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#10 - Crossroads East
LA515-93-723476.v2 CITY COUNCIL DATE: 6/012021 REGULAR AGENDA TO: Mayor and City Council FROM: Ken Roberts, Planning Director ITEM: Launch Properties/Crossroads Properties PUD Preliminary Plan for a Light Industrial Business Park (Crossroads East First Addition) REVIEWED BY: Ben Prchal, City Planner Jack Griffin, City Engineer Sarah Sonsalla, City Attorney INTRODUCTION: The City has received requests from Launch Properties (Dan Regan) and Crossroads Properties (David Johnson) for a Planned Unit Development (PUD) Preliminary Plan and a Preliminary Plat related to a two-phase, 297,570 square foot light industrial development in two buildings that would be located at the intersection of Lake Elmo Avenue and Hudson Boulevard North. BACKGROUND: On April 1, 2014, the City Council approved a Concept Plan for a Light Industrial Business Park (with 2 buildings) and a zoning map amendment from RT (rural transitional) to BP (business park) for this site. The BP – Business Park/Light Industrial zoning allows for a variety of office, light industrial, and non-production industrial uses on the site. On May 10, 2021, the Planning Commission held a public hearing about the latest development proposal for this site. The Planning Commission reviewed and discussed the preliminary PUD plans and the proposed preliminary plat that show a two-phase, 297,570 square foot light industrial development on the 30 acre property. As part of the hearing, the Commission took testimony from the applicants and from several nearby property owners. After discussion about the proposal with City staff and the applicants, the Planning Commission recommended approval of the preliminary development plans, subject to conditions, with a 3-2 vote. ISSUE BEFORE THE CITY COUNCIL: The City Council is being asked to review and either approve or deny the preliminary PUD plans and proposed preliminary plat for the Crossroads East PUD to be located on the northeast corner of Hudson Boulevard and Lake Elmo Avenue. GENERAL INFORMATION Applicants: Launch Properties (Dan Regan) and Crossroads Properties (David Johnson) Property Owner: Launch Park Lake Elmo, LLC, 800 LaSalle Avenue, Suite 1610 Minneapolis, MN. 2 LA515-93-723476.v2 Location: Southwest Quarter of the Southwest Quarter of Section 36. Northeast quadrant of the intersection of Lake Elmo Ave. N. and Hudson Blvd. N. PID Number 36.029.21.33.0001 Requests: Planned Unit Development Preliminary Plan and Preliminary Plat Existing Land Use: Vacant/agricultural fields Existing Zoning: BP – Business Park Surrounding Land Use: Agricultural fields, single family residential, drive-in movie theater Surrounding Zoning: RT – Rural Transitional, LDR – Low Density Single Family Residential Comprehensive Plan: BP - Business Park Existing Zoning: BP – Business Park/Light Industrial History: The site has been used for agricultural fields for a long time. Deadline for Action: Application Complete – April 12, 2021 60 Day Deadline – June 11, 2021 Extension Letter Mailed – No 120 Day Deadline – August 10, 2021 Applicable Regulations: 154.550 – BP Business Park Zoning District Article XIX – Planned Unit Development (PUD) Regulations Chapter 153 - Subdivision Regulations City of Lake Elmo Design Standards REQUEST DETAILS/ANALYSIS Project Overview The City of Lake Elmo has received a request from Launch Properties (Dan Regan) and Crossroads Properties (David Johnson) for a Planned Unit Development (PUD) Preliminary Plan and a Preliminary Plat for the property located northeast of the intersection of Lake Elmo Avenue North and Hudson Boulevard North. The details concerning the two different aspects of the request are as follows: • A request for a PUD Preliminary Plan to allow the construction of two light industrial buildings with a net building area of 297,570 square feet. A PUD has been requested in order to allow for a zero lot line build out of what will eventually be two separate building parcels and to allow for a listing of permitted and conditional uses within the buildings and the site. • A preliminary plat to divide the property into two lots and three outlots (for storm water management) and to allow for the necessary public street right-of-way and easement dedications. If the City decides to approve the request, the applicant may then proceed with the preparation of final development plans and a final plat for the site. Under the City’s PUD Ordinance, the applicant must submit final development plans as part of the review process. 3 LA515-93-723476.v2 The attached application narrative and site plans provide an overview of the applicant’s request that will be built out in two phases. The first phase will include the construction of a 148,470 square foot building for Crossroads Properties that would be located in the western portion of the project site. There is not a specific use or tenant identified for the building, but it is being planned to handle businesses looking for “flexible, functional space in an accessible location along the I-94 corridor” in accordance with the applicant’s project narrative. The second phase of the project includes a building of about 149,100 square feet that would be located in the eastern portion of the PUD. There is no specific use identified for the building, but it is being planned to handle businesses or prospective tenants that intend to use the space(s) for a warehouse/distribution center. The bulk of the space in the building would be used as a warehouse/distribution area, with smaller office areas located at the west side of the building facing Lake Elmo Avenue North. Access for both buildings would be via a shared 30-foot-wide driveway entrance off of Hudson Boulevard North, with ancillary access provided through a driveway in the extreme southeast corner of the site. They are not proposing an access driveway on Lake Elmo Avenue. The proposed site plan includes a 100-foot-wide landscape and buffer area along the northern portion of the site and shared storm water facilities that would be located along Hudson Boulevard North. Please see the attached project narrative for more information about the proposed development. As part of the application for a PUD, the applicant has requested flexibility from some of the current BP zoning district requirements as follows: • The establishment of a zero lot line configuration for the shared driveway and parking lots between the two proposed buildings and lots. If the City does not approve the proposed zero lot line configuration as part of the project, the applicant would need to set the parking areas back 15 feet from the adjoining lot line (which would leave 30 feet of space between the two parking areas). The PUD will allow the creation of a common driveway and parking areas, all of which will be internal to the proposed development. • Allowing land uses in the PUD as permitted uses rather than requiring City approval of a separate conditional use permit (CUP) for many of the uses as is required by the BP zoning ordinance. 2040 Comprehensive Plan. The 2040 Comprehensive Plan has designated this site Business Park (BP) in the land use plan. The specific description for the land use category from the 2040 Comprehensive Plan reads as follows: BUSINESS PARK: This land use provides for a wide variety of professional businesses such as medical and research facilities, offices and corporate headquarters. Retail sales of goods and services are allowable uses by conditional use permit provided such uses are goods and services for the employees of the permitted business use. This land use designation excludes any residential use. Zoning Designation. As noted above, the City rezoned the parcel to the BP – Business Park/Light Manufacturing District in 2014 consistent with the 2040 Comprehensive Plan. The specific description of the BP zoning District is: BP Business Park/Light Manufacturing District. The purpose of the BP District is to provide areas for attractive, high quality business park development primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which provide a harmonious transition to residential development and neighborhoods by: 1) Conducting all business activities and essentially all storage inside buildings; 2) Consisting of high quality and attractive buildings which blend in with the environment; 3) providing open space, quality 4 LA515-93-723476.v2 landscaping and berming; 4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting and enhancing the natural environment; and 6) providing users with an attractive working environment that is unique in the eastern metropolitan area with immediate access to I-94. Proposed Uses. The proposed Preliminary PUD Plan and the buildings/uses are generally consistent with the BP Comprehensive Plan land use designation and the BP Zoning designation. As part of its application, the developer provided the City with a listing of the proposed permitted uses within the PUD. City staff would not support having all the listed uses as permitted uses in the PUD. There are some uses on the developer’s list that the City should require approval of a CUP and there are others uses such as day care and child care centers that the City should not allow in the development. As part of the request for a planned development, City staff is recommending the City structure the PUD so the allowed uses within the development are consistent with the permitted and conditional uses within the BP zoning district. If the City approves the proposed preliminary PUD plan, staff is recommending the Developer provide the City with an updated list of permitted, conditional and prohibited land uses and activities for the PUD with an application for final PUD and final plat approval. The final PUD also should specify any of the zoning exceptions being sought by the applicant as described in the preceding section. The PUD Ordinance provides for flexibility from the underlying zoning standards with the understanding that this flexibility will help a developer better utilize site features and obtain a higher quality development. This flexibility would be necessary for the proposed setbacks for the shared driveway and for the adjacent parking areas on each of the development lots in the proposed PUD. Environmental Review. The proposed project does not meet any threshold for a mandatory Environmental Assessment Worksheet (EAW). Site Character: The proposed development site is 30.2 gross acres in size and located within the City’s I-94 corridor planning area. The site has historically been used for agricultural fields except for the southern portion, which is lower in elevation and covered with vegetation. The surrounding existing uses include the Vali-Hi drive in movie theater, single-family homes to the north in the Hunter’s Crossing development and the Forest residential subdivision across Lake Elmo Avenue to the west. Preliminary Plat. The developer/applicant is asking the City to approve a preliminary plat as part of the PUD approval. The proposed preliminary plat would create 2 buildable lots that would each be 12.97 acres in size and would have 3 outlots for storm water management. The preliminary plat also shows right-of-way dedication for Lake Elmo Avenue. The platting process allows the City to ensure that all the necessary street right-of-way and drainage and utility easements are in place on the property. The City Engineer noted that additional right-of-way dedication appears to be required along Hudson Boulevard to accommodate the proposed turn lanes and to maintain the required typical section for the roadway and bituminous trail. The City requires 10-foot-wide drainage and utility easements along all public roadways including Hudson Boulevard and Lake Elmo Avenue. The applicant will be required to show these and all required easements on the project plans and on an updated preliminary plat. Site Plan: The proposed site plan shows two lots of 12.97 acres each for building sites, a 148,470 square-foot building on the west lot and a 149,100 square foot building on the eastern lot. The site plan also shows a 30-foot-wide shared access driveway to Hudson Boulevard, a total of 180 parking stalls, 48 spaces for parking semi-trucks and trailers and three outlots for storm water ponding along Hudson Boulevard. The proposed plan shows the parking spaces setback at least 100 feet and the proposed buildings setback more than 150 feet from the northern property line of the site. 5 LA515-93-723476.v2 Setbacks: The Lake Elmo Zoning Ordinance requires a minimum building setback of 150 feet from residential zones for buildings and 100 feet for parking areas (which would include maneuvering lanes and driveways) for properties zoned Business Park. The elements shown on the proposed site plan meet or exceed these minimum setback requirements. The applicant is proposing a berm and landscaping along the north property line to help mitigate the effects of the new development to the single-family homes to the north. The proposed buildings, parking areas and driveway areas will comply with the setback requirements of the BP zoning district with the exception of the internal side yard driveway and parking setback along the property line in the center of the site. Vehicular Access: The project plans show a primary access to the site would be a shared driveway along Hudson Boulevard about 670 feet east of Lake Elmo Avenue. The plans also show a secondary driveway access to Hudson Boulevard near the southeast corner of the property that is about 600 feet east of the first site access but is only about 200 feet from the existing access for the Vali Hi drive-in movie theater. The City Engineer noted in his review comments that this driveway does not meet acceptable spacing requirements (660 feet minimum) for driveways on Hudson Boulevard. The developer is not proposing a driveway or access to the site from Lake Elmo Avenue. The City Engineer has noted that the driveways will need to comply with the City’s access spacing requirements and that the entrances along Hudson Boulevard North may need to be modified to meet these requirements. An earlier version of this PUD plan showed an access driveway to Lake Elmo Avenue in the northwest corner of the site. The City Engineer and the Washington County staff questioned the need and use of the Lake Elmo Avenue access point. After further review by the applicant, the developer revised its project plans to eliminate the driveway to Lake Elmo Avenue. This means all traffic going to and from this site will be using the two proposed driveways on Hudson Boulevard. Traffic Study Summary. The applicant completed a traffic impact analysis for the proposed development. In summary, the traffic study concluded that “no geometric mitigation is required as a result of the development beyond what is proposed on Hudson Boulevard. It is recommended to install side street control at all site accesses.” Washington County staff also had comments about the traffic study, indicating that the study did not include the necessary information that would to facilitate a review of whether traffic control changes or turn lane construction, including the lengthening of existing turn lanes, would be needed as a result of the proposed development. Note: The developer’s plans show improvements for Hudson Boulevard that include adding turn lanes at the main site access driveway and adding turn lanes at the intersection with Lake Elmo Avenue. Staff is recommending that if the City approves the preliminary plans, the developer amend the Traffic Study as required by Washington County, and amend the plans to include any improvements identified by Washington County or the City along Lake Elmo Avenue (e.g., turn lane improvements at Hudson Boulevard). Parking: The City’s Zoning Code requires one off-street parking space for every 1,000 square feet of gross floor area up to 20,000 square feet of light industrial space, 1 parking space per 300 square feet of office or sales area, plus 1 parking space per 3,000 square feet of storage area for motor freight and warehouse uses. The proposed plan notes a total required parking for Building (Lot) 1 of 95 parking stalls and 85 parking stalls for Building (Lot) 2. The proposed site plan shows 398 parking stalls on Lot 1 and 189 parking stalls on Lot 2. City staff cannot determine if the amount of proposed parking would meet the minimum code requirements but based on the applicant’s calculations and the number of spaces shown on the plans, City staff expects there would be enough off-street parking on the site. If the City approves the preliminary PUD plans, the applicant should provide the City with a detailed breakdown of the types of uses and their floor spaces with a detailed parking calculation for each building in the development. 6 LA515-93-723476.v2 Sidewalks and Trails. The preliminary plan shows a bituminous trail along Hudson Boulevard but the plans do not include a trail or sidewalk along Lake Elmo Avenue. The proposed trail along Hudson Boulevard is consistent with the City’s Hudson Boulevard Design Standards for the installation of an off- street trail along the north side of Hudson Boulevard for the entire length of Hudson Boulevard in Lake Elmo. The plans also show concrete sidewalks adjacent to the entrance (public) sides of each of the buildings within the site. The concrete sidewalks also would connect to the trail along Hudson Boulevard and would cross the shared driveway near the center of the site to allow for safe pedestrian movement between the two properties. Although this is a commercial development, Staff is recommending that if the City approves the preliminary plans, the developer amend the plans to include an eight-foot-wide trail along Lake Elmo Avenue within the County right-of-way. This trail would provide the start of a trail connection going to the north to the existing and planned multi-purpose trail and sidewalk along 5th Street to the north of the subject property. Consistency with Planned Unit Development Regulations. The applicant has requested City approval of a PUD for this development because it will have reduced driveway and parking lot setbacks and it will allow for a variety of land uses and businesses within the development. Staff has reviewed the proposed plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has found the following: • Intent. The intent of a PUD is to provide for greater flexibility in the use of land and the placement and size of buildings within the development in order to achieve more creative development outcomes while remaining economically viable and marketable and to better utilize site features and obtain a higher quality of development. Approval of a planned unit development shall result in a zoning change to a specific PUD overlay district, with specific requirements and standards that are unique to that development. • Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be served or is achieved. Staff has found that the proposed development would meet the following objectives: A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. • The proposed development is in part not a typical, multi-building commercial warehouse development and instead proposes two style of buildings to provide a variety of spaces for commercial and light industrial users. B. Promotion of integrated land use, allowing a mixture of residential, commercial and public facilities. • The proposed development is intended to accommodate a mixture of commercial/light industrial land uses in an area with a variety of land uses including single-family homes to the north a drive-in movie theater to the east, Hudson Boulevard and Interstate 94 to the south and vacant properties to the west across Lake Elmo Avenue. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. 7 LA515-93-723476.v2 • The design of the buildings while meeting the required setbacks and screening should be compatible with the single-family homes to the north. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. • The City may impose design guidelines and standards on light industrial development such as this proposal. a. Minimum Requirements. PUDs must meet the following minimum requirements: A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for developed land within the approved development. • The proposed development meets this requirement as it is a 30.2-acre property. B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of-way to be preserved as protected open space. Other public or site amenities may be approved as an alternative to this requirement. Any required open space must be available to the residents, tenants, or customers of the PUD for recreational purposes or similar benefit. Land reserved for storm water detention facilities and other required site improvements may be applied to this requirement. Open space shall be designed to meet the needs of residents of the PUD and the surrounding neighborhoods, to the extent practicable, for parks, playgrounds, playing fields and other recreational facilities. • The applicant’s application materials do not include a calculation of the amount open space within the proposed PUD. For a 30.2 acre site, 6.04 acres would need to be shown to be preserved as protected open space to meet the 20 percent requirement. The three storm water management outlots have a total area of 2.32 acres. With the required setback and buffer area along the north property line of the site, the applicant may be able to show a total of 20 percent open space within the PUD. C. Street Layout… In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. • The proposed development site has about 1,211 feet of frontage on Hudson Boulevard North and about 656 feet of frontage on Lake Elmo Avenue. The applicant is not proposing any new public streets but rather one primary, shared private driveway from Hudson Boulevard to serve the development that should meet City spacing and access management standards. It is a recommended condition of approval that the developer address all the comments outlined in the Engineering memo dated May 5, 2021, before submitting plans for a final plat and final PUD approval for this site. Proposed Design. There are two proposed designs of the buildings in the development. The Crossroads Properties building on the west lot would be 30 feet tall with a mix of office and warehouse spaces with off street parking for 398 personal vehicles and parking for 18 semi-trucks and trailers. The elevations of the Crossroads building show it with an exterior with a mix of smooth face architectural and textured 8 LA515-93-723476.v2 pattern painted precast concrete panels. The colors shown on the plans for the panels are off-white with medium gray and dark blue accent areas. For the Launch Properties warehouse on the east lot, the proposed elevations show a 38 foot tall building to allow 32 feet of clear interior space. The exterior would have a mix of smooth face architectural and textured pattern painted precast concrete panels. The colors shown on the plans for the panels are off-white with light gray, medium gray and dark blue accent areas. There would be 189 off-street parking spaces for personal vehicles and 30 parking spaces for semi-trucks and trailers on the north side of the building. Adherence to Lake Elmo Design Guidelines and Standards: The proposed development will need to meet the standards of the Lake Elmo design guidelines. It appears that the project will meet the Lake Elmo Design Guidelines and Standards in that: • The proposed structures are located and oriented in a manner that allows for pedestrian accessibility and provides visual interest from the public right-of-way. • The buildings are located as close to the public street as possible, easily accessible from the street; setbacks are varied slightly; recreational and common spaces are located at the interior or rear of the site. • Streetscapes provide for pedestrian accessibility and safety while offering aesthetically pleasing environments. With this proposed development, the City should require the developer to install a trail along Hudson Boulevard and a sidewalk along Eagle Point Boulevard to meet this City design standard. • Examples of past developments adhere to building design requirements. It is a recommended condition of final PUD approval that the applicant include a detailed architectural plan proposal (with a listing of colors, materials, etc.) for all of the buildings in the development for City approval. All of the building exterior designs and materials will need to conform to the design standards in the Lake Elmo Design Guidelines and Standards Manual including those regarding building facades, rooflines, colors entries, lighting, roof-top equipment screening and exterior building materials. At first review, it appears that all the building styles and materials will meet or exceed the City’s design standards for commercial/industrial buildings. City staff will need to verify the proposed exterior designs and materials will meet the City’s design standards before issuing building permits for the buildings. Engineering Comments: The City Engineer has reviewed the preliminary PUD plans and provided comments in a review letter to the City dated May 5, 2021. The applicant will need to address the Engineer’s comments as part of the final plan submission for the site. Staff would like to highlight the following comments in summary: • Streets and Transportation o The site plan shows two driveways onto Hudson Boulevard for access to this property. The location of the proposed primary driveway near the center of the site meets the acceptable spacing guidelines. The location of the second driveway to the east does not meet acceptable spacing requirements and will create conflicts with the adjacent property driveway for Vali-HI drive-in. The preliminary plans must be revised to relocate all trees outside of the public drainage and utility easements including the proposed watermain easements that are missing from the plans and the small/dry utility easement corridors along Hudson Boulevard and Lake Elmo Avenue that are missing on the plans. 9 LA515-93-723476.v2 o Hudson Boulevard Improvements. The proposed preliminary plans show improvements to Hudson Boulevard as required and in general conformance with the Hudson Boulevard Design Standards, with an Urban Section along the north boulevard with a bituminous trail. • Municipal Sanitary Sewer o Sanitary sewer is available along the entire eastern property line of the development and at the southeast corner near the MCES meter station. The applicant or developer will be responsible for connecting to the City sanitary sewer system and extending individual sanitary sewer service lines to each of the buildings. o The applicant will be responsible to extend sanitary sewer stubs for connection to the adjacent properties. For this site, the applicant must extend a trunk 15-inch sanitary sewer main from the MCES meter station to the corner of Lake Elmo Avenue and Hudson Boulevard. The stub must be accessible on the east side of Lake Elmo Avenue for a jacking pit that would not disturb any part of the newly constructed site improvements or the reconstructed Hudson Boulevard improvements. o The City typically provides cost participation for the trunk sanitary sewer, paying the pipe oversize cost difference between a standard 8-inch diameter pipe. There would be no cost participation for extra pipe depth. • Municipal Water Supply o The existing City water system is currently extended to the site with an existing 12-inch trunk watermain running along the east property line of the proposed development from the Hunter’s Crossing subdivision to Hudson Boulevard. o The application did not include domestic and fire suppression water demands required to serve the development, nor did the application propose supplemental fire suppression facilities. o Municipal water service is not sufficient to support fire suppression demands for the proposed development until Water Tower No. 4 is operational. The City is currently negotiating and investigating potential water tower sites. Until a water tower site is determined (by the City) to be feasible and has been acquired by the City, the schedule for having Water Tower No. 4 operational is unknown. o The applicant will be required to extend municipal water into the development at its sole cost. Watermain stubs are required to adjacent properties. A minimum 8-inch diameter looped watermain network internal to the site will be required to avoid dead end runs with private water services stubbed for connection to each individual building. o The applicant will be responsible to place fire hydrants and water system valves throughout the property at the direction of the Lake Elmo Public Works Director and the Fire Department. Additional hydrants may be required to meet spacing requirements for commercial properties. All fire hydrants shall be owned and maintained by the City. o All internal site watermain lines and fire hydrants placed within the development will remain City owned and operated. Therefore, minimum 30-foot-wide utility easements centered over the hydrant or pipe are required. These easements must be dedicated to the City either on the plat or granted to the City using the City’s standard form of easement. Dedicated watermain easements must be shown on all site, grading, utility, and landscape plans. • Stormwater Management o The proposed development is subject the construction of a storm water management plan and system that meets State, Valley Branch Watershed District (VBWD) and City rules. All stormwater facilities need to be designed and installed in accordance with City and Valley Branch Watershed District (VBWD) requirements. 10 LA515-93-723476.v2 o The Stormwater Management Report must be revised (as noted in the City Engineer’s review comments dated May 5, 2021). o All stormwater facilities constructed for this development are to remain privately owned and maintained. The City will require the applicant or developer to enter into a Stormwater Maintenance and Easement Agreement with the City in its standard form and record this Agreement. o Even as privately owned and maintained facilities, the City requires the developer to provide maintenance access roads or drives that meet City engineering design standards for all storm water facilities. The maintenance access must be clearly shown on the grading plans including access to the facility and BMP maintenance access to all flared end sections and forebay. o The grading plans are incomplete and must be revised and resubmitted for City approval (as noted in the City Engineer’s review memo dated May 5, 2021). Storm Water and Erosion Control. The applicant will need to submit detailed storm water and erosion control plans with the preliminary and final development plans. These plans will need to conform to City of Lake Elmo and Valley Branch Watershed District (VBWD) requirements. The applicant is strongly encouraged to meet with VBWD to review the district requirements prior to preparing this plan. Water System Needs and Impacts. The City needs to construct a new water tower to serve the low pressure zone of the City’s water system. (to be named Water Tower No. 4). This new water tower is necessary to help provide adequate municipal water and water pressure to the existing water users and for future municipal water customers in the low pressure zone part of Lake Elmo. The City may already be over platted (with already approved preliminary plats) in the low-pressure water service area that includes this proposed development site. The City has approved many preliminary and final plats in this part of Lake Elmo over the last few years. By approving these developments, the City has granted these existing and future water customers development rights to their properties. If development of some or all of the approved preliminary plats occurs in the near future and all these lots then have homes constructed on them before the City completes a new water tower, there would likely be more demand on the water supply system than it can currently supply. This means that in a high water demand scenario, there may not be enough water and/or water pressure to meet all the demands on the water supply system. As noted by the City Engineer, the current City water service to the property is not sufficient to support fire suppression demands for the proposed development until Water Tower No. 4 is operational. The City is currently negotiating and investigating potential water tower sites. Until a water tower site is determined (by the City) to be feasible and has been acquired by the City, the schedule for having Water Tower No. 4 operational is unknown. The City has reached a framework of understanding with a property owner for a possible new water tower site near the intersection of Hudson Boulevard and Lake Elmo Avenue. The City has not yet entered into a purchase agreement for the site nor has the City completed the necessary site exploration (soil borings) to determine if the site is suitable for the construction of a water tower. There are many steps that need to be completed before a new water tower is ready to be put online. These include geotechnical investigations to verify that the site can support a water tower, finalizing the purchase of the site, the design work, advertising for construction bids, the City awarding a construction contract for the new water tower, and the actual construction, painting, and testing. Until a site can be verified as being suitable and can be successfully acquired through purchase by the City, the schedule for 11 LA515-93-723476.v2 the water tower being operational is unknown. Should the geotechnical investigations show the current site is not suitable to support the construction of a water tower, the City would need to begin negotiations for a new site (a location of which would need to be determined). Many of the steps required to construct a new water tower have variables and factors that are out of the control of the City. If one or more of the steps in the process to complete a new water tower runs into a problem or an unforeseen issue that will delay the completion of the new water tower. County Review. City staff sent the proposed development plans and the draft Traffic Impact Analysis to Washington County for its review and comments. I have attached the County’s review comments for your consideration. The County noted missing information from the traffic study and the need for stop signs on Hudson Boulevard at Lake Elmo Avenue. The County also noted the potential need for the intersection to be a 4-way stop and the eventual need for the intersection Hudson Boulevard and Lake Elmo Avenue to have a round-about or a traffic signal. County staff has indicated to City staff that they support the project plans that have access driveways only on Hudson Boulevard and not having any access driveways for the site on Lake Elmo Avenue. Tree Removal and Preservation. The applicant submitted a tree preservation and a proposed landscaping plan for this site. The latest plans show the developer not preserving any of the existing trees on the site. The City’s tree preservation ordinance allows for 30% removal of significant trees on a site and the City requires a tree mitigation plan showing how the developer will replace any removed trees. In this case, the applicant would be planting 211 total trees on the site including those required for tree mitigation and for screening purposes. Landscaping/Screening: The City Code requires a screening/landscape barrier between a less intense land use and a more intense land use that is at least 90 percent opaque. This standard will apply for the northern property line of this site. To help with the screening, the applicant is proposing to create a berm that would be planted with a variety of trees along the northern property line of the site. This design is to create a screening buffer between the development and the existing homes to the north. If the City approves the development, Staff recommends the proposed berm and landscaping as proposed be incorporated as a requirement of the PUD. The applicant should submit additional details, including a proposed cross section view of the berm, as part of the final plan submittal for City approval. The City’s Landscape Architect reviewed the proposed tree mitigation and landscaping plans for the proposed PUD. I have attached the Landscape Architect’s review comments dated April 20, 2021 for your information. The Landscape Architect’s review noted the total number of trees the applicant is proposing to plant and the proposed screening plan along the north side of the project site. He found the proposed plans in compliance with City Code requirements. All final tree removal, screening, grading and landscape plans will subject to review and approval by the City’s Landscape Architect before the City releases or approves a grading or building permit for this development. Parkland Dedication. The proposed development does not propose a public park and City Staff would not recommend park land dedication with this proposal. The current City Code standard for park dedication for commercial developments is a fee of $6,000 per acre. At $6,000 an acre, the park dedication fee for this 30.2 acre site would be $181,200. The City will require the developer to pay this fee at the time the City approves a final plat and before the City issues a grading or building permit for the site. Impervious Coverage. The maximum amount of impervious coverage allowed in the BP zoning district is 75 percent of the site area. Staff estimates that the proposed site plan preserves 20-25 percent of the 12 LA515-93-723476.v2 site as open space, including storm water ponds, screening buffer areas, and general landscaping. If the City approves this PUD, the applicant will need to provide the City with calculations and verification on the amount of preserved open space and the amount of impervious surface on the site. Easements. The City will require the applicant to dedicate 10-foot-wide drainage and utility easements along all property lines and drainage and utility easements for watermains and fire hydrants as they will become public infrastructure. The City also may require other easements as the applicant refines its project plans – especially around the elements of the stormwater management system. Watering Ban. Due to a potential shortage of water, the City may need to implement severe watering restrictions in the City in the future. This could include limit or prohibit the use water outside for customers located within the low pressure zone, including for vehicle washing and for watering grass and landscaping. This could affect future buyers and renters as there may be a limited supply of water available for outdoor uses. If the City approves the development, it may be wise for the City to put a condition on this plat to restrict the use and occupying of the building until a water tower is operational. Lighting. A specific exterior lighting plan has not been submitted and should be included with the any final development plans. Signs. The applicant has not provided an overall signage plan for the PUD. The City should require the developer to submit a comprehensive signage plan that shows the location and sizes of all proposed ground, monument and wall signs in the PUD to ensure all proposed signs would conform to the City’s Sign Ordinance. CITY CODE REVIEW Premature Development The City adopted new code language earlier this year that outlines when a development may be premature – that is when the City is not ready or able to serve or provide certain services to a development because of any one or a variety of conditions. The new code provision reads as follows: § 153.025 PREMATURE SUBDIVISION PROHIBITED. Any plat or other subdivision of property may be denied by the City Council if it is deemed by the City Council to be premature for development pursuant to the criteria listed below. (A) Any proposed plat or subdivision of property may be denied by the City Council if it is deemed by the City Council to be premature for development. The burden of proof shall be on the subdivider to demonstrate to the City Council that the proposed subdivision is not premature for development. The City may deem a subdivision premature if any of the following conditions exist: (1) Inconsistent with the Comprehensive Plan. A proposed plat or subdivision may be deemed premature if the subdivision is inconsistent with the goals, purposes, policies, phasing, or other requirements of the Comprehensive Plan. An application for a Comprehensive Plan amendment may be made concurrently with an application for a plat or subdivision approval; however, a plat or subdivision application will not be considered for approval by the City Council until and unless any necessary Comprehensive Plan amendment is approved by the City Council. 13 LA515-93-723476.v2 (2) Inconsistent with the City Capital Improvement Program. A proposed plat or subdivision may be deemed premature if it is inconsistent with the City’s Capital Improvement Program. A proposed plat or subdivision is inconsistent with the City’s Capital Improvement Program if public improvements, facilities, or services such as recreational facilities or police and fire protection that must be provided at public’s expense that are necessary to accommodate the proposed plat or subdivision will not be able to be reasonably provided within two years of the date of the plat or subdivision application. (3) Lack of Adequate Water Supply. Unless the City has guided the site of the proposed plat or subdivision as rural by the Comprehensive Plan, a proposed plat or subdivision may be deemed premature if municipal water is not available to serve the proposed subdivision if it is developed to its maximum permissible density without causing and unreasonable depreciation of existing municipal water supplies. “Available” shall mean existing or readily extended and funded consistent with the phasing in the Comprehensive Plan, the Capital Improvement Program, and any relevant City ordinances, plans, and policies. If the site of the proposed plat or subdivision is guided as rural by the Comprehensive Plan, a proposed subdivision shall be deemed premature with respect to a lack of adequate water supply if a private well or wells cannot adequately or safely serve the proposed subdivision. (4) Lack of Adequate Waste Disposal Systems. Unless the City has guided the site of the proposed plat or subdivision as rural by the Comprehensive Plan, a proposed plat or subdivision may be deemed premature if municipal sanitary sewer is not available or is not adequate in size to serve the proposed subdivision if developed to its maximum permissible density as indicated in the Comprehensive Plan. “Available” shall mean existing or readily extended and funded consistent with the phasing in the Comprehensive Plan, the Capital Improvement Program, and any relevant City ordinances, plans, and policies. If the site of the proposed plat or subdivision is guided as rural by the Comprehensive Plan, a proposed subdivision may be deemed premature if a private subsurface sewage treatment system or systems cannot adequately serve the proposed subdivision. (5) Lack of Adequate Streets. A proposed plat or subdivision may be deemed premature if public streets to serve the proposed plat or subdivision are not available. “Available” shall mean existing or readily extended and funded consistent with the phasing in the Comprehensive Plan, the Capital Improvement Program, and any relevant City ordinances, plans, and policies. In addition, a proposed plat or subdivision may be deemed premature if the traffic volume generated by the proposed plat or subdivision would create a hazard to public safety and the general public welfare or the streets are inadequate for the intended uses such that the subdivision would create unacceptable levels of traffic congestion on existing or proposed streets as determined by the City Engineer. (6) Lack of Adequate Drainage. A proposed plat or subdivision may be deemed premature if municipal or private surface water management facilities are not available to meet minimum local, watershed, and state treatment requirements including downstream infrastructure to manage stormwater. “Available” shall mean existing or readily constructed and funded consistent with the phasing in the Comprehensive Plan, the Capital Improvement Program, and any relevant City ordinances, plans, and policies. In addition, a proposed plat or subdivision may be deemed premature in cases where flood plains, poor soils, or steep slopes exist in such a manner as to preclude adequate site drainage or treatment of surface water runoff, cause pollution of water sources, or damage from erosion would occur on downhill or downstream land. (7) Inconsistent or Not Compliant with State Environmental Statutes and Rules. A proposed plat or subdivision may be deemed premature if it is not in compliance or is not consistent with the 14 LA515-93-723476.v2 State’s environmental statutes and rules, set forth in Minnesota Statutes Chapter 116D and Minnesota Rules Part 4410. It is the opinion of City staff this site is premature for development due to there being a lack of an adequate water supply (City Code Section 153.025 (A) (3) above). As noted by the City Engineer, City water service is not sufficient to support the proposed development until Water Tower No. 4 is operational. As such, it is not prudent or safe for the City to approve the preliminary plans and preliminary plat for this development. This approval would allow the applicant to be able to proceed toward final plan and final plat approval which would eventually allow for construction and occupancy of the new buildings potentially before Water Tower No. 4 is operational. As I noted above, the City is currently negotiating and investigating potential water tower sites for Water Tower No. 4. Until a water tower site is determined by the City to be feasible and has been acquired by the City, the schedule for having Water Tower No. 4 operational is unknown. At this time there are too many uncertainties about the construction and completion of the new water tower that need to be resolved in order to ensure that there is adequate water pressure and supply for the property. Thus, this development proposal is premature. Once the City has acquired a site, approved a final design, and has a signed construction contract for the new water tower, it will be able to determine the expected date of completion of the new water tower. At that point, the City will be able to confidently approve new development projects in this area of the City knowing that the new water tower will be online in the near future. The completion of the new water tower is the only means for ensuring there will be adequate water supply and pressure to serve this development and other developments in this part of the City. Subdivision Regulations. Sections 153.02 (A) Purpose and (B) Intent of the City’s Subdivision Regulations (below) also include language relevant to this development proposal and the water supply issue (certain portions bolded for emphasis): § 153.02 GENERALLY. (A) Purpose. The City adopts this chapter in order to provide for orderly, economic, and safe development of land, to provide the necessary urban services and facilities, and to promote the public health and safety of the City through the establishment of minimum regulations governing the subdivision of land. It is the intent of the City to protect the right of landowners to put their land to its highest and best use and protect each owner's right to full beneficial use of their land to accomplish enjoyment without detriment to the public interest. (B) Intent. The City establishes these regulations with the intent to: (1) implement the Comprehensive Plan; (2) ensure that subdivisions are consistent with all applicable plans, laws, and regulations; (3) provide for the orderly subdivision of land and to ensure proper legal descriptions and monumentation of subdivided land; (4) ensure that adequate public infrastructure, facilities, and services are available concurrent with development; (5) Conserve and protect the natural resources and scenic beauty of the City; 15 LA515-93-723476.v2 (6) Require subdividers to furnish land, install infrastructure, and provide appropriate mitigation measures to ensure that development provides for all required improvements; (7) Promote a safe and effective transportation system including roadways, pedestrian pathways, and transit opportunities; (8) Prevent inappropriate subdivisions including premature subdivision; excess subdivision resulting in overcrowding of land and undue concentration of structures; partial or incomplete subdivision; or scattered or piecemeal subdivisions; and (9) Establish standard requirements, conditions, and procedures for the design and review of subdivisions. As you can see, the City’s subdivision regulations also require that there be adequate public infrastructure, facilities, and services in place when a subdivision is approved by the City. As discussed above, there too many variables with respect to the construction of the City’s new water tower that will serve the property to ensure that there will be adequate water pressure and supply for the property if it is developed right now. STAFF REVIEW SUMMARY As I have noted above, there are several important design elements and information missing, incomplete or that the developer needs to revise with the proposed PUD, the proposed preliminary plat and the project plans to make them consistent with City subdivision regulations and the City Engineering Design Standards. Many of these changes or corrections could require significant revisions to the overall project design and to the preliminary plat. In addition, as discussed above, the development site is premature for development because of the current limitations of the City water supply system. Because of the number and scope of the necessary plan changes and because the City cannot ensure that there will be adequate water pressure and supply for the property if it is developed right now, City staff is recommending denial of the preliminary PUD plans and the preliminary plat for the Crossroads East development. OPTIONS FOR THE CITY COUNCIL The City Council may: 1. Deny the proposed preliminary PUD plan and preliminary plat for the Crossroads East development as recommended by City staff by adopting the attached Resolution for denial with the findings of fact. 2. Approve the proposed preliminary PUD plans and preliminary plat for the Crossroads East development, subject to conditions. If this is the desire of the City Council, City staff requests that the City Council direct staff to prepare a resolution approving the preliminary PUD plans and preliminary plat. The City Council should also provide direction to City staff with respect to desired findings and conditions for approval that are to be included in the resolution. The resolution will then be drafted by City staff and brought back for Council consideration at a future City Council meeting. 16 LA515-93-723476.v2 RECOMMENDED FINDINGS (for Denial): City Staff recommends that the City Council deny the Preliminary Plat and Preliminary PUD Plans for the proposed Crossroads East development. Staff is recommending denial based on the review comments and analysis in this report and is based on the following findings: 1. The Preliminary Plat and Preliminary PUD Plans are considered a premature subdivision pursuant to Section 153.025 of the City Code. Section 153.025 of the City Code prohibits premature subdivisions. Any plat or subdivision of property may be denied by the City Council if it is deemed by the City Council to be premature for development pursuant to the criteria listed in this Section of the Code. With respect to this proposed subdivision, the City Council has deemed it to be premature for development because of a lack of adequate water supply, which is one of the criteria listed in this Section of the City Code. City water service as it currently exists is not sufficient to support the water demands of the development, including fire suppression until the City’s new water tower that will serve the area is operational. The City is currently negotiating and investigating a potential site for the new water tower, but the City has not yet acquired the site for the water tower and the City has not yet determined if the site is feasible for the new water tower. Therefore, the schedule for having the new water tower operational is currently unknown. The completion of the new water tower is the only means for ensuring there will be adequate water supply and pressure to serve the proposed development. Until the significant progress has been made by the City with respect to the construction of the new water tower that will allow it to be able to determine the estimated completion date, the preliminary plat and preliminary PUD plans are considered to be premature due to the lack of adequate water supply. 2. Section 153.02 of the City’s subdivision regulations require that there be adequate public infrastructure, facilities, and services in place when a subdivision is approved by the City. With respect to water service, the City needs to be able to ensure there will be adequate water pressure and supply to the property if it is developed. The City is not able to ensure that this will be the case given the unknown schedule for the construction of the City’s new water tower that will serve the property. Therefore, there are not adequate services in place that would allow the City to be able to approve the Preliminary Plat and the Preliminary PUD Plans. 3. That the proposed PUD Preliminary Plans and Preliminary Plat are not consistent with the City’s Engineering standards as noted in the City Engineer’s review memorandum dated May 5, 2021. 4. The full impact of the traffic generated by the proposed development and all the necessary street and road improvements cannot yet be determined. The traffic study submitted by the applicant did not include the necessary information that would facilitate a review of whether traffic control changes or turn lane construction, including the lengthening of existing turn lanes, would be needed as a result of the proposed development. FISCAL IMPACT: There is no fiscal impact to the City at this time. The Concept Plan approval did not afford the applicant development rights. If and when the property develops, it will access the existing urban services and will pay water connection charges, building permit fees and the like that the developer and/or contractors will pay. 17 LA515-93-723476.v2 RECOMMENDATION: Staff recommends the City Council deny the proposed Preliminary Plat and preliminary PUD Plans for the Crossroads East development as proposed for the property on the northeast corner of Hudson Boulevard and Lake Elmo Avenue with the following motion: “Motion to adopt Resolution 2021-065, a Resolution Denying the Applications for a Preliminary PUD Plan and a Preliminary Plat as requested by Launch Properties and Crossroads Properties for PID# 36.029.21.33.0001 for the project to be known as Crossroads East proposed for the property on the northeast corner of Hudson Boulevard and Lake Elmo Avenue.” ATTACHMENTS: 1. Project Narrative 2. Proposed list of PUD Uses 3. Location Map 4. Property Line Map 5. Property Line Map - Enlarged 6. Existing Conditions Map 7. Colored Site Plan 8. Proposed Preliminary Plat 9. Preliminary Plan Layout 10. Proposed Site Plan 11. Proposed Landscape Plan 12. Cross Section 13. Building Renderings 14. Woodbury Building Photos 15. City Engineer Review comments dated May 5, 2021 16. Washington County Review comments dated May 6, 2021 17. Landscape Architect Review comments dated April 20, 2021 18. Neighbor comments dated May 5, 2021 19. Resolution 2021–065 (to deny) 1 Resolution 2021-__ LA515-93-723967.v2 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2021-065 RESOLUTION DENYING THE PLANNED UNIT DEVELOPMENT (PUD) PRELIMINARY PLAN AND PRELIMINARY PLAT AS PROPOSED BY LAUNCH PROPERTIES AND CROSSROADS PROPERTIES FOR THE PROPERTY WITH PID NUMBER 36.029.21.33.0001 AS PROPOSED FOR THE NORTHEAST CORNER OF HUDSON BOULEVARD NORTH AND LAKE ELMO AVENUE WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Launch Properties and Crossroads Properties (the “Applicants”) have submitted applications to the City of Lake Elmo (City) for a Planned Unit Development (PUD) Preliminary Plan and Preliminary Plat for a five lot, two building, office warehouse planned unit development on a 30 acre property that has a PID# 36.029.21.33.0001 and is located at the intersection of Lake Elmo Avenue and Hudson Boulevard North (the “Property”), a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, notice of a public hearing on the PUD Preliminary Plan and Preliminary Plat was published, mailed, and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.102; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on May 10, 2021 to consider the PUD Preliminary Plan and Preliminary Plat request; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the PUD Preliminary Plan and Preliminary Plat as part of a memorandum to the City Council from the Planning Director for the June 1, 2021 Council Meeting; and WHEREAS, the City Council reviewed the report and recommendation of the Planning Commission and the Planning Director at its meeting held on June 1, 2021 and hereby makes the following findings of fact with respect to the PUD Preliminary Plan and the Preliminary Plat: 1. The Preliminary Plat and the PUD Preliminary Plan is considered a premature subdivision pursuant to Section 153.025 of the City Code. Section 153.025 of the City Code prohibits premature subdivisions. Any plat or subdivision of property may be denied by the City Council if it is deemed by the City Council to be premature for development pursuant to the criteria listed in this Section of the Code. With respect to this proposed subdivision, the City Council has deemed it to be premature for development because of a lack of adequate water supply, which is one of the criteria listed in this Section of the City Code. City water service as it currently exists is not sufficient to support the water demands of 2 Resolution 2021-__ LA515-93-723967.v2 the development, including fire suppression until the City’s new water tower that will serve the area is operational. The City is currently negotiating and investigating a potential site for the new water tower, but the City has not yet acquired the site for the water tower and the City has not yet determined if the site is feasible for the new water tower. Therefore, the schedule for having the new water tower operational is currently unknown. The completion of the new water tower is the only means for ensuring there will be adequate water supply and pressure to serve the proposed development. Until the significant progress has been made by the City with respect to the construction of the new water tower that will allow it to be able to determine the estimated completion date, the Preliminary Plat and PUD Preliminary Plan is considered to be premature due to the lack of adequate water supply. 2. Section 153.02 of the City’s subdivision regulations require that there be adequate public infrastructure, facilities, and services in place when a subdivision is approved by the City. With respect to water service, the City needs to be able to ensure there will be adequate water pressure and supply to the property if it is developed. The City is not able to ensure that this will be the case given the unknown schedule for the construction of the City’s new water tower that will serve the property. Therefore, there are not adequate services in place that would allow the City to be able to approve the Preliminary Plat and the PUD Preliminary Plan. 3. That the proposed PUD Preliminary Plan and Preliminary Plat are not consistent with the City’s Engineering Standards as noted in the City Engineer’s review memorandum dated May 5, 2021. 4. The full impact of the traffic generated by the proposed development and all the necessary street and road improvements cannot yet be determined. The traffic study submitted by the applicant did not include the necessary information that would facilitate a review of whether traffic control changes or turn lane construction, including the lengthening of existing turn lanes, would be needed as a result of the proposed development. NOW, THEREFORE, BE IT RESOLVED THAT the Lake Elmo City Council does hereby deny the PUD Preliminary Plan and the Preliminary Plat applications as proposed by Launch Properties and Crossroads properties. Passed and duly adopted this 1st day of June 2021 by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Charles Cadenhead, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk 1) Launch Crossroads PUD. The purpose of the PUD District is to provide areas for attractive, high quality business park development primarily for office, high quality manufacturing and assembly, warehousing, and non-retail uses which provide a harmonious transition to residential development and neighborhoods by: 1) Conducting most business activities and essentially all storage inside buildings; 2) Consisting of high quality and attractive buildings which blend in with the environment; 3) providing open space, quality landscaping and berming; 4) including setbacks, screening, and buffering of parking, loading docks, commercial vehicle, truck, and trailer parking, and other similar functions; 5) protecting and enhancing the natural environment; and 6) providing users with an attractive working environment that is unique in the eastern metropolitan area with immediate access to I-94. 2) Permitted uses. Permitted uses within the PUD are as follows: a) Public and civic uses: i) Colleges and universities ii) Community service iii) Day care center iv) Schools, public and private v) Public assembly vi) Religious institutions b) Services: i) Business services ii) Business center iii) Office iv) Office showroom v) Commercial kennel without outdoor kennels or runs vi) Communication services vii) Educational services viii) Childcare ix) Financial institution x) Lodging (conditional use permit req’d) xi) Medical facility xii) Membership organization xiii) Repair and maintenance shop, interior only xiv) Self-service storage xv) Transportation services xvi) Veterinary services c) Food Services: i) Standard restaurant, incidental and subordinate to the primary use shall be allowed up to 50 percent of gross floor area for each tenant or occupant. ii) Commercial kitchen d) Sales of Merchandise: i) Retail sales, incidental to the primary use shall be allowed up to 50 percent of gross floor area for each tenant or occupant. ii) Building supply sales iii) Furniture and appliance sales iv) Garden center or greenhouse, interior only v) Wholesaling e) Automotive/Vehicular Sales i) Automobile maintenance and repairs, interior only ii) Automobile parts/supply, interior only iii) Automobile sales, interior only iv) Commercial vehicle repair, interior only f) Indoor Recreation i) Indoor athletic facility ii) Indoor recreation g) Industrial and Extractive Uses i) Office showroom ii) Laboratory, research, and testing iii) Light industrial iv) Light manufacturing and assembly v) Motor freight and warehousing 3) Compatible uses. Other uses as deemed compatible and appropriate by the zoning administrator. Where a question arises as to the compatibility of a use, the zoning administrator shall refer the issue to the planning commission. The planning commission shall make a recommendation to the city council, who shall make a final determination as to whether a proposed use is to be allowed; is compatible as a permitted use; or is a use that may be added to the planned unit development. 9 2 0 930 93 0 930 940 922924 9 2 4 924 926926926 92892 8 928 93 2 932932932 932 93 4 93 6 938 942 9229249269 2 0 930 918922 924 926 926 926928 93 2934936942LAKE ELMO AVE NH U D S O N B L V D EXISTING PUBLIC DRAINAGE & UTILITY EASEMENT PER DOC NO. 5020446 EXISTING PUBLIC UTILITY EASEMENT PER DOC NO. 3956981 EXISTING SANITARY EASEMENT EXISTING OVERHEAD ELECTRIC EXISTING 24" SANITARY SEWER EXISTING 8" PVC SANITARY SEWER EXISTING 12" DIP WATER EXISTING 15" RCP STORM SEWER EXISTING 15" CMP STORM SEWER EXISTING 15" CMP STORM SEWER EXISTING FIBER OPTICS EXISTING OVERHEAD ELECTRIC EXISTING OVERHEAD ELECTRIC EXISTING 36" RCP STORM SEWER EXISTING 24" SANITARY SEWER EXISTING 15" CMP STORM SEWER EXISTING OVERHEAD ELECTRIC EXISTING PUBLIC UTILITY EASEMENT PER DOC NO. 3956981 25% SLOPE OR GREATER 12-25% SLOPES 12-25% SLOPES 12-25% SLOPES 12-25% SLOPES 12-25% SLOPES 25% SLOPE OR GREATER 25% SLOPE OR GREATER EXISTING WOODLAND EXISTING WOODLAND EXISTING GAS 920912914916918922924926928 910 906908 912914 906908 910910 91 0 9109 1 0 9109 1 0 910920 920 920 920 912 912912912 912 914 914 914 916 916 916 916 916 918 918918918 922 922 922 922 92093094094091892292492 4924 92692893293493693893893893894294294494 4 946946948948930 940940 940 940 940 94094092 2 922924 924 926 928 932 934 936 936 93 6 938 938938942 942 944 944 946 946920 930930930916916918 918918 9229249269289329 3 2 932932932932 9349349 3 4 9349349349369369369369 3 6 936936936938938938938910 9 0 2 904 906 908 912 914 910 91 0 910 904 906 908 912 912 912 91493094092292 2 924 92492492692893293 4936938942 9 4 4 94 6 94 8 9 4 4 946920916 918 9 2 2 910912 912 912 914 914 914 9 1 6 916 918918920916918922922924924 9 4 0 9 3 6 9 3 8 9429 4 4 946 930930932932934936938930940940922924926928932934936938942942EXISTING UTILITY EASEMENT EXISTING 12" DIP WATER This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\C2-EXISTING CONDITIONS PLAN.dwg February 23, 2021 - 10:24pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FOREXISTINGCONDITIONS MAPC200CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.FIRST M. LASTXX/XX/XXXXXXXXXDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401608/03/2018AS SHOWNBRJBRJWDMNORTH EXISTING SITE CONDITIONS GROSS SITE ACREAGE 29.01 AC EXISTING WETLANDS 0.0 AC EXISTING WOODLANDS ± 2.4 AC SLOPES 12%-25%± 1.5 AC SLOPES 25% OR GREATER ± 0.3 AC WOODLANDS PROPOSED 0.0 AC AGRICULTURAL COVER ± 26.6 AC LAUNCH PROPERTIES/CROSSROADS PROPERTIES Sheet Title Project Number Sheet Number Issued For Date Project Client Project Manager Date Reg. No. I hereby certified that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota Edward A. Farr ©COPYRIGHT 2018 Location C:\Users\kdr\Documents\18.015 Lake Elmo Industrial -Site_k.rickabaugh@edfarrarch.com.rvt2/15/2021 3:40:44 PMA718.015 COLORED SITE PLAN 02/12/2021 16362 NSL The Crossroads Launch Business Park Lake Elmo Ave N at Hudson Boulevard Lake Elmo, Minnesota SITE PLAN REVIEW 02/12/2021 THE CROSSROADS LAUNCH BUSINESS PARK COLORED SITE PLAN LAKE ELMO AVE NS50°07'56"E 25.02' S51°14'26"E 24.99' R =929.52' ∆=10°21'59" L=168.18' C B=S 58°00'09"E C =167.95' R=2118.25' ∆=1°42'32"L=63.18' CB=S67°25'48"E C=63.18' N0°07'18"W 58.99' N89°52'56"E 150.11'S0°03'56"E99.74'R=767.03' ∆=9°18'09" L=124.53'CB=S85°27'03"EC=124.40'N89°53'52"E 122.70'N0°03'46"W109.95'N89°56'15"E 55.99'N0°01'38"W1100.26'S89°50'54"W 477.22' S89°50'40"W 753.24'S0°06'14"E319.25'S0°01'30"W337.11'S 4 3 ° 4 1 ' 0 1 " E 9 6 . 2 9 ' S 4 3 ° 3 8 ' 1 4 " E 2 4 . 4 6 ' ∆=32°46'48" R=558.22' L=319.37' CB=S66°20'36"E C=315.03' S 4 9 ° 2 8 ' 3 1 " E 86 . 1 0 ' S 4 9 ° 4 3 ' 1 6 " E 7 1 . 9 4 ' S47°38'24"E 4.98' N40°20'04"E 25.03'S49°41'43"E 20.13' S40°20'12"W 25.00' S49°36'54"E 35.57' S56° 4 5' 5 5" W 336. 0 2' S89°58'01"E 637.14'N39°45'51"E256.89'S0°02'41"W246.85'S28°42'13"W 45.16'S0°00'00"E795.44'S39°45'41"W 305.17'S0°00'00"E53.72'S39°45'56"W 281.45'This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\Exhibits\V1-PRELIMINARY PLAT-CLEAN.dwg January 29, 2021 - 8:33amPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORPRELIMINARYPLATPP-0CROSSROADS EASTFIRST ADDITIONLAKE ELMOMNDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401601/29/2021AS SHOWNCPCCPCWDMNORTH PRELIMINARYTHE PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 29 NORTH, RANGE 21 WEST, CITY OF LAKE ELMO, WASHINGTON COUNTY, MINNESOTA LYING NORTHERLY AND EASTERLY OF MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY PLAT 82-52, ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA. EXCEPT SMALL PARCELS OF RECORD. EXISTING SUBJECT SITE LEGAL DESCRIPTION PROPOSED SUBJECT SITE LEGAL DESCRIPTION CATCH BASIN ELECTRIC BOX GATE VALVE HYDRANT UTILITY POLE GAS METER SANITARY MANHOLE STORM MANHOLE LIMITED ACCESS UNDERGROUND GAS OVERHEAD WIRE SANITARY SEWER STORM SEWER WATERMAIN CULVERT PROPERTY LINE LEGEND SANITARY SEWER WATERMAIN TELEPHONE GAS MAIN STORM SEWER EXISTING PROPOSED GATE VALVE HYDRANT TEE REDUCER SANITARY CLEANOUTCO PROPERTY LINE EASEMENT LINE SETBACK LINE EXISTING CONTOUR PROPOSED CONTOUR925 UNDERGROUND TELECOMMUNICATION UNDERGROUND ELECTRIC SANITARY SEWER MANHOLE UNDERGROUND ELECTRIC OWNER RECO, INC. PATRICK O. REGAN 425 EAST 31ST STREET HASTINGS, MN 55033 APPLICANT LAUNCH PROPERTIES DAN REGAN 800 LASALLE AVE. SUITE 1610 MINNEAPOLIS, MN 55402 CIVIL ENGINEER KIMLEY-HORN & ASSOCIATES, INC. BRIAN M. WURDEMAN, P.E. 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 SURVEYOR EGAN, FIELD & NOWAK, INC. ERIC ROESER 1229 TYLER ST NE # 100 MINNEAPOLIS, MN 55413 PRELIMINARY PLAT SUMMARY LAKE ELMO INDUSTRIAL TOTAL PROPERTY AREA 1,237,104 SF (28.24 AC) SITE 1 AREA 564,973 SF (12.97 AC) SITE 2 AREA 564,973 SF (12.97 AC) OUTLOT A AREA 50,529 SF (1.16 AC) OUTLOT B AREA 25,700 SF (0.59 AC) OUTLOT C AREA 24,829 SF (0.57 AC) LAKE ELMO AVE R.O.W. DEDICATION 15,865 SF (0.36 AC) ZONING SUMMARY EXISTING ZONING (TO REMAIN)BP (BUSINESS PARK) BUILDING SETBACKS FRONT = 50' SIDE = 35' REAR = 150' LOT 1, BLOCK 1 CROSSROADS EAST FIRST ADDITION LOT 2, BLOCK 1 CROSSROADS EAST FIRST ADDITION OUTLOT A CROSSROADS EAST FIRST ADDITION OUTLOT B CROSSROADS EAST FIRST ADDITION OUTLOT C CROSSROADS EAST FIRST ADDITION LAUNCH PROPERTIES/CROSSROADS PROPERTIESCROSSROADS PROPERTIES MIKE CONNERS 7200 HUDSON BLVD N SUITE 230 ST PAUL, MN 55128 BUILDING B 36,480 SF FFE:930.5 LAKE ELMO AVE NBUILDING D 149,100 SF FFE: 930.0 STORMWATER MANAGEMENT BUILDING A 56,995 SF FFE:930.5 BUILDING C 56,995 SF FFE: 930.5 STORMWATER MANAGEMENT 100' PRKG SETBACK FROM RESIDENTIAL 150' BLDG SETBACK FROM RESIDENTIAL 50' BLDG SETBACK FROM ROW 92' R.O.W. DEDICATION EXISTING 40' SEWER EASEMENT S50°07'56"E 25.02' S51°14'26"E 24.99' R =929.52' ∆=10°21'59" L=168.18' C B=S 58°00'09"E C =167.95' R=2118.25' ∆=1°42'32"L=63.18' CB=S67°25'48"E C=63.18' N0°07'18"W 58.99' N89°52'56"E 150.11'S0°03'56"E99.74'R=767.03' ∆=9°18'09" L=124.53'CB=S85°27'03"EC=124.40'N89°53'52"E 122.70'N0°03'46"W109.95'N89°56'15"E 55.99'N0°01'38"W1100.26'S89°50'54"W 477.22' S89°50'40"W 753.24'S0°06'14"E319.25'S0°01'30"W337.11'S 4 3 ° 4 1 ' 0 1 " E 9 6 . 2 9 ' S 4 3 ° 3 8 ' 1 4 " E 2 4 . 4 6 ' ∆=32°46'48" R=558.22' L=319.37' CB=S66°20'36"E C=315.03' S 4 9 ° 2 8 ' 3 1 " E 86 . 1 0 ' S 4 9 ° 4 3 ' 1 6 " E 7 1 . 9 4 ' S47°38'24"E 4.98' N40°20'04"E 25.03'S49°41'43"E 20.13' S40°20'12"W 25.00' S49°36'54"E 35.57' S56° 4 5' 5 5" W 336. 0 2' S89°58'01"E 637.14'N39°45'51"E256.89'S0°02'41"W246.85'S28°42'13"W 45.16'S0°00'00"E795.44'S39°45'41"W 305.17'S0°00'00"E53.72'S39°45'56"W 281.45'This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\Exhibits\V1-PRELIMINARY PLAT.dwg January 22, 2021 - 9:48amPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORPRELIMINARYPLATPP-0CROSSROADS EASTFIRST ADDITIONLAKE ELMOMNDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401601/22/2021AS SHOWNCPCCPCWDMNORTH PRELIMINARYTHE PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 29 NORTH, RANGE 21 WEST, CITY OF LAKE ELMO, WASHINGTON COUNTY, MINNESOTA LYING NORTHERLY AND EASTERLY OF MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY PLAT 82-52, ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA. EXCEPT SMALL PARCELS OF RECORD. EXISTING SUBJECT SITE LEGAL DESCRIPTION PROPOSED SUBJECT SITE LEGAL DESCRIPTION CATCH BASIN ELECTRIC BOX GATE VALVE HYDRANT UTILITY POLE GAS METER SANITARY MANHOLE STORM MANHOLE LIMITED ACCESS UNDERGROUND GAS OVERHEAD WIRE SANITARY SEWER STORM SEWER WATERMAIN CULVERT PROPERTY LINE LEGEND SANITARY SEWER WATERMAIN TELEPHONE GAS MAIN STORM SEWER EXISTING PROPOSED GATE VALVE HYDRANT TEE REDUCER SANITARY CLEANOUTCO PROPERTY LINE EASEMENT LINE SETBACK LINE EXISTING CONTOUR PROPOSED CONTOUR925 UNDERGROUND TELECOMMUNICATION UNDERGROUND ELECTRIC SANITARY SEWER MANHOLE UNDERGROUND ELECTRIC OWNER RECO, INC. PATRICK O. REGAN 425 EAST 31ST STREET HASTINGS, MN 55033 APPLICANT LAUNCH PROPERTIES DAN REGAN 800 LASALLE AVE. SUITE 1610 MINNEAPOLIS, MN 55402 CIVIL ENGINEER KIMLEY-HORN & ASSOCIATES, INC. BRIAN M. WURDEMAN, P.E. 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 SURVEYOR EGAN, FIELD & NOWAK, INC. ERIC ROESER 1229 TYLER ST NE # 100 MINNEAPOLIS, MN 55413 PRELIMINARY PLAT SUMMARY LAKE ELMO INDUSTRIAL TOTAL PROPERTY AREA 1,237,104 SF (28.24 AC) SITE 1 AREA 564,973 SF (12.97 AC) SITE 2 AREA 564,973 SF (12.97 AC) OUTLOT A AREA 50,529 SF (1.16 AC) OUTLOT B AREA 25,700 SF (0.59 AC) OUTLOT C AREA 24,829 SF (0.57 AC) LAKE ELMO AVE R.O.W. DEDICATION 15,865 SF (0.36 AC) ZONING SUMMARY EXISTING ZONING (TO REMAIN)BP (BUSINESS PARK) BUILDING SETBACKS FRONT = 50' SIDE = 35' REAR = 150' LOT 1, BLOCK 1 CROSSROADS EAST FIRST ADDITION LOT 2, BLOCK 1 CROSSROADS EAST FIRST ADDITION OUTLOT A CROSSROADS EAST FIRST ADDITION OUTLOT B CROSSROADS EAST FIRST ADDITION OUTLOT C CROSSROADS EAST FIRST ADDITION LAUNCH PROPERTIES/CROSSROADS PROPERTIESCROSSROADS PROPERTIES MIKE CONNERS 7200 HUDSON BLVD N SUITE 230 ST PAUL, MN 55128 100' PRKG SETBACK FROM RESIDENTIAL 150' BLDG SETBACK FROM RESIDENTIAL LAKE ELMO AVE N98 74 67 101 118 48 81 8 10 13 17 H U D S O N B L V D BUILDING B 36,480 SF FFE:930.5 BUILDING D 149,100 SF FFE: 930.0 STORMWATER MANAGEMENT BUILDING A 56,995 SF FFE:930.5 BUILDING C 56,995 SF FFE: 930.5 STORMWATER MANAGEMENT LOT 1 LOT 2 OUTLOT A OUTLOT B OUTLOT C 50' BLDG SETBACK FROM ROW 92' R.O.W. DEDICATION EXISTING 40' SEWER EASEMENT MONUMENT SIGN A A A A A A A A P B B B B B B B O C DD D D D D D D E E E E E E E E F F F F F F F F G G G G G G G G H H H H I I J J J J K K K K K K L M L L L L L L M N M M M M N N 30.0' 30 . 0 ' 30.0' 18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'30.0'18.0'24.0'18.0'9.5'18.0'24.0'18.0'10.0'15.0'9 0 . 0 ' 11. 0 '70.0'130.0'50.0'R25.0'R25.0'R15.0' R 1 1 . 5 ' R 1 5 . 0 'R12.0'R12.0'R12.0'R15.0'R15.0'R15 . 0 ' R15.0' R75. 0' R 4 0 . 0 ' R20.0' R 1 5 . 0 'R15.0'R28.0'R15.0'R 1 5 . 0 ' R15.0' C ACCESS GATES ACCESS GATES R2 5 . 0 'R25.0'P P P P PR3 6 . 0 'This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg April 09, 2021 - 3:30pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORSITE PLANC401CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401602/16/2021AS SHOWNBRJDSSWDMSITE PLAN NOTES 1.ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2.CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 3.ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED. STRIPED RADII ARE TO BE 5'. 4.ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 5.EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 7.SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A PRELIMINARY SURVEY BY FOLZ FREEMAN SURVEYING, DATED 02/08/2018. KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN. 8.PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN. 9.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 10.NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE. 11.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 12.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 13.ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED. BUILDING DATA SUMMARY AREAS BUILDING A 56,995 SF (4.61% OF TOTAL PROPERTY AREA BUILDING B 36,480 SF (2.95% OF TOTAL PROPERTY AREA) BUILDING C 56,995 SF (4.61% OF TOTAL PROPERTY AREA) BUILDING D 149,100 SF (12.05 % OF TOTAL PROPERTY AREA) PARKING REQUIRED PARKING 1 SPACE PER 1,000 SF UP TO 20,000 SF, PLUS 1 SPACE PER 2,000 SF IN EXCESS OR 20,000 SF; SITE 1 = 95 STALLS, SITE 2 = 85 STALLS PROPOSED PARKING SITE 1: 398 STALLS @ 2.68 RATIO; SITE 2: 189 STALLS @ 1.26 RATIO ADA STALLS REQ'D / PROVIDED 15 STALLS / 16 STALLS PROPERTY SUMMARY CROSSROADS LAUNCH BUSINESS PARK TOTAL PROPERTY AREA 1,237,104 SF (28.40 AC) SITE 1 AREA 564,973 (12.97 AC) SITE 2 AREA 564,973 (12.97 AC) OUTLOT A AREA 50,529 (1.16 AC) OUTLOT B AREA 25,700 (0.59 AC) OUTLOT C AREA 24,829 (0.57 AC) PROPOSED IMPERVIOUS AREA 799,7661.60 SF (18.36 AC) PROPOSED PERVIOUS AREA 437,342.40 SF (10.04 AC) TOTAL DISTURBED AREA 1,237,104 SF (28.40 AC) ZONING SUMMARY EXISTING ZONING BP (BUSINESS PARK) PROPOSED ZONING BP (BUSINESS PARK) BUILDING SETBACKS FRONT = 50' REAR = 150' NORTH PROPOSED CURB AND GUTTER PROPERTY LINE PROPOSED FENCE SETBACK LINE PROPOSED STANDARD DUTY ASPHALT PROPOSED STORMWATER MANAGEMENT AREA PROPOSED CONCRETE SIDEWALK LEGEND PROPOSED HEAVY DUTY ASPHALT KEYNOTE LEGEND B612 CURB & GUTTER 9' X 18' STALL WITH 4" WHITE PARKING STALL STRIPING 11' X 60' TRAILER STALL WITH 4" WHITE PARKING STRIPING ACCESSIBLE PARKING SPACE, 9' WIDE WITH 9' ACCESS AISLE ACCESSIBLE SIGN ACCESSIBLE RAMP PROPOSED CONCRETE SIDEWALK. 4" THICK CONCRETE PEDESTRIAN HAND RAIL STOP SIGN AND PAINTED STOP BAR TRASH ENCLOSURE (SEE ARCH. PLANS) LANDSCAPE AREA STANDARD DUTY ASPHALT PAVEMENT HEAVY DUTY ASPHALT PAVEMENT COMMERCIAL DRIVEWAY ENTRANCE 15' x 90' TRAILER STALL WITH 4" WHITE PARKING STRIPE 4" ROLLED CURB A B C D E F G H I J K L M N O P LAUNCH PROPERTIES/CROSSROADS PROPERTIESDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRIAN M. WURDEMAN, P.E.02/16/202153113PROPOSED ROLLED CURB A LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) ROCK MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) A B C D E SEEDING KEYNOTES SEED WITH PRAIRIE RESTORATIONS, INC: SAVANNA GRASS SEED MIX (TYP.) SEED WITH MNDOT 33-261: STORMWATER SOUTH & WEST SEED MIX (TYP.) SAV 33-261 22-112LANDSCAPE LEGEND EDGER (TYP.) APPROXIMATE LIMITS OF SOD / IRRIGATION, SOD ALL DISTURBED AREAS (TYP.) SEED/ SOD EDGE (TYP.) EXISTING VEGETATION LINE (TYP.) STEP 1- PROGANICS BIOTOIC SOIL MEDIA STEP 2- HYDRAULICALLY-APPLIED EROSION CONTROL PRODUCT-PROMATRIX ENGINEERED FIBER MATRIX INSTALL/APPLY PER MANUFACTURERS RECOMMENDATIONS (MANUFACTURER: PROFILE PRODUCTS) CONIFEROUS TREE CODE BOTANICAL / COMMON NAME BHS PICEA GLAUCA `DENSATA` / BLACK HILLS SPRUCE ERC JUNIPERUS VIRGINIANA / EASTERN RED CEDAR ORNAMENTAL TREE CODE BOTANICAL / COMMON NAME PFC MALUS X `PRAIRIFIRE` / PRAIRIFIRE CRAB APPLE RVB BETULA NIGRA / RIVER BIRCH MULTI-TRUNK WSB BETULA POPULIFOLIA `WHITESPIRE` / WHITESPIRE BIRCH CLUMP OVERSTORY TREE CODE BOTANICAL / COMMON NAME ABM ACER X FREEMANII `AUTUMN BLAZE` / AUTUMN BLAZE MAPLE BAL TILIA AMERICANA `BOULEVARD` / BOULEVARD AMERICAN LINDEN IHL GLEDITSIA TRIACANTHOS VAR. INERMIS `IMPERIAL` / IMPERIAL HONEYLOCUST STL TILIA AMERICANA `MCKSENTRY` / SENTRY LINDEN SWO QUERCUS BICOLOR / SWAMP WHITE OAK TRI ULMUS `MORTON GLOSSY` / TRIUMPH ELM GRASSES CODE BOTANICAL / COMMON NAME KFG CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / KARL FOERSTER FEATHER REED GRASS PDS SPOROBOLUS HETEROLEPIS / PRAIRIE DROPSEED CONIFEROUS SHRUBS CODE BOTANICAL / COMMON NAME BSJ JUNIPERUS SQUAMATA `BLUE STAR` / BLUE STAR JUNIPER TGA THUJA OCCIDENTALIS `BAILJOHN` TM / TECHNITO GLOBE ARBORVITAE DECIDUOUS SHRUBS CODE BOTANICAL / COMMON NAME AFD CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD ANH HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE HYDRANGEA BLC ARONIA MELANOCARPA `MORTON` / IROQUOIS BEAUTY BLACK CHOKEBERRY DBH DIERVILLA LONICERA / DWARF BUSH HONEYSUCKLE GFS SPIRAEA X BUMALDA `GOLDFLAME` / GOLDFLAME SPIREA GLS RHUS AROMATICA `GRO-LOW` / GRO-LOW FRAGRANT SUMAC LDN PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM / LITTLE DEVIL NINEBARK PERENNIALS CODE BOTANICAL / COMMON NAME AFS SEDUM X `AUTUMN FIRE` / AUTUMN FIRE SEDUM BES RUDBECKIA FULGIDA `GOLDSTURM` / BLACK-EYED SUSAN GVH HAKONECHLOA MACRA `AUREOLA` / GOLDEN VARIEGATED HAKONECHLOA RAS ASTILBE JAPONICA `RHINELAND` / RHINELAND ASTIBLE SDO HEMEROCALLIS X `STELLA DE ORO` / STELLA DE ORO DAYLILY WLC NEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT PLANT SCHEDULE LAKE ELMO AVE NH U D S O N B L V D D D BERM-SEE GRADING PLAN SAV SAV 33-261 33-261 SAV SAV SAV EXISTING VEGETATION LINE MONUMENT SIGN C C C C C C C C D D D D D D D D 1 - TRI 1 - IHL 1 - TRI 1 - TRI 1 - BAL 1 - TRI 4 - BLC 4 - TGA 4 - KFG 4 - BLC 1 - IHL 3 - TGA 4 - LDN 1 - TRI 4 - KFG 1 - BAL 4 - TGA 4 - LDN 1 - STL 4 - KFG 4 - BLC 1 - IHL 2 - LDN 1 - STL 4 - KFG4 - BLC 1 - BAL3 - TGA 4 - LDN 1 - STL 3 - BLC 3 - TGA 1 - IHL 4 - LDN 1 - STL 4 - KFG 1 - BAL 2 - TGA 4 - LDN 4 - KFG 1 - STL 6 - BLC 1 - IHL 2 - LDN 4 - KFG 1 - TRI 4 - BLC 3 - TGA 1 - BAL 4 - LDN 1 - TRI 4 - KFG 4 - BLC 3 - TGA 1 - STL 4 - LDN 4 - KFG 4 - TGA 2 - PFC 4 - BLC 3 - SWO 5 - AFD 3 - BHS 6 - AFD 6 - AFD 2 - RVB 5 - ERC 3 - WSB 3 - ABM 2 - SWO 8 - AFD 3 - BHS 2 - RVB 7 - AFD 2 - RVB 3 - ABM 2 - RVB 2 - RVB 7 - AFD 3 - BHS 3 - BHS 6 - AFD 2 - WSB 3 - SWO 5 - ERC 6 - BHS 4 - BHS 3 - ERC 4 - ERC 2 - ABM 3 - BAL 1 - ABM 7 - GLS38 - SDO 1 - ABM 1 - ABM 1 - ABM 36 - AFS 1 - PFC 13 - GLS26 - SDO 1 - BAL 3 - BHS 18 - DBH 1 - BAL 42 - SDO 12 - KFG 1 - BAL 4 - KFG 3 - PDS 3 - ANH 4 - PDS7 - ANH 10 - KFG 3 - KFG 3 - GFS 4 - AFS 4 - BES 4 - AFS 4 - BES 3 - GFS 3 - KFG 11 - KFG 2 - KFG 3 - GFS 4 - SDO 2 - WLC 4 - SDO 2 - WLC 3 - GFS2 - KFG 10 - KFG 3 - KFG 3 - GFS 4 - AFS4 - BES 4 - AFS 4 - BES 3 - GFS 2 - KFG 9 - KFG 7 - GFS 10 - KFG 9 - KFG3 - GFS 2 - WLC 4 - SDO 2 - WLC 4 - SDO 3 - GFS 3 - KFG 5 - KFG 4 - BLC 3 - TGA 4 - LDN 4 - KFG 1 - BAL 4 - LDN 3 - IHL 4 - KFG 4 - BLC 3 - TGA 4 - KFG 4 - BLC 2 - BAL 3 - TGA 4 - LDN 4 - KFG 2 - BLC 3 - TGA 4 - LDN 3 - TGA 5 - LDN 4 - KFG 1 - BAL 4 - BLC 4 - KFG 4 - LDN 3 - TGA 3 - LDN1 - BAL3 - TGA 4 - BLC 4 - KFG 4 - BLC4 - KFG 4 - LDN 4 - TGA 3 - IHL 1 - BAL 4 - TRI 9 - STL 4 - TRI 4 - STL 2 - TRI 2 - TGA9 - KFG 11 - LDN 8 - WLC 3 - BHS 3 - LDN 3 - BLC 9 - KFG3 - TGA 4 - LDN4 - KFG 3 - TGA 4 - BLC 2 - PFC 3 - TGA 2 - LDN 3 - TGA4 - BLC 1 - IHL 4 - KFG 3 - BAL 2 - BLC4 - KFG4 - LDN 3 - TGA 2 - BLC 1 - BAL 2 - LDN 3 - TGA1 - BAL4 - BLC 4 - KFG 2 - LDN 3 - TGA 1 - BAL 4 - BLC 4 - KFG4 - LDN 3 - TGA 1 - IHL2 - BLC 4 - KFG4 - LDN 4 - TGA 1 - IHL 4 - LDN 1 - BAL 4 - KFG 4 - BLC 5 - TGA 1 - IHL 5 - TGA 4 - LDN 1 - BAL 3 - TGA4 - LDN1 - IHL 4 - KFG 4 - BLC 6 - TGA 3 - BAL 2 - BHS 1 - BAL 1 - ABM 1 - BAL 1 - ABM 1 - ABM66 - SDO 8 - GLS16 - KFG 1 - BAL 8 - KFG 8 - KFG 46 - SDO 20 - LDN 20 - KFG 2 - BAL 48 - AFS 2 - ABM 58 - SDO 9 - GLS 47 - AFS 33 - SDO 14 - KFG 1 - PFC 58 - AFS 2 - ABM 2 - BAL 2 - ABM66 - SDO 8 - GLS 16 - KFG 8 - KFG 8 - KFG32 - DBH 1 - BAL 21 - DBH 1 - BAL 4 - AFS 4 - BES2 - BSJ 3 - KFG 2 - LDN 2 - WLC 4 - SDO 4 - SDO 2 - WLC 2 - LDN 3 - KFG 2 - BSJ 4 - BES 4 - AFS 4 - AFS 4 - BES2 - BSJ 3 - KFG 2 - LDN 2 - WLC4 - SDO 2 - WLC4 - SDO 2 - LDN 3 - KFG 2 - BSJ 4 - AFS 4 - BES 4 - AFS4 - BES2 - BSJ 3 - KFG 2 - LDN 2 - WLC 4 - SDO 4 - SDO 2 - WLC 2 - LDN 3 - KFG 3 - BSJ 7 - KFG 2 - BSJ 5 - RAS 5 - GVH 3 - ANH 3 - ANH 5 - RAS 5 - GVH 4 - SDO 2 - WLC2 - BSJ 3 - KFG 2 - LDN 4 - AFS4 - BES 5 - GVH 5 - RAS 3 - ANH 3 - ANH 5 - RAS 5 - GVH 4 - AFS 4 - BES 2 - LDN 3 - KFG 2 - BSJ 2 - WLC 4 - SDO 2 - WLC4 - SDO 2 - BSJ 3 - KFG 2 - LDN 4 - AFS 4 - BES 4 - AFS 4 - BES 2 - LDN 3 - KFG 2 - BSJ 2 - WLC 4 - SDO 4 - SDO 2 - WLC 2 - BSJ 3 - KFG 2 - LDN 4 - AFS4 - BES 4 - AFS 4 - BES 3 - LDN 3 - KFG 3 - BSJ 5 - KFG 2 - BSJ 3 - KFG 2 - BSJ4 - AFS 4 - BES 2 - LDN 2 - WLC 4 - SDO 4 - AFS 4 - BES 3 - BSJ 3 - KFG 3 - LDN 2 - WLC 4 - SDO 4 - SDO 2 - WLC 2 - LDN 3 - KFG 2 - BSJ 4 - AFS 4 - BES 4 - AFS 4 - BES 2 - BSJ 3 - KFG 2 - WLC 3 - KFG 2 - LDN 4 - SDO 2 - WLC 2 - WLC 2 - WLC 2 - LDN 3 - KFG 2 - BSJ 4 - AFS 4 - BES 4 - AFS4 - BES3 - BSJ 3 - KFG 3 - LDN 4 - SDO 2 - WLC 4 - SDO 2 - WLC 2 - LDN 3 - KFG 2 - BSJ 4 - AFS 4 - BES 935 935 936 937 938 939 936937 940 940 930 925 920 92592093 5 9 3 0 9 2 5 9 2 0 925 920 915935934929 925 920 935 930 925 940 SECTION WEST SECTION EAST This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.dwg April 09, 2021 - 3:33pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORLANDSCAPE PLANL101CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.MNLIC. NO.RYAN A. HYLLESTED, PLA02/16/202153828DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401601/22/2021AS SHOWNPWBPWBRAHNORTH LAUNCH PROPERTIES/CROSSROADS PROPERTIES RESIDENTIAL LOT PROPOSED GRADE PROPERTY LINE PROFILE 5 920 930 940 950 960 970 980 990 920 930 940 950 960 970 980 990 0+00931.67930.500+10932.06930.500+20932.43930.440+30932.81929.480+40933.19929.100+50933.56928.820+60933.94928.590+70934.32928.780+80934.70928.980+90935.08929.181+00935.51930.611+10935.96931.591+20936.41933.241+30936.86935.001+40937.31936.561+50937.76938.341+60938.21940.501+70939.21940.501+80940.39937.511+90941.23940.461+99.75941.70PROPOSED OVERSTORY TREE PROPOSED SAVANNA SEED GRASS MIX 2-3' HEIGHT PRAIRIE GRASS PROPOSED ORNAMENTAL TREE PROPOSED SOD AREA PROPOSED BUILDING 18.00'16.29'81.23'5.69' CAR PARKING LANDSCAPE AREA BERM LANDSCAPE AREA 32.09'18.00'13.34' CAR PARKING DRIVE AISLEWALK PROPOSED CURB EXISTING GRADE LANDSCAPE CROSS SECTION WEST 940 BERM-SEE GRADING PLAN 3 - SWO 5 - RAS 5 - GVH 0+001+002+00This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\L1-LANDSCAPE Profiles.dwg April 09, 2021 - 3:34pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORLANDSCAPECROSS SECTIONWESTL104CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALLANDSCAPE ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTA.MNLIC. NO.RYAN A. HYLLESTED02/16/202153828DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16073401601/22/2021AS SHOWNRAHPWBRAHNORTH LAUNCH PROPERTIES/CROSSROADS PROPERTIES T/PRECAST 130' -0" FLOOR 1 100' -0" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 A2 4 T/PRECAST 130' -0" FLOOR 1 100' -0" 1 2 3 4 FASCIA FEATURE AT ENTRIES FASCIA FEATURE AT ENTRIES T/DECK 125' -0" PAINT COLOR 1 "OFF WHITE" PAINT COLOR 3 "DARK BLUE" PAINT COLOR 2 "MEDIUM GREY" PRECAST PANELS; PAINTED SMOOTHFACE ARCHITECTURAL ARCH'L PC PANELS TEXTURED/PATTERNED PRECAST PANELS; PAINTED SMOOTH FACE ARCHITECTURAL ROOFTOP HVAC UNITS FULLY SCREENED BY PARAPET WALL GLAZED ALUM STOREFRONT SYSTEM WITH 1" INSULATED LOW-E GLASS TENANT ENTRY DOORS, TYP. T/PRECAST 130' -0" FLOOR 1 100' -0" 13141516 DRIVE-IN DOOR CANOPY 32' - 0" T/PRECAST 130' -0" FLOOR 1 100' -0" A B C D E F G H J K L M N O PQ 32' - 0" Sheet Title Project Number Sheet Number Issued For Date Project Client Project Manager Date Reg. No. I hereby certified that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota Edward A. Farr ©COPYRIGHT 2021 Location C:\Users\kdr\Documents\20.068 CrossroadsEast_k.rickabaugh@edfarrarch.com.rvt2/12/2021 12:27:05 PMA220.068 CROSSROADS EXTERIOR ELEVATIONS 02/12/2021 16362 XXX Crossroads East Lake Elmo Ave N at Hudson Boulevard Lake Elmo, MN SCALE:1" = 30'-0"A2 1 SOUTH ELEVATION SCALE:1/8" = 1'-0"A2 4 ENLARGED ELEVATION 0'4'8' 16' SCALE:3/64" = 1'-0"A2 3 NORTH ELEVATION SCALE:3/64" = 1'-0"A2 2 WEST ELEVATION (EAST ELEVATION SIM / OPP. HAND) SITE PLAN REVIEW 02/12/2021 T/ PRECAST 138' -0" FLOOR 1 100' -0" ABCDE 2' - 0"CANOPY HOLLOW MTL DOOR CLERESTORY WINDOW T/ PRECAST 138' -0" FLOOR 1 100' -0" A B C D E 2' - 0"8"8"CANOPYCANOPY HOLLOW MTL DOOR CLERESTORY WINDOW PREFINISHED MTL COPING T/ PRECAST 138' -0" FLOOR 1 100' -0" 1 2' - 0"CANOPY CANOPY PREFINISHED MTL COPING 23456789101112131415 A5 5 2' - 0"T/ PRECAST 138' -0" FLOOR 1 100' -0" 1 8"DRIVE-IN DOOR DOCK DOOR W/ LEVELER MTL DOCK STAIRS BOLLARD CLERESTORY WINDOW CANOPY HOLLOW MTL DOORS PREFINISHED MTL COPING FDC CONNECTION CABINETS 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TRASH ENCLOSURE TRASH ENCLOSUREDOCK DOOR NO LEVELER EXIT LIGHT T/ PRECAST 138' -0" FLOOR 1 100' -0" 789 8"2' - 0"8' - 0"1' - 8"14' - 4"13' - 4"PAINT COLOR 1 "LIGHT GREY" PAINT COLOR 4 "DARK BLUE" PAINT COLOR 2 "MEDIUM GREY" PAINT COLOR 3 "OFF WHITE" Sheet Title Project Number Sheet Number Issued For Date Project Client Project Manager Date Reg. No. I hereby certified that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota Edward A. Farr ©COPYRIGHT 2021 Location C:\Users\kdr\Documents\18.017 Lk Elmo Whse Lot2_k.rickabaugh@edfarrarch.com.rvt2/12/2021 12:19:51 PMA518.017 LAUNCH OFFICE / WAREHOUSE EXTERIOR ELEVATIONS 02/12/2021 16362 NSL Launch Office / Warehouse Lake Elmo Ave N at Hudson Boulevard Lake Elmo, MN SCALE:1" = 30'-0"A5 3 NORTH ELEVATION SCALE:1" = 30'-0"A5 4 SOUTH ELEVATION 0'15'30' 60' BUILDING HEIGHT OPTIONS: -CURRENT DESIGN ASSUMES STEEL BEAM DEPTH AS CRITICAL CLR HT LIMIT OF 32'-0" INSIDE. -IF 28'-0" CLR HT DESIRED, SUBTRACT 4'-0" TO ABOVE MENTIONED HEIGHTS SCALE:1" = 30'-0"A5 1 WEST ELEVATION SCALE:1" = 30'-0"A5 2 EAST ELEVATION 0'15'30' 60' 0'15'30' 60'0'15'30' 60' SCALE:3/32" = 1'-0"A5 5 ENLARGED ENTRY ELEVATION 0 4'8'16' SITE PLAN REVIEW 02/12/2021 PAGE 1 of 4 MEMORANDUM Date: May 5, 2021 To: Ken Roberts, Planner Director Re: Launch Crossroads Business Park Cc: Chad Isakson, Assistant City Engineer Preliminary PUD Plan Review From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Launch Crossroads Business Park Preliminary PUD Plans. The review consisted of the following documentation received on April 9, 2021: Crossroads East First Addition Preliminary Plat, not dated. Launch Crossroads Site Development Plans dated February 16, 2021. Stormwater Management Report dated April 1, 2021. DRAFT Traffic Impact Analysis dated April 2021. STATUS/FINDINGS: Engineering has prepared the following review comments based on the plans submitted. PRELIMINARY PLAT AND EASEMENTS Additional right‐of‐way dedication appears to be required along Hudson Boulevard to accommodate the proposed turn lanes and to maintain the required typical section for the roadway and bituminous trail. Dedicated drainage and utility easements, minimum 10‐feet wide, are required along all public roadway frontage including Hudson Boulevard and Lake Elmo Avenue. No easements are shown on the preliminary plat or preliminary plans. Roadway easements must be dedicated for use by small/dry utilities and therefore cannot be encumbered with tree plantings or grades exceeding 4:1. Outlot ownership must be identified on the preliminary plans. As stormwater management facilities, Outlos A, B and C and must be shown as privately owned and maintained. STREETS AND TRANSPORTATION Site Access. The preliminary plan proposes two access points to the property, located along Hudson Boulevard. Hudson Boulevard is a city owned street, classified as a Major Collector. The projected 2040 average day traffic volume is 6,800 trips. The access spacing guideline for streets and commercial driveways along Hudson Boulevard is 660 feet. One access is located approximately 670 feet from the Hudson Boulevard and Lake Elmo Avenue intersection (plans are missing centerline stationing). This access meets the acceptable spacing requirements and appears to be a good access location for the site. The second access is located approximately 600 feet east of the first access, but it is only about 200 feet from the existing access for the Vali‐Hi Drive‐in. This access does not meet the acceptable spacing requirements, and the access does not connect to Hudson Boulevard at 90‐ degrees as required by city standards. Lake Elmo Avenue Improvements. The developer may be required to provide turn lane improvements along Lake Elmo Avenue at the intersection with Hudson Boulevard, if improvements are identified by Washington County to be needed as a result of the development. FOCUS ENGINEERING, inc. Cara Geheren, P.E. 651.300.4261 Jack Griffin, P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Chad Isakson, P.E. 651.300.4285 PAGE 2 of 4 Lake Elmo Avenue Right‐of‐way Dedication. The proposed preliminary plat shows right‐of‐way dedication along Lake Elmo Avenue (CR 17). Right‐of‐way along Lake Elmo Avenue must be provide as required by Washington County. Hudson Boulevard Improvements. The proposed preliminary plans show improvements to Hudson Boulevard as required and in general conformance with the Hudson Boulevard Design Standards, with an Urban section along the north boulevard and bituminous trail. In addition, the Hudson Boulevard intersection with Lake Elmo Avenue shows the required improvements along Hudson Boulevard to add a dedicated left turn lane, right turn lane and through lane. As part of these improvements the existing superelevation must be removed at the intersection which may result in temporary improvements to the west leg of the intersection. Detailed design elements in the preliminary plans are not all shown or may not be consistent with city standard requirements and will need to be revised accordingly as part of any final construction plans, including stormwater management for the Hudson Boulevard improvements. Hudson Boulevard Right‐of‐way Dedication. It appears additional right‐of‐way dedication is needed along Hudson Boulevard to accommodate the proposed turn lanes and to maintain the required typical section for the roadway and bituminous trail. Pedestrian Connectivity. The preliminary plans propose an 8‐foot bituminous trail along Hudson Boulevard as required by the Hudson Boulevard design standards. No trail or sidewalk is shown along Lake Elmo Avenue. Private Streets. The streets, driveways and parking areas interior to the development are proposed to remain privately owned and maintained, located on Lots 1 and 2. Interior street design may require revisions to provide adequate fire lanes and safety access, subject to review from the Lake Elmo Fire Department. Turning templates must be provided to demonstrate adequate turning movements for emergency vehicles throughout the site. MUNICIPAL SANITARY SEWER The proposed site is located in the Southeast MUSA service area in the city’s Comprehensive Plan and will discharge to the MCES Cottage Grove Ravine Interceptor. Municipal sanitary sewer service is available along the entire eastern property line of the development and at the southeast corner near the MCES meter station. The existing sanitary sewer main is located within an existing 50‐foot‐wide drainage and utility easement. The preliminary plat application did not include sanitary sewer use flow projections for the development or provide Met Council SAC determinations. Although this information needs to be submitted, there are no capacity limitations for sewer in this area. The applicant will be required to connect to the City sanitary sewer main and extend individual sanitary sewer service lines to each of the proposed buildings. The sewer service lines will be privately owned and maintained and must be clearly identified on the plans as private services. The proposed utility plan must be revised to eliminate the extension of public sewer into the site, unless dedicated drainage and utility easements are provided. The applicant will be responsible to extend sanitary sewer service stubs for connection by adjacent properties. For this site, a trunk 15‐inch sanitary sewer main must be extended from the MCES meter station to the corner of Lake Elmo Avenue and Hudson Boulevard at a pipe invert no higher than 902.5. The stub must be accessible on the east side of Lake Elmo Avenue for a jacking pit that will not disturb any part off the newly constructed site improvements or reconstructed Hudson Boulevard improvements. Alternately the sewer stub must be extended to the west side of Lake Elmo Avenue at a pipe invert no higher than 903.0 (the current location of Manhole SS‐08). Sanitary manholes located within the pavement surfaces of Hudson Boulevard must be placed at the roadway centerline. The City typically provides cost participation for the trunk sanitary sewer, paying the pipe oversize cost difference between a standard 8‐inch pipe. No cost participation is made for extra pipe depth. PAGE 3 of 4 MUNICIPAL WATER SUPPLY The public watermain is currently extended to the site with existing 12‐inch trunk watermain running along the east property line of the proposed development, from the Hunters Crossing subdivision to Hudson Boulevard. This main is located within an existing 50‐foot‐wide drainage and utility easement. The preliminary plat application did not include domestic and fire suppression water demands required to serve the development, nor did the application propose supplemental fire suppression facilities. Municipal water service is not sufficient to support fire suppression demands for the proposed development until Water Tower #4 is operational. The city is currently negotiating and investigating potential water tower sites. Until a water tower site is determined feasible and has been acquired by the city, the schedule for having Water Tower #4 operational is unknown. The applicant will be responsible to extend municipal water into the development at its sole cost and will be required to construct a looped watermain network internal to the site to avoid dead end runs greater than 1,000 feet. Watermain stubs are required to adjacent properties. The preliminary plans propose a looped watermain as required, connecting in two locations to the existing 12‐inch watermain located along the east property line. A watermain stub has been proposed to the west property line for future extension to the east side of Lake Elmo Avenue. All internal site watermain lines with hydrants will remain city owned and operated. Therefore, minimum 30‐foot easements centered over the pipe/hydrant are required, without encroachments from retaining walls, trees, or other small/dry utilities. Easements must be dedicated to the city as part of the plat or provided in the city’s standard form of easement agreement. Dedicated watermain easements must be shown on all site, grading, utility, and landscape plans. The looped watermain internal to the site must be minimum 8‐inch DIP pipe constructed to city design standards using city standard plan notes. Privately owned water service pipe must be clearly identified on the plans, where applicable. The applicant will be responsible to place hydrants and water system valves as determined by the Lake Elmo Public Works Director and Fire Department. The project proposes six hydrants with spacing that exceeds maximum coverage radius for commercial properties. Additional hydrants may be required. All fire hydrants shall be owned and maintained by the city. No watermain pipe oversizing is anticipated at this time. STORMWATER MANAGEMENT AND GRDAING PLANS The proposed development is subject to a storm water management plan meeting State, Valley Branch Watershed District (VBWD) and City rules. A permit will be required from the Minnesota Pollution Control Agency and VBWD. The Stormwater Management Report (SWMR) must be revised as follows: The SWMP plan must be certified by a MN registered professional engineer. Stormwater management plan revisions (and potentially site plan revisions) are necessary to determine if rate control requirements are met for all points of discharge from the site. The existing and proposed drainage exhibits must be revised to clearly show and label all points of discharge from the site. The rate control tables must reference each discharge location. The SWMP remains unclear if all improvements have been accounted for, including the full extent of the Hudson Boulevard improvements. Outlet control structure (OCS) outlet pipe diameter/invert elevation varies between detail and plan. Detail shows 30‐inch RCP at 919.9 while the plan and HydroCAD show 36‐inch RCP at 920. Clarify and correct outlet configuration. A city standard outlet control structure must be used. Time of concentration calculations must be provided. Storm water facilities proposed as part of the site plan to meet State and VBWD permitting requirements must be constructed in accordance with the City Engineering Design Standards Manual. The storm water basin NWL and HWL contours must be clearly shown on the plans. Pond grading encroachments to the 10‐foot small/dry utility corridor, adjacent to the roadway right‐of‐way, must be removed. PAGE 4 of 4 The storm water facilities constructed for this development should remain privately owned and maintained. The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of agreement. Even as privately owned and maintain facilities, maintenance access roads meeting the City engineering design standards must be provided for all storm water facilities. Maintenance access must be clearly shown on the grading plans including access to the facility, and BMP maintenance access to all flared end sections and forebay. The grading plans remain incomplete and must be revised and resubmitted. Existing conditions must be shown on the grading plans for a minimum distance of 150 feet from ALL limits of construction. The minimum grading plan scale is 1‐inch = 50 feet. The plans do not address the Hudson Boulevard urbanized boulevard changes and how grading and drainage revisions are fully addressed and tied to exiting conditions. The grading plan shows a low spot with no defined outlet in the area west of the Building D driveway. The grading plans must clearly show all drainage and utility easements. Overland emergency overflows or outlets must be clearly identified on the grading plans. LANDSCAPE PLANS The preliminary landscape plans must be revised to relocate all trees to reside outside of the proposed public easement areas including the proposed watermain easements that are missing on the plans, and the small/dry utility easement corridors along Hudson Boulevard and Lake Elmo Avenue that are missing on the plans. A great place to live, work and play…today and tomorrow North Shop • 11660 Myeron Road North • Stillwater, MN 55082-9537 Telephone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer Public Works Donald J. Theisen, P.E., Director Wayne H. Sandberg, P.E., Deputy Director, County Engineer Memorandum Date: May 6, 2021 To: Ken Roberts, Lake Elmo City Planner From: Mitch Bartelt, Washington County Assistant Traffic Engineer Re: Launch Properties Draft Traffic Impact Analysis Thank you for sharing the Draft Traffic Impact Analysis for the proposed Launch Properties development in Lake Elmo, located at the intersection of Hudson Boulevard and County Road (CR) 17B (Lake Elmo Avenue). We are grateful for the City of Lake Elmo's partnership on this project. A key function of Washington County is to provide and support a robust transportation system. The County’s goals with its transportation system are to: 1) Plan, build, and maintain an interconnected and accessible transportation system that considers all users and modes of travel. 2) Preserve and modernize the existing transportation system. 3) Improve safety and efficiency for all users. 4) Promote positive environmental and health outcomes. One way to accomplish these goals is to ensure consistency with roadway design and access guidelines. The County has reviewed the Draft Traffic Impact Analysis and has concluded that much of what is included in the study appears reasonable, particularly in relation to the assumptions made for the Existing Year No Build Condition. However, the study does not include some of the necessary information that would help affected agencies determine whether traffic control changes or turn lane construction, including the lengthening of existing turn lanes, would be needed as a result of the proposed development. The County has the following comments: • The study proposes that under the Opening Year Build Condition in 2021, the developer will provide dedicated left turn, through, and right turn lanes on the westbound approach of Hudson Boulevard at CR 17B, as well as a painted median on the eastbound approach. However, the improvements to the Hudson Blvd approaches to CR 17B are not plausible as currently proposed by the applicant. o The widening as proposed on the west leg would have constructability and durability issues, along with driver behavior issues, due to the narrow strips of pavement being proposed along the existing road edges while leaving existing pavement in place. o Having three side street approach lanes to a two-way stop can create operational and sight line issues, as vehicles in each lane attempt to see past each other to look for gaps in cross traffic. • The traffic study did not analyze the performance of the Hudson Blvd and CR 17B intersection under its current geometry with the addition of site traffic, likely because the addition of dedicated left and right turn lanes was already presumed. However, the absence of this information makes it difficult to consider other design alternatives. • Based on the projected volumes contained in the study for Hudson Blvd at CR 17B, all-way stop warrants will be met for the AM and PM peak hours, and could be met for additional hours as well. (Volume thresholds must be met at an intersection for 8 hours as a condition of the warrant). Washington County staff will continue to monitor this intersection and may install all-way stop control if and when such control is determined to be both warranted and justified. • Consideration of street lighting is recommended for this intersection. • Under Site Trip Generation, the newly generated trips should be broken down by passenger cars versus heavy commercial vehicles, particularly considering the nature of the proposed land use. We are concerned that if the site traffic has a higher heavy commercial volume than the surrounding road network, it could affect the level of service and queue lengths being reported. Please provide information on whether and how this has been taken into account. • The allowable axle weights for each roadway in the study should be noted in the document, even if they’re all 10-ton roads. And if Hudson Blvd is less than a 10-ton roadway, the study should note the allowable axle weight of Hudson Rd, as it could be assumed that, under such a scenario, some traffic from the proposed site would migrate down to Hudson Rd to access eastbound I-94. • If the Hudson Blvd and CR 17B intersection were to be controlled by a traffic signal in the future, it would be required that dedicated left and right turn lanes be constructed on both approaches of Hudson Blvd, at city cost, as was recently the case at the nearby intersection of Hudson Blvd and Keats Ave (County State Aid Highway 19). A roundabout is also a possible future scenario for this intersection, which would still entail a local cost share. Please do not hesitate to contact me with any questions or concerns regarding the County’s review. I can be reached at mitch.bartelt@co.washington.mn.us or 651-430-4349. Cc: Jack Griffin, Lake Elmo City Engineer Joe Gustafson, Washington County Traffic Engineer Frank Ticknor, Washington County Design Engineer Kurt Howard, Washington County Planner I Memo To: Ken Roberts, City of Lake Elmo Planning Director From: Lucius Jonett, Landscape Architect Jenna Niday, Landscape Designer File: City of Lake Elmo Landscape Plan Review Launch Crossroads, Review #4 Date: April 20, 2021 Submittals ▪ Tree Preservation Plan, dated April 2, 2021, received April 13, 2021. ▪ Landscape Plans, dated February 16, 2021, received April 13, 2021. Review History • Initial landscape review on February 2, 2021. • Re-review of landscape on February 18, 2021. • Re-review of landscape on April 5, 2021. Location:. Northeast quadrant of the intersection of Lake Elmo Avenue & Hudson Boulevard, Lake Elmo, MN Land Use Category: Business Park Surrounding Land Use Concerns: The area to the north is designated as residential. Special landscape provisions in addition to the zoning code: Screening is required between the less intensive residential development on the north side of the site and the more intensive proposed business park. April 6, 2021 Ken Roberts Planning Director City of Lake Elmo Page 2 of 4 Tree Preservation: A. A tree preservation plan has been been submitted that does meet all requirements. Entire Site Total Caliper Inches of Significant Trees On-Site: 1177.0 Cal Inches Common Trees 1148 Conifer/Evergreen Trees 23 Hardwood Trees 6 Nuisance Trees 0 Significant Inches Removed On-Site 1145 Cal Inches Common Trees 1122 Conifer/Evergreen Trees 23 Hardwood Trees 0 Nuisance Trees 0 30% Tree Removal Limits (Cal. Inches) Allowed Proposed Subtract Common Tree Removals 344.4 1122 Subtract Conifer/Evergreen Tree Removals 6.9 23 Subtract Hardwood Tree Removals 1.8 0 Removals in excess of 30% allowances Removals in excess of 30% allowances 794 Cal Inches Common Removals in Excess of 30% Allowance 777.6 Conifer Removals in Excess of 30% Allowance 16.1 Hardwood Removals in Excess of 30% Allowance 0.0 Common Tree Replacement Needed (1/4 the dia inches removed) 194.4 Cal Inches Conifer Tree Replacement Needed (1/2 the dia inches removed) 8.1 Cal Inches Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Common Tree Replacement Required @ 2.5" per Tree 78 # Trees Conifer Tree Replacement Required @ 3" per 6' Tall Tree 5 # Trees Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees ** Commercial, mixed-use development - mitigation replacement trees can be included toward landscape required tree counts. B. Tree replacement is required because more than thirty (30) percent of the diameter inches of significant trees surveyed will be removed. C. Tree replacement calculations follow the required procedure and are correct. D. This project is a commercial development, therefore mitigation replacement trees can be included toward landscape required tree counts. April 6, 2021 Ken Roberts Planning Director City of Lake Elmo Page 3 of 4 Landscape Requirements: The proposed plan does meet the code required number of trees. Master Plan Master Plan (Code Required) Proposed Street frontage 1835 Lineal Feet Lake Shore 0 Lineal Feet Stream Frontage 0 Lineal Feet Total Linear Feet 1835 Lineal Feet /50 Feet = Required Frontage Trees 37 40 Trees Development or Disturbed Area - SF Development or Disturbed Area 12.97 Acres *5 = Required Development Trees 65 65 Trees Interior Parking Lot Spaces* 592 Spaces /15 = Required Parking Lot Trees 40 40 Trees Perimeter Parking Lot Frontage Length 1753 Lineal Feet /50 = Required Frontage Strip Trees 35 35 Trees Property Line Length to be Screened 1231 Lineal Feet /40 = Required Screening Trees 31 31 Trees Required Mitigation Trees 83 Required Number of Trees (**or***) 208 Total Trees to Date 211 1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage. 2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of land that is developed or disturbed by development activity. The landscape plans do meet the minimum compositions of required trees: Master Plan Qty % Composition Deciduous Shade Trees 127 60% >25% required Coniferous Trees 53 25% >25% required Ornamental Trees 31 15% <15% required Builder Trees 0 Tree Count 211 April 6, 2021 Ken Roberts Planning Director City of Lake Elmo Page 4 of 4 The landscape plans do not include the required mitigation tree types and quantities, however the value of the missing 37 common trees is more than offset by the 86 hardwood trees above and beyond requirements. This will not detract from the intent or quality of the submitted landscape plan. Required Proposed Onsite Common Trees 78 41 Conifers 5 53 Hardwood Trees 0 86 A. A landscape plan has been submitted that does meet all requirements. B. The landscape plan does meet City landscape layout requirements. C. Interior Parking Lot Landscaping – The development does include interior parking lots and meets the 5% landscape planting area requirement. D. Perimeter Parking Lot Landscaping – The development does include perimeter parking lots and meets the landscape frontage strip and screening requirements. E. Screening – The landscape plan does meet screening requirements. Findings: 1. It is understood that many trees that appear to be in conflict are near a sanitary sewer line that will be 40+ feet underground and it is very unlikely for future conflict to arise. Recommendation: It is recommended that the Launch Crossroads landscape plans be approved pending no site design revisions are made. Stantec Consulting Services Inc. Lucius Jonett, PLA (MN) City of Lake Elmo Municipal Landscape Architect From:Britt Walker To:Ken Roberts; Ben Prchal; kyle.risner@gmail.com; Brian & Rachel Steil; jmgraen@gmail.com;Weeksendsigns@aol.com; brandonwmueller@icloud.com; smokeing1@hotmail.com Cc:Brittny Walker Subject:Lake Elmo Planning Commission Public Hearing | Crossroads Launch Business Park Concerns Date:Wednesday, May 5, 2021 4:29:16 PM Caution: This email originated outside our organization; please use caution. Hello Ken and Lake Elmo Planning Commission Members, Thank you for bringing the Crossroads Launch Business Park to the attention of thehomeowners in Hunters Crossing. A week’s notice before a meeting is completely inadequatewith the letter postmarked on April 29 for a May 10 meeting. After reviewing the proposal anddiscussing with neighbors, I strongly oppose the Crossroads Launch Business Park withnumerous concerns. Layout & BermFor starters, the plan layout needs to be reconfigured with the water retention ponds andbusiness park parking lot facing the residential neighborhood with significant berming and anyparking/traffic to the south of the property. In the building placement section, the plan detailshaving loading docks and truck courts oriented to “limit visibility” from neighboringresidential properties. My concern is that Lake Elmo residential property tax values will bedegraded if trucking/distribution/warehousing companies are able to operate with loadingoperations facing the homes. We would like to see the semi-truck parking and loading dock bemoved to the south side of the property along Hudson Boulevard so it is not in our backyards,or at least flipped to put the loading dock facing to the east in between the two buildingswithin the business park. There is an X crossed off on a drawing and mentioned in the narrative for an entrance into thebusiness park from Lake Elmo Avenue. There should absolutely not be an entrance on LakeElmo Avenue. Having semi-trucks or delivery vehicles skirting the north side of the property,where residential homes are is ridiculous, and their idling alone with diesel is unacceptable forenvironmental and homeowner health. The proposed 100’ setback and berm are insufficient to create screening and buffering for theresidential homes that now have this as their new backyard. As shown on the landscape cross-section west, the proposed grade is at 940’, while several of the neighboring homes backing upto the north side of the property have varying grades, starting at 943’ from the northwestcorner and sloping downhill moving east. We would collectively like to see the top elevationof the berm to be a minimum of 10’ higher than the lowest point of any of the residential lotsalong the north line of the proposed business park. The setback of 100’ puts the building 185’from the property line of houses, drawing increased concern and opposition to the semi-trucktraffic, dust, debris, and noise. In addition to the berm and landscaping, what is the long-termmaintenance plan for landscaping, significant tree replanting, and garbage cleanup? TrafficIn addition to the layout and berm concerns, a traffic study and environmental assessmentneed to be conducted prior to any commercial development. Can Hudson Boulevard/LakeElmo Avenue handle the traffic pressure? Is there a plan for the intersection in conjunction with the bus garage and additional traffic from the business park, along with the residentialtraffic for the 100 homes directly to the north in a 50 MPH zone? In addition to removing the proposed secondary entrance to the business park from Lake Elmo Avenue, the intersection ofLake Elmo Avenue and Hudson Boulevard needs to become a controlled intersection with a 4- way stop or traffic light. Over the last four years, the number of traffic accidents at thatintersection have increased, and the added volume of traffic will only increase the potential. Hours of Operation and Noise Additional concerns are the hours of operation, deliveries, and security, along with the noisefrom the business park. What are the hours of operation for any semi traffic/use at the site, i.e., midnight to 5 a.m.? Will the hours be limited? What is the noise level that the city will allowfrom the business park backing up to a residential neighborhood? Furthermore, there are also concerns about the dust and noise control during construction, and not creating disruption orpollutants for the homeowners. It is lightly mentioned once in the proposal in Form & Façade that this will be “consistent with building designs in other Class A business parks.” I want to confirm that if this does moveforward, the property will be a Class A office property in lieu of a warehouse/distribution operation. Thank you again for considering the interests and inputs of the homeowners in HuntersCrossing. Best, Brittny Walker 11135 3rd St North Lake Elmo, MN 55042