General Government Total I 8 894,982 141 2 461,552 82 7 637,839 93
Public Works:
General Maintenance
Streets and Highwa s
Street Lighting
Parks and Recreation:
Parks
Recreation
Public Safety Total I 0
Public Works Total
Parks and Recreation Total
Sanitation and other:
Flood pumping
Recycling
Miscellaneous
Sanitation and Other Total
Total Expenditures
2002 Dollars
C = Contracted Service
POC - Paid on Call
390,629 61
1
341,172 54
0
5 C 269,161 39
POC 198,972 29
C 18,248 3
- 0
5 453,823 81 0 486,381 71
0
5 4 267,630 39
13,072 2
5 401,745 71 4 280,702 41
1 122,940 18
0
19,871 3 0 52,641 9 1 122,940 18
0 52,518 8
9 1,699,172 267
9 1 1,802,652 283
0 44,844
12 1,414,605
12
8
251
1,500,754 I 267
0 64,005 9
12 I 1,591,867J 232
12 I 1,688,812 I 246
Prepared by: Sorinasted Incorporated (6/19/20021
, ,...dn4n.1 .....Ariv C (VI ..I..
Clerk
Finance
Auditing
Community Development
Other General Government
Public Safety:
Police Protection
Fire Department
Animal Control
Code Enforcement
Group 1A - Expenditure Forecasts for 5 years (2005) - Population up to 7,800
SERVICES
General Government:
Mayor and Council
Elections
Administration
Planning and Zoning
2000 Population:
Hugo
8,507
Employees Expenditures Per Capita
Professional/Community Services
Assessing C
Accounting Services
Legal Services C
Engineering C
Building Inspector/Official 1
2.5
General Government Total
Public Works:
General Maintenance
Streets and Highways
Street Lighting
Parks and Recreation:
Parks
Recreation
1.5
C
2
8
CITIES
Corcoran
5,890
Employees Expenditures Per Capita
1,037,529 122 I 2
Public Safety Total 0
452,846 53
Public Works Total 1
Parks and Recreation Total 0
Sanitation and other:
Flood pumping__ _._.........
Recycling
Miscellaneous
535,065 91
5
526,105 89
5
395,512 46 I 5
23,036 3
465,733 79
2005 Future Proiections
Lake Elmo
7,756
Employees Expenditures Per Capita
8
104,749 14
12,045 .............2..
2727
,357 �..._4__....._
,.. __. _.._..._. _ ...._.
18,454 2
79,468 10
61,471 8
104,800 14
0
0
0
827,545 107
C 343,525 44
P0C 253,944 33
C 21,154 3
0
0 618,624 80
0
414 502 53
2
5 429,656 55
1 156,906 20
0 61,025 10 1 156,906 20
3,387
70,812
Sanitation and Other Total 0 60,883 7 0
Total Expenditures 9 1,969,806 232 12
2002 Dollars I 9 I 1,802,652 I 212 I I 12
Estimated 2005 Populations for the Cities of Hugo, Corcoran, and Lake Elmo
Assume 3% annual inflation of 2000 expenditures for 5 years.
0.4
9
51,986 9
1,639,915 , 278 14 2,106,930 272
1,500,7541 255 I I 14
0 74,199 10
1
14928,140 f 249
Prepared bv: Sorinasted Incorporated (6/19/20021
„nd n&cr1 ,,,.,+.;., G on
Group 2 - Expenditure Forecasts for 10 years (2010) - Population of 7,000 -10,000
Orono
2000 Population: 7,538
SERVICES
General Government:
Mayor and Council
Elections
Employees Expenditures Per Capita
Administration 4
Planning and Zoning_ 5
Professional/Community Services
Assessing C C 31,714 4
Accounting Services 21,394 2
Legal Services __.. _ C C C 92,125 11
EngineeringC 2........_...................................................._..........._._..................._............ C..._..........................._ 71,261 ._........ 8 ..........
Building Inspector/Official 1 1 2 166,070 19
Clerk 1 1 1 105,593 12
Finance 3 2 1 105,593 12
Auditin.g....._......................................................................_._._. C C C - 0
Community Development - 0
Other General Government 0
General Government Total 14 1,210,623 161 13 1,414,389 191 9 1,124,540 130
CITIES 2010 Future Protections
Shorewood Lake Elmo
7,400 8,650
Employees Expenditures Per Capita Employees Expenditures Per Capita
107,891 12
._ .......................
13,963 2
4 3 220,786 26
3 2 188,148 22
Public Safety:
Police Protection 17 C 398,240 46
Fire Protection POC 294,391 34
Animal Control C 24,524 3
Code Enforcement - 0
Public Safety Total 17 2,077,411 276 "4 0 1,020,881 138 1 0 717,155 83
Public Works:
General Maintenance 0
Streets and Highways 9 8 6 825,850 95
Street Lighting C 17,568 2
Public Works Total 9 658,364 87 8 584,636 79 6 843,418 98
Parks and Recreation:
Parks
Recreation
Parks and Recreation Total
Sanitation and other:
Flood Pumping
Recycling
Miscellaneous
1 84,305 11 0 182,626 25
Sanitation and Other Total 0 288,388 38
Total Expenditures 41 4,319,091 573
2002 Dollars I 41 J 3,409,531J 452
I
0
21
21
0
3,202,531 433 17 3,085,623 357
2,528,108 342 I I 17
1 181,897 21
1 132,596 15
2 314,494 36
3,927
82,090
* Estimated 2010 Population for the City of Lake Elmo
** Includes the revenues for public safety services that Orono provides.
Assume 3% annual inflation of 2000 expenditures for 10 years. 2002 dollars represents the expenditures in today's dollars.
Prepared bv: Sorinasted Incorporated (6/19I20021
0 86,017 10
2,435,819 J 282
Group 3 - Expenditure Forecasts for 15 years (2015) - Population of 10,001 -12,400
SERVICES
General Government:
Mayor and Council
2000 Population:
Elections
Administration
Planning_ and Zoning
Professional/Community Services
Assessing
Accounting Services
Legal Services
Engineering
Building Inspector/Official
Clerk
Finance
Auditing
Community Development___,_
Other General Government
General Government Total
CITIES 2015 Future Proiections
Farmington Mendota Heights Lake Elmo
12,365 11,434 10,575
Employees Expenditures
Per Capita 'Employees 'Expenditures Per Capita Employees !Expenditures (Per Capita
6
2
C
3 6
1
111,128 11
16,187 2
3 255,952 24
2 218,115 21
36,765 3
24,801 �� 2
C 106,799 10
2 218,115 21
2 192,520 18
1 122,412 12
2
222,567 21
- 0
1 111,283 11
0
22 2,263,435 183 13 1,159,751 101 I 13 1,636,645 155
Public Safety:
Police 15 18
Fire 1 2
Animal Control
Code Enforcement 2
Public Works:
General Maintenance
Streets and Highways
Street Lighting
Parks and Recreation:
Parks
Recreation
6 762,012 72
POC + 1 457,015 43
C 28,430 3
- 0
Public Safety Total 16 2,355,553 191 22 2,808,003 246 7 1,247,456 118
0
7 12 8 1,006,907 95
C 20,366 2
Public Works Total 7 772,289 62 12 766,286 67 I 8 1,027,272 97
Parks and Recreation Total
Sanitation and other:
FIood Pumping
Recycling
Miscellaneous
Sanitation and Other Total
Total Expenditures
2002 Dollars I 51 I 4,372,775 I 354
Estimated 2015 Population for the City of Lake Elmo
Assume 3% annual inflation of 2000 expenditures for 15 years. 2002 dollars represents the expenditures in today's dollars.
Prepared by: Sprinosted Incorporated (6/19/20021
5
1
6
1,030,290 83
0
614,322 54
0
51 6,421,568
519
28,433 2
48 5,376,795 470
48 I 3,661,336 1 320
1
2 288,767 27
1 153,716 15
3 442,483 42
4,552 0
95,165
0 99,718 I 9
31 4,453,573 421
31 I 3,032,667 I 287
9
Group 4 - Expenditure Forecasts for 20 years (2020) - Population of 12,401-
SERVICES
General Government:
Mayor and Council
Elections
2000 Population:
CITIES 2020 Future Proiections
Lino Lakes Rosemount Lake Elmo
16,791 14,619 12,500
Employees Expend, Per Capita Employees Expend. Per Capita Employees Expend. !Per Capita
Administration 4
Planning and Zoning (Commission) 2
Professional/Communitv Services
Assessing
Accounting Services
Legal Services
Engineering
Building Inspector/Official
Clerk
Finance
Auditing
Community/Economic Development
Other General Govemment
General Government Total
Public Safety:
Police Department
Fire Department
Animal Control
Code Enforcement
Public Works:
General Maintenance
Streets and Highways
Street Lighting
Parks and Recreation:
Parks
Recreation
114,462
18,765
3
326,667 26
2
252,856 20
C 42,621 3
1 1 92,886 7
C C C 123,809 10
1 4 2 252,856 20
3 5 2 223,184 18
2 1 1 141,909 11
5 4 2 258,016 21
3 1 1 129,008 10
0
20 3,572,992 213 21 2,063,320 141 14 1,977,036 158
21 19.5 12 1,564,439 125
0.5 POC +1 529,805 42
C 32,958 3
1 - 0
Public Safety Total 21 3,522,992 210 I 21 2,851,918 195 13 2,127,202 170
21 19
Public Works Total 21 1,420,362
Parks and Recreation Total
Sanitation and other:
Flood Pumping
Recyclin.
Miscellaneous
0
10 1,485,757
C 23,609
119
2
85 1 19 3,409,161 233 10 1,509,366 121
12
3 432,806 35
1 178,198 14
0 1,184,562 71 12 1,248,250 85 4 611,005 49
Sanitation and Other Total 0 256,452 15
Total Expenditures 62 9,957,359 593
2002 Dollars 1 62 I 5,848,899 I 348
0
73
5,277 0
110,323
0 115,600
9,572,650 655 41 6,340,210
73 I 5,622,923 I 385 I I 41
9
0
9
507
3,724,205 I 298
" Estimated 2020 Population for the City of Lake Elmo
Assume 3% annual inflation of 2000 expenditures for 20 years. 2002 dollars represents the expenditures in today's dollars.
Prepared by: Sprinosted Incorporated (6/19/2002)
2002 Dollars
$6, 000, 000
$5, 000, 000
$4, 000, 000
$3, 000, 000
$2, 000, 000
$1, 000, 000
Comparison of
Total Expenditures in 2002 Dollars
2000 2005
Prepared by: Springsted Incorporated (6/19/2002)
2010
Yea r
2015
Lake Elmo 'Comparable Cities
2020
$450
$400
$350
N
i
co
O
0
$300
$250
$200
Comparison of
Expenditures Per Capita in 2002 Dollars
1,„.,---.
2000 2005 2010 2015 2020
Prepared by: Springsted Incorporated (6/19/2002)
Year
'Lake Elmo Comparable Cities
70
60
50
U)
d
a)
>+
0
Q. 40
E
w
46
d 30
.Q
E
z
z
20
10
0
2000
Prepared by: Springsted Incorporated (6/19/2002)
Comparison of
Total Number of Employees
2005
2010
Year
2015
"Lake Elmo "'*Comparable Cities
2020
NEEDS ASSESSMENT AND CAPITAL PLANNING
CITY OF LAKE ELMO, MINNESOTA
JUNE 18, 2002
1. INTRODUCTION
Based on evaluations of the physical conditions of the existing Lake Elmo civic
buildings, meetings with Lake Elmo department heads, and comparisons of
equivalent facilities in comparably sized regional cities with similar population
levels, an assessment of the capital needs was determined and shown in the
Capital Needs Assessment Table. This graph illustrates that the needs of all the
departments for updated facilities should have been addressed and completed
by the year 2000.
It is unrealistic to assume the City of Lake Elmo could undertake all these capital
improvements at one time based on capital expenditures versus income
generated by bonds or taxes. Therefore, a priority level needed to be assigned to
each facility based on a number of factors. Each facility would then be planned to
proceed when the population level reached the trigger level in the graph. The
second graph represents the needed facilities in a timeline that could be
accomplished by Lake Elmo.
Anticipated dates were assigned to the population levels in the tables, suggested
by the growth level shown on the Population Change 2000-2020 graph. If the
population were to grow faster than anticipated, the capital planning for the
facilities would be accelerated.
2. CAPITAL PLANNING
As demonstrated from our Building Inventory and Condition Analysis, all the
buildings were well maintained, but the uses housed within each of these
buildings have outgrown their boundaries. In most cases, even while new a
building is planned or under construction, temporary facilities will be needed in
the interim to assist with immediate needs. For instance, while design and
construction may be planned for the City Hall, the storage, office, and conference
needs are not being met in the short-term. Off -site storage facilities may be
rented on a monthly basis for less -used records, and temporary trailers can be
rented to fulfill conference and office space needs. It would be short-sighted to
build on to the current City Hall, as the long-term opportunities of this site are
very limited.
The procedure for each of the following departments would be to raise and
designate funds; locate a suitable site; purchase the land; program the
department's current and projected space needs; create a design compatible
with the spatial needs, adjacency requirements, and budget of Lake Elmo;
construct the facility; and finally, move in. Throughout the course of the process,
there will be discussions, City Council reviews, and public presentations, all
which will impact the schedule. Based upon our analysis, the City needs to
address these facility needs immediately.
Projecting the costs forward will require escalations of approximately 3% for
inflation, and Tabor/material increases. Also, it would be wise to carry a 15%
contingency for the unknowns that may arise on -site and during construction.
The numbers being presented here represent building construction costs only.
This excludes the cost of purchasing the land, site improvements, permits, fees,
fixtures, furniture, and equipment.
3. PARKS AND PUBLIC WORKS
The determination of an immediate need for building replacement led a combined
Parks and Public Works facility to be in the forefront of the construction schedule.
The Parks building is obsolete. Exposed original wiring in the vehicle (wash) bay
has led to an unsafe situation. The uncapped well, and the non-compliance with
the current building code and the ADA makes the replacement of this facility take
precedence over others. The combination of Parks and Public Works will reduce
some building costs and potentially increase efficiency by eliminating duplication
within these programs.
Work could be expedited if, during the analysis of a building site, the location
purchased by the City previously is deemed appropriate for the new building.
This would save the step of land purchase. A preliminary scheme was designed
in 1996, which although needing to be updated to comply with current codes,
adjacency requirements, and programmatic needs, would represent a starting
point for an acceptable design.
The existing Parks building sits on valuable property in the heart of the Old
Village of Lake Elmo and the sale of this property could help finance this project.
In the course of the move out of the existing Public Works building, the satellite
fire station building could expand into the work bays and office formerly occupied
by the Public Works. There would be some cost involved with this.
Several public works facilities bid/built in the past several years ranged in costs
from over $3 million to $7.2 million dollars. This gives a gross cost of $77 to $107
per square foot. The smallest facility had the highest cost per square foot,
because it couldn't take advantage of economy of scale.
Cost would also be affected by the percentage of area. For instance, office area
is more expensive than garage space due to air conditioning, carpeting and other
amenities. Depending on revised program requirements, the current average
breakdown for offices is $110 per square foot; support (toilets, break areas, etc.)
is $90 to $100 per square foot; maintenance is $110 to 120 per square foot; and
vehicle storage is $60 per square foot. Cold storage and yard storage would be
in addition to the building costs.
We assume that Lake Elmo, being fiscally conservative, will go with the tightest
space feasible. Also, assuming that the 1996 design of 10,660 square feet for the
Public Works building will add an additional 1,340 square feet (12'(20' office/files
with (3) 10'x30' parking bays and circulation) for the Parks Department, we
estimate that the projected building cost will be $95 per square foot. This will
produce a combined 12,000 square foot Parks and Public Works Building at an
estimated cost of $1.14 million. This estimate does not include land costs, site
improvements, fixtures, furniture, equipment, professional fees, or permits.
4. CITY HALL
In contrast to comparable cities like Hugo and Corcoran, the City Hall Building is
grossly undersized. These comparable cities each have larger and newer
facilities than Lake Elmo (11,000 square feet each compared to 3,200 square
feet at Lake Elmo), and both cities have smaller populations than Lake Elmo.
With this in mind, the City Hall would be the next facility to be designed and
constructed. Temporary measures would have to act as band -aids until
construction could be completed.
To create a civic identity and an economy of scale, a central Lake Elmo Civic
Campus would be recommended to serve the City Hall, a potential Police
Station, and possibly a future main Fire Station. The relationships between these
civic functions are compatible and relatively common in other municipalities. It
would not be recommended to link the Public Works "back of the house"
operations with the public image deserved by a City Hall. Land purchase will
need to incorporate room for all these facilities and the related site work.
To use Hugo as an example, the cost of its new City Hall was $1.4 million. Lino
Lakes, which also built a much larger City Hall in 2000, had costs of
approximately $128 per square foot. To compare this to Lake Elmo using a cost
per square foot of $128 per square foot, Lake Elmo City Hall, excluding other
campus buildings and site amenities, at an initial floor area of 11,000 square feet
becomes $1.4 million, although economies of scale may be sacrificed.
Programmatically, square footage requirements and adjacencies may affect the
cost of the design.
5. FIRE STATION
There are many scenarios that could be explored for the improvement of the fire
response service for Lake Elmo. Such examples range from the construction of a
new central Fire Station to service the needs of Lake Elmo, hired fire services
from neighboring cities, or multiple satellite fire stations to service the outreaches
of Lake Elmo. Due to the large County Park in the center of Lake Elmo, a single
central fire station does not seem to be compatible with the anticipated desired
response times at the far edges of the City.
The situations affecting Lake Elmo would be best evaluated by a Fire Consultant,
who could analyze response times and the best way to serve the needs of the
City. To build a fire station in haste prior to an appropriate analysis may, in the
long term, hinder the best response time possible. The consultant would also
compare the paid on -call fire fighter scenario to a partial, full-time staff, which
may be more feasible as the population grows.
This consultant would help determine programmatic requirements for Lake
Elmo's spatial needs and help locate the most appropriate site(s) for new
construction.
If deemed appropriate, the sale of the location of the current main fire station in
the heart of the Old Village could generate some financing to assist with capital
improvements. In addition, it is adjacent to the Parks building, and a larger
development or a more planned grouping of residences may suitably occupy that
as a combined site.
At this point in time, a cost comparison can be made to a local fire station
recently bid. Bids came in about $160 per square foot, which may be too
luxurious for Lake Elmo; Another fire station, for Oakdale, is a (3) year old, two
story building that was on a site requiring approximately $100,000 soil
remediation, and cost about $128 per square foot. This is in addition to another
fire station in Oakdale that came in at $173 per square foot. Using the national
resource RS Means 2002 data, for a single story, 6,000 square foot (the smallest
fire station for which costs were available) fire station, excluding the purchase
price of land and site work such as paving and landscaping, and using the
Minnesota regional cost index, the cost per square foot would run $148. Applying
this to a 6,000 square foot facility, it would bring the cost to $888,000. If the City
was to construct a 10,000 square foot fire hall, the cost would be approximately
$1.5 million. The exact size of the station will be determined after a detailed study
by a fire consultant.
6. COMMUNITY CENTER
In an effort to be environmentally sensitive and fiscally responsible, Lake Elmo
has an opportunity to convert the existing City Hall into a new use once the
building is no longer needed. It would be sensible to convert this building into a
community center. The large meeting room would be an asset for many functions
and part of the office area could be converted to kitchen space for gatherings.
The building would have to be brought into compliance with current code,
primarily, accessibility codes of the ADA. The cost of remodeling is Tess than
construction of a new building, and once the population reaches the limit where
the City Hall has to vacate the building, it is anticipated that there will be enough
senior citizens and youth to put this space to active use. Depending on the scope
of alterations and improvements, at a cost of about $77 per square foot, the
building remodeling costs may be $250,000.
7. POLICE STATION
This would also need to be analyzed in a similar manner as the fire station.
Currently, Lake Elmo contracts such services with the County. That could
continue until such point that the population growth reaches a trigger point and
Lake Elmo decides to create its own police department. If Lake Elmo remains
satisfied with its service from Washington County, it may never need to construct
space for a police department.
Again, using the national resource RS Means 2002 data, for a single story, brick
clad, 7,000 square foot fire station, excluding the purchase price of land and site
work such as paving and landscaping, and using the Minnesota regional cost
index, the cost per square foot would run $192. Applying this to a 7,000 square
foot facility (the smallest size building for which costs were available), the
building would bring the cost to $1.3 million.
City of Lake Elmo
CAPITAL NEEDS ASSESSMENT TABLE
YEAR:
May 30, 2001.
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City of Lake Elmo
CAPITAL PLANNING TABLE
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110.45
MEMO
(June 20, 2002)
To: Lake Elm
s,• MAC/Planning Commission
From: Ch
Subject: Siren Project
Since our last discussion of the subject, Chief Malmquist has, this week, obtained
Washington County mapping of siren locations and coverage's of the communities
surrounding Lake Elmo. As this is written I am working on transferring that graphic
information on to the Lake Elmo GIS system. Once that is completed — hopefully by our
Monday meeting — we will have a much better idea of where the "holes" are in our siren
coverage. That will lead to a determination of the number of new sirens needed, and
provide a clue to the sequencing of the purchase and installation of the new sirens
(assuming we can not afford to do all the new sirens concurrently).
Once those decisions are made (number and sequence of installation) we can begin to
look at the locations suggested for new sirens in more detail to come up with specific
sites that offer the best physical characteristics for a siren (high ground/minimal tree
interference, not right next to an existing home, and perhaps others). That will require
field visits based on air photo "hints".
It may be advisable to select and secure "rights" to all of the sites immediately, even
though we likely would not install all of the sirens initially. It would then be advisable to
clearly post each of the future sites with signage advising that this will be a future siren
site — future buyer beware, if you don't like a siren in your back yard.
I will continue with the mapping, hoping to have it done by Monday evening — if the
hourly Metro Council issues leave me enough time.
MEMO
(June 20, 2002)
To: Lake Elmo Planning Commission
From: Chuck Dillerud
Subject: Council Directives — June 18, 2002
At its June 18, 2002 meeting the City Council adopted two directives to staff regarding
matters that require review and recommendation of the Planning Commission; and,
amendment to the Zoning Ordinance:
1. The Council is concerned with more recent OP Concept Plans that have been
presented to the City. While they concede that the plans may meet the quantitative
specifications of the ordinance, the more qualitative aspects of project design have
not been as completely addressed as they were with some of the earlier OP
projects (such as Fields I. and Hamlet on Sunfish Lake). These later Concept
Plans have not addressed such matters as house design, view sheds,
environmental aspects of the site, and project landscaping in the degree of detail
that the Council intended with the original OP Ordinance. As such, the Council
does not believe that some of the more recent OP Concept Plans have responded
well to intent of the OP Ordinance.
The Council has directed staff and the Commission to address amending the OP
Ordinance to require all Concept Plans to be reviewed by an independent and
licensed architect or (preferably) a licensed landscape architect, to be selected by
the City, but the professional fee of which would be paid by the project applicant
— in addition to the normal staff review and report.
2. The Council has expressed concern with the General Business District listing of
Permitted and Conditional Uses. As with the Limited Business District list of uses
we just completed review of, the Council is concerned the General Business use
listing was created decades ago, based mostly on the County Model Ordinance
and uses that existed in the City at that time — many of which still exist, of course.
They are concerned that some of the listed uses would no longer be compatible
with the City's development policies, as expressed by the Comp Plan. — at least in
locations other than the Old Village Commercial area. The concern goes to the
potential, with all of those uses available, of creating remote islands of heavily
commercial use is areas of the City other than the Old Village — contrary to the
policies of the Comp Plan that specify that such uses should be limited to the Old
Village. Of course, the intent of those policies regarding such commercial uses is
to insure Lake Elmo retails a Rural Center development structure rather than the
scattered outcome that we see in so many "typical" suburban communities. That
scattered outcome, in turn, results in a loss of the sense of community. The
Council is, as well, concerned that changes to the General Business District not
negatively impact the Old Village commercial area.
Before staff begins preparation of analysis and Code amendment drafts — or schedules
any Hearings — we are interested in the Commission's direction regarding how (or even
if) they would want to address these to topics. I suppose the Commission could decide to
recommend to the Council that nothing be changed on one or both of the topics.
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 301— Open Space Preservation
(a.) The ground cover is restored to its natural condition after installation.
(b.) Recreational uses are prohibited above or within fifty (50) feet of communal
drainfields, or as approved by the City Engineer.
4. No wetland treatment system shall be allowed within the village green.
K. Streets. Streets shall be developed according to the following standards that promote road
safety, assure adequate access for fire and rescue vehicles, and promote adequate vehicular
circulation:
1. Streets shall be designed according to the following standards; pavement shall be 14-16
feet wide for one-way streets; pavement shall be 22-24 feet wide for two-way streets;
and the pavement width shall be 22-24 feet for streets where homes are located on one
side of the street.
2. The minimum street right-of-way for one way streets shall be 40 feet and the minimum
right-of-way for two way street shall be 50 feet.
3. Streets shall not be constructed with a rural cross section.
301.07 Historic Preservation.,
Historic Structures on the site shall be identified.
301.08 OP Development/Concept Plan.,
Subd. 1. Reauired Submittals -- Development/Concept Plan,
The applicant shall submit 20 copies of a Concept Plan for a development of an OP that shall
include the following information:
A. An existing conditions plan which identifies the following (Drawn to a scale of 1"=100'):
1. Primary Conservation Areas.
2. Secondary Conservation Areas.
3. Site Topography at 2-foot contour interval
4. Location and description of existing vegetative cover
B. A general site plan to include the general location of all platted lots, streets, and open space
areas, structures, trails, common open spaces and parks: (Drawn to scale of 1"=100')
C. The applicant shall submit a schedule of site characteristics, calculated in acres, which shall
include the following:
1. Environmental Resources: Include Map and calculated acreage of the following:
(a.) Total Site
(b.) Protected Wetlands
(c.) Wetland buffer/setback area
(d.) 12% - 24% sloped area
(e.) 25% + sloped area
(f.) Woodlands
301-6.
Adopted by Ordinance 97-79 on May 5, 2001
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 301— Open Space Preservation
2. Public Improvements: Include map and calculated acreage of the following:
(a.) Public road right of way
(b.) Drainage way and ponding areas
(c.) Trails/bikeways and sidewalks (outside of road right of way)
(d.) Utility easements
(e.) Public Parks
3. Proposed Development: Include map and calculated acreage of the following:
(a.) Total residential area
(b.) Total commercial land area
(c.) Total Preserved Open Space
4. A General Landscape Plan.
5. Statement of Intent. If applicable, provide a statement of intent establishing a
homeowners association with bylaws and deed restrictions to include, but not be limited
to, the following:
(a.) Ownership, management and maintenance of defined Preserved Open Space
(b.) Maintenance of public and private utilities.
(c.) General architectural guidelines for principal and accessory structures.
6. Proposed Stazine Plan.
7. Historic Preservation Plan. Where applicable, an historic preservation plan for any
historic structures on the site.
Subd. 2. Planning Commission Review.
Upon receipt of a complete Concept Plan application as certified to by the City Planner, the Planning
Commission shall review OP Development Concept Plan application at a Public Hearing preceded by
ten (10) days published notice and two (2) weeks mailed notice to the recorded owners of each parcel
located within 350 feet of the perimeter of the proposed development. The Planning Commission
shall make its recommendations to the City Council within thirty (30) days of receipt of a complete
application, and shall include its findings on the following:
A. The Concept Plan is consistent with the goals, objectives and policies of the
Comprehensive Plan.
B. The Concept Plan is consistent with the purpose of the Open Space Preservation
Ordinance.
C. The Concept Plan complies with the development standards of the Open Space
Preservation Ordinance.
Subd. 3. City Council Review.
The City Council shall review and approve or deny OP Development Concept Plan within thirty (60)
days of the receipt of a complete application. The City Council may also table its review a reasonable
time, if necessary to obtain information that will enable the Council to make a reasonable decision,
and if the extension is consented to the by the applicant on the record. OP Development Concept
Plan approval shall require three (3) affirmative votes of the City Council.
301-7
Adopted by Ordinance 97-79 on May 5, 2001
H. GB - General Business.
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
1. Permitted tees and Strugpm.
a. The' Following Service/Office uses:
Apparel"Z✓leaaing pick-up Stations
Apparel. Repair and Alterations:, .. .
);,:;.1
etVices
Bus�ops :..
AOQ eeping
$usmess. and Management Consultant Offices
Hiistness Associations
Cafes and Restaurants .. _
Chattalle
Chiropractic
Civic. Sbciaian'd`Fiaterrial Association Offices
and Nails ...,
Collection and. A jus me atervices
\ Credit'"itePertiiieGoniii tier and Mercanti•ie)
'Deistal
`'Deteetiva and Protectiite. ; ►gti ties
Diftlidetinfi
Ed citt'ional ..
Eriipl fS4 lent Agencies
Engul..ng..:.
Fin
_ I .. ..Gg. 'nn e» ai Offices,:. .�..._
jtisuraned:...
,..,:..ln+cstp►ent:..:, .,..:
i.abot unions
..,;legal..... ,. ...
Libraries
General Business
(Sign fabrication not a petiiiiittad use)
., ...(With :produetion"of:bakery-goods limited to retail sales)
(Limited tc .ill table service operations)
300-32
2/18/97
Medical Services:
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
General Business - Permitted Service/Office Uses (continue
..d
The compounding, dispensing or retail sale of drugs.
prescription items, patient or proprietary medicine. sick room
supplies, prosthetic devices or items relating to any of the
foregoing when conducted in the building occupied primarily
by medical, dental, osteopathic, chiropractic or optometric
offices.
Optometric
Osteopathic
Photo Gallery
Professional Membership Organizations
Real Estate
Religious
Scientific Research
Shore Repair
Stenographic Service
Welfare Offices
b. The Following Retail Uses:
Antiques and Second Hand Merchandise
Apparel and Related Accessories
Automobile Repair and Services
Automobiles and Automobile Accessories
Bicycles
Books
Building Supplies
Cameras and Photographic Supplies
Cigars and Cigarettes
Drugs and Proprietary Items
Electrical Supplies
Flowers and Floral Accessories
Food and Grocery Products
Furniture'
Gifts. Novelties and Souvenirs
Glass
Heating Equipment
Home Furnishings and Related Equipment
Jewelry
Liquors
Marine Craft and Accessories
Newspapers and Magazines
2/18/97
(excluding laboratory facilities)
General Business
300-33
Nursery and Garden Supplies
Optical Goo&. •
Paint.
Pets
Plumbing Equipment
Sporting Goods
Stationery
Wallpaper,.
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
General Business
(Permitted Retail Uses con't)
c. The Following .Repair/Service. uses;
General Business
Clock .Repair
Electrical Repair and Supplies
Equipment Rental and Leasing
Food Catering
Furniture Repair
Heating
Household Appliances
Jewelry Repair
Landscaping
Plumbing;:,.
Radio
Reupholstery
Television
Watch Repair
d. The Following Office Uses: (excluding equipment storage).
General Business
Air Conditioning Contractor
Building Construction Contractor
Carpentry Contractor
Decorating Contractor
Hearing Contractor
Masonry Contractor
Painting Contractor'
Plastering Contractor
Plumbing Contractor
Roofing Contractor
Sheet Metal Contractor
300-34
2/18/97
Lake Elmo Municipal Code
Chapter 3 - Zoning
Section 300 - Zoning Ordinance
Stone Work Contractor
Tile Setting Contractor
Wallpaper Contractor
Water Well Drilling Contractor
Wood Flooring Contractor
General Business
(Permitted Office Uses cont)
e. Uses Permitted by Conditional Use Permit:
Bed and Breakfast Facility
Boarding Care Facility
Day Care Centers
Fitness Studios
Kennels
Nursing Care Facility
Open Sales Lots
Manufacturing
Veterinary Clinics2
General Business
15 Beds Maximum
15 Residents Maximum
40 Children Maximum
Maximum floor area not to exceed 5,000 square feet
15 Residents Maximum
Any industrial manufacturing operation in existence within the City
at the effective date of this section, including manufacture of wood
products and plastic products, may continue the use as a
conforming use without a conditional use permit. Nothing in this
provision shall otherwise be construed to require the City to
ahorize any manufacturing use in the general business zone after
the effective date of this section.
f. General Requirements.
i. All storage, services, repair or processing shall be conducted wholly within an
enclosed building or behind opaque fence or wall not less than six (6) feet high,
except the outdoor display of merchandise.
ii. Incineration of waste matter shall be conducted in approved equipment located
within the building wherein the permitted use is conducted.
iii. Where a proposed GB development abuts on RR, R-1, R-2, R-3, R-4, or RE
district other than at a public street line, buffer provision shall be
established. There shall be provided a protective strip of not less than
thirty-five (35) feet in width. The protective strip shall not be used for
parking, off-street loading or storage and shall be landscaped. The
protective strip must be approved by the Council as being in harmony with
the residential neighborhood and providing sufficient screening of the
commercial area.
s Added 97-86 on 10-2-01
2 Added 97-20 on 10-21-97
300-35
2/18/97