HomeMy WebLinkAbout#02 - Shiltgen Farms PUD Concept Plan ReviewSTAFF REPORT
CITY COUNCIL WORKSHOP
DATE: 08/10/2021 AGENDA ITEM: __ TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Schiltgen Farms PUD Concept Plan Review (10880 Stillwater Boulevard)
REVIEWED BY: Ken Roberts, Planning Director Dustin Kalis, Fire Chief Jack Griffin, City Engineer
BACKGROUND: Mr. Craig Allen, representing the Gonyea Companies, is requesting that the City Council review and provide comments about a PUD concept plan for the Schiltgen Farm property located 10880 Stillwater Boulevard. The proposed PUD concept plan has a total of 327 housing units - 185 detached single family homes north of Stillwater Boulevard and 142 townhome and rowhome units south of Stillwater Boulevard on 123.4 gross acres. The proposed overall net density is about 3.19 units per acre. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open
space in an outlot next to Sunfish Lake. The concept plan shows 57 lots that would 55 feet wide, 128 lots that would be 65 feet wide, 54 rowhomes and 88 townhomes.
A western portion of the development site is within the Shoreland Management Area of Sunfish Lake. The
Shoreland Ordinance has provisions for the development of PUD’s in the areas near lakes, subject to additional design and performance standards. This triggers the need for a planned unit development because the proposed lots do not meet the lot area, lot width and impervious requirements listed in the
City’s Shoreland Code for Natural Environment lakes.
Please see the attached narrative and maps for more information about the proposed PUD concept plan.
PAST ACTIONS:
On June 8, 2020, the Planning Commission held a public hearing about a proposed PUD concept plan for this site. This proposed plan showed 318 housing units – 200 single family home sites and 118 townhouse or row home units. The Commission heard from the developer and took testimony from eight nearby
property owners and their representatives about the proposed PUD concept plan. They expressed concerns about increased traffic, having townhouses as part of the development (with the proposed increased density south of Stillwater Boulevard), the need to protect Sunfish Lake and stormwater management. After
review and discussion, the Planning Commission voted 5-1 to recommend approval of the PUD concept plan, subject to the conditions listed in the staff report. It also had been determined by City staff that in the event that the development plan moved forward, an amendment of the Comprehensive Plan from V-LDR to V-MDR would be required for the site. The Planning Commission was not in favor of the Comprehensive Plan amendment (2 members were in favor of it and 4 were against).
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On July 21, 2020, the City Council considered the first PUD concept plan for this site. The City Council had concerns about having attached townhouses in the area south of Stillwater Boulevard along with the
necessary Comprehensive Plan amendment to accommodate the proposed attached townhouses. In summary, some of the Councilmembers did not believe that type of housing would be a good fit for the area of Lake Elmo. The City Council, after some discussion and review of their options, voted 4-0 (with
Councilmember Nelson absent) to table action on the proposed concept plan.
On December 14, 2020, the Planning Commission held a public hearing about a revised PUD concept plan for this site. The Commission heard from the applicant and received testimony from several nearby
property owners and their representatives about the proposed PUD concept plan. They expressed concerns about increased traffic, having detached townhouses as part of the development (with the proposed increased density south of Stillwater Boulevard), the need to protect Sunfish Lake and stormwater management. After review and discussion, the Planning Commission voted 4-3 to recommend denial of the revised PUD concept plan. The Commissioners that spoke against the latest PUD concept plan expressed concerns about the detached townhouses and the proposed density of units south of Stillwater Boulevard, wanting to ensure there would be enough right-of-way for the County Roads and not knowing what amenities the developer might include if the project moves forward.
On January 19, 2021, the City Council considered the revised PUD plan for the property. The applicant was proposing three types of detached housing within the development – 198 single-family detached homes on 55-foot-wide and 65-foot-wide lots and 95 small-lot single family (detached townhouse) units on 28-foot-
wide lots for a total of 293 housing units. This revised PUD concept plan identified 103 55-foot-wide villa style lots and 95 65-foot-wide single-family home lots north of Stillwater Boulevard and 95 small-lot single-family lots (detached townhouses) in the area south of Stillwater Boulevard. As was shown on the Concept Plan, the 19.92 acre area south of Stillwater Boulevard was proposed to have 95 detached townhouses – an average of 4.77 units per acre on that part of the site. The City Council approved this PUD concept plan with the adoption of Resolution 2021-012 and it was subject to 28 conditions of
approval as listed in the Resolution.
ISSUE BEFORE THE CITY COUNCIL: The City Council is respectfully being requested to review and provide feedback to the applicant about the
proposed PUD concept plan showing 327 residential housing units for the Schiltgen Farms property.
GENERAL INFORMATION: Applicant: Gonyea Companies (Craig Allen), 10850 Old County Road 15, Plymouth, MN 55441
Property Owner: Schiltgen Farms Inc., 10880 Stillwater Boulevard, Lake Elmo
Location: 10880 Stillwater Blvd, Lake Elmo
Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota.
PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002
Requests: PUD Concept Plan Review
Site Area: 123.4 gross acres (all PIDs)
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Residential Development Area: 102.45 acres.
Existing Land Use Designation: V-LDR (Village Low Density Residential)
Proposed Land Use Designation: V-MDR (Village Medium Density Residential)
Current Zoning: RT – Rural Development Transitional District
Proposed Zoning: VMX/PUD (Village Mixed Use/PUD)
Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west).
History: The four parcels are part of the Schiltgen Farm property and are currently zoned RT.
Deadline for Action: Application Complete – 6/30/2021 60 Day Deadline – 8/27/2021 Extension Letter Mailed – No 120 Day Deadline 10/27/2021 Applicable Code: Article 12 – Urban Residential Districts Article 18 – Planned Unit Development Regulations Article 19 – Shoreland Management Overlay District Chapter 153 – Subdivision Regulations §150.270 Storm Water, Erosion, and Sediment Control PUD CONCEPT PLAN REVIEW The City Code does not require the City Council to review or approve PUD concept plans. The Code only
requires such plans to be reviewed by City staff in order to give applicants feedback about their proposed development before incurring substantial expense in the preparation of plans, surveys and other data. In this case, the applicant has asked the City Council to review the PUD concept plans and provide them with feedback and comments on the proposed development plans. PROPOSAL DETAILS/ANALYSIS: The proposed residential development will be located on the southern portion of the Schiltgen Farm property located at the intersection of CSAH 14 (Stillwater Boulevard) and CSAH 17 (Lake Elmo Avenue). As proposed, the development would have a mix of single-family homes, villa style homes and attached single-family homes (townhouses and row homes) with overall average density of about 3.19 units per acre. The subdivision is proposed as a PUD because the developer is requesting flexibility from the strict zoning regulations of the Shoreland Ordinance and the VMX zoning regulations. A critical element the City will need to consider at a later point should the development move forward is an
amendment to the City’s Comprehensive Plan. The current land use designation for the site of proposed development is V-LDR (village low-density residential). This designation is intended for only detached single-family residential uses. To have the mix of housing types as proposed within this development, the City would need to approve a Comprehensive Plan amendment to change the land use designation of the development site or the land use designation of the area south of Stillwater Boulevard to V-MDR (village medium density) to allow for the proposed attached housing. The City intends the V-MDR land use
designation for a variety of residential land uses including detached single-family homes and attached single-family homes (townhouses).
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The applicant’s submission to the City includes the following components:
PUD Concept Plan Overview. The attached narrative includes a general overview of the project, references to the Lake Elmo 2040 Comprehensive Plan with additional details concerning some of the
unique aspects of the proposed PUD. PUD Concept Plan. The PUD Concept Plan includes a proposed configuration of roads, lots and
other public spaces on the applicant’s site. While the PUD Concept Plan provides initial dimensions for many of the various lots and streets, some details are still missing and will need to be further reviewed for compliance with the City’s standards and regulations. STAFF REVIEW COMMENTS:
Members of the Planning, Public Works, Engineering, and Fire Departments have reviewed the PUD concept plan, while the City Engineer has provided an additional review of it and the plans submitted with
it. City staff have completed an internal review of the PUD concept plan, and general comments from City
staff and expected conditions of approval are included in this memorandum. The City staff review comments that follow are all based on conducting a high-level review of the PUD concept plan since there is not a lot of detailed information that is required at this stage in the development review process. City
staff has instead focused on the bigger picture items and those things that would otherwise not allow the development to move forward if they contrasted with elements from the Comprehensive Plan, the Zoning Code, the Shoreland Regulations, or the City Code.
There are several issues and details that will need to be resolved for the proposed project to move forward. Staff has provided comments in following sections to identify elements of the plan that need to be further addressed by the applicant before proceeding with an application for preliminary PUD/plat approval.
If the project moves forward, there are several land use requests the applicant will need to make to the City. Staff has noted these in the following City staff comments on these requests: 2040 Comprehensive Plan/Land Use Plan Amendment. The 2040 Comprehensive Plan has designated this site as V-LDR (Village Low Density Residential) on the future land use map. The City intends this
land use designation for single-family detached housing developments serviced by municipal sewer and water with density ranges between 1.5 and 3 dwelling units per acre. The density standard the City is striving to meet with future development in the areas with City sewer and water (such as this development) is a minimum residential density of 3 units per acre. The developer is proposing two primary types of housing within this development – 185 single-family
detached homes and 142 townhouse or row homes that would have buildings with 4-8 units connected together. Based on this mix of proposed housing, the City would need to approve an amendment to the land use plan map for the portion of this site south of Stillwater Boulevard to V-MDR (Village Medium Density Residential) for this project to move forward. The City intends the V-MDR land use designation for areas in the Village Planning Area guided for single-
family detached, duplexes and townhomes/villa housing types with residential density ranges between 3.01 and 8 dwelling units per acre. As noted the 2040 Comprehensive Plan, “this land use allows for a greater variety in housing stock and brings more people closer to living within easy access of Village destinations and amenities.” As shown, the 19.92 acre area south of Stillwater Boulevard is proposed to have 142
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townhouses and row homes – an average of 7.13 units per acre. (Note: The 2020 concept plan showed 118 units in this area which was 5.92 units per acre).
Zoning Map Amendment. The existing zoning of the property is RT (rural development transitional). In order to develop the site with the proposed mix of housing, the City will be required to rezone the
development to VMX with PUD overlay to be consistent with the proposed City’s Comprehensive Plan guidance for the area. The purposed of VMX zoning district is “to provide an area for compact, mixed use development made mutually compatible through a combination of careful planning and urban design and
coordinated public and private investment. This district is intended to continue the traditional mixed use development that has occurred in the Village area by allowing retail, service, office, civic and public uses as well as residential units. The mixture of land uses within the district is essential to establishing the level of vitality and intensity needed to support retail and service uses.” If the development proceeds with only single-family homes, then the City should rezone the development site to V-LDR (village low density residential) with the PUD overlay. The V-LDR zoning district is “to provide opportunity for lower density development within the Old Village and create a transition and connectivity between the heart of the Old Village and surrounding rural areas. Residential development within the areas zoned V-LDR will occur at a density of 1.5-3.0 units per acre.”
The V-LDR land use designation is for housing with a density between 1.5 and 3 dwelling units per acre, the V-MDR land use designation allows for a density of 3-8 units per acre and the VMX zoning district allows for a mix of housing with a density of 6-10 units per acre.
Site Data. The entire subdivision area is 123.4 gross acres which includes all of Parcels 1, 2, 3 and 4. Of the 123.4 acres, the developer’s plan is proposing to develop 102.45 net acres into a 327 unit residential
PUD development with 185 single family homes north of Stillwater Boulevard and 142 townhouse or row homes south of Stillwater Boulevard. The overall project as proposed would have a net density of 3.19 du/acre.
Density. The V-MDR land use designation allows for a mix of housing with a density of up to 8 residential units per acre. City staff reviewed the density calculation for this site and calculated the net density as
follows: Overall Development Area 123.4 gross acres
Lake Elmo Ave Right-of-Way Stillwater Blvd Right-of-Way 2.0 acres 5.5 acres
Steep Slopes/Bluffs 2.85 acres (est.) Wetlands 10.6 acres Net Residential Buildable Area 102.45 acres Total Number of Lots 327 units Gross Density 2.65 du/acre Net Density 3.19 du/acre
PUD Minimum Requirements. Parts of the proposed development site are within the shoreland of
Sunfish Lake and is therefore subject to the City’s Shoreland Regulations. Within a shoreland, development lots must conform to the shoreland standards contained in the Zoning Code, Section 154.800, Table 17-3, or develop as a Planned Unit Development with a Conditional Use Permit. A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 19, Planned Unit Development Regulations, the City may grant zoning flexibility in order to better utilize site features and to
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obtain a higher quality of development. Or put another way, through the PUD review and approval process the City may grant development and zoning flexibility in order to better protect and use site features to
obtain a higher quality of development than would occur by following the City’s subdivision standards. Shoreland Regulations. Most of the western part of the development site is in the Shoreland Boundary
area of Sunfish Lake. The City has adopted a shoreland management overlay district (Article 18 of the City Code) that regulates land uses and the intensity of land uses within the shoreland boundaries of the lakes in Lake Elmo. The purpose of the Shoreland Overlay District is to preserve and enhance the quality of surface
waters and conserve the economic and natural environmental values of shorelands. This is accomplished by regulating the placement of improvements and structures and regulating the amount of land alterations and the intensity of development that may occur in the shoreland management area. The shoreland boundary area and management overlay district generally extends 1000 feet out from the ordinary high water mark of a public lake, as determined by the Minnesota DNR.
The following is a listing of the most relevant Shoreland Regulations for this proposal: For sewered lots – the minimum lot size is 20,000 square feet; the minimum lot width is 125 feet, maximum impervious surface area allowed on each lot 30 percent.
PUDs – Section 154.800 C 11 Planned Unit Developments. (for PUD’s in a Shoreland Zone) a. Density: Deviation from the minimum lot size standards of Table 17-3 of this ordinance (for lot size and lot width) is allowed if the Standards in this section are met. b. Application for a PUD. The applicant for a PUD must submit the following documents prior to
final action on the request: 1. Property owner’s association agreement with mandatory membership. 2. Deed restrictions, covenants, permanent easements or other instruments that: a. Address future vegetative and topographic alterations, construction of additional buildings b. Ensure preservation and maintenance of open space in perpetuity in accordance with
the criteria and analysis specified in this ordinance. c. Design Criteria General Design Standards. 1. Dwelling units must be clustered into one or more groups and located on suitable areas of the development. 3. At least 50 percent of the total project acre shall be preserved as open space an meet the
standards in the ordinance. 4. PUDs shall be connected to public water supply and sewer systems. When sewer is not available, individual septic systems are not allowed; community sewage treatment systems
are required.
g. Open Space Requirements.
Open Space must constitute at least 50 percent of the total project area within the shoreland and must include areas with physical characteristics unsuitable for development in their natural state.
Open Space may include outdoor recreational facilities for use by the owners of lots in the
subdivision and by general public: and stormwater detention facilities.
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Open space shall not include road rights-of-way, lots (unless owned in common by an owners association.
h. Open Space Maintenance and Administration Requirements.
Open Space preservation. The appearance of open space areas, including topography, vegetation and allowable uses, must be preserved.
Before final approval of a PUD is granted, the development/owner shall provide for the preservation and maintenance, in perpetuity, of open space and the continuation of the development as a community.
Development organization and functioning. All planned unit development must use an owners association with the following features:
1. Membership must be mandatory for each dwelling unit owner and successive owner; 2. Each member must pay a pro rata share of the association’s expenses and unpaid assessments can become liens on units or dwelling site; 3. Assessments must be adjustable to accommodate changing conditions; and 4. The association must be responsible for insurance, taxes and maintenance of all commonly owned property and facilities.
PUD REVIEW
When evaluating a PUD proposal, a PUD must meet one or more objectives contained in Section 154.751 of the City Code and meet the minimum requirements of Section 154.753 which include a minimum of 20% protected open space and Street Layout requirements. Minimum Requirements for PUD:
a. Lot Area: The site area exceeds the minimum lot area for a PUD and potentially achieves the
following PUD objectives identified in Section 154.751 (with City staff comments and comments from the applicant as outlined in its project narrative):
A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Staff comment: The proposal clusters of the proposed home sites on the flattest parts of the site and complies with the 50 percent shoreland overlay open space. This design maintains more distance from the lake, preserves
most of the trees on site and preserves the existing terrain (slopes and wetland) near the lake. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial and public facilities. Staff comment: The applicant is proposing a mix of residential housing types. The proposal shows single-family lots closer to the lake, smaller villa-
style homes on the north and eastern parts of the site and a mix of townhouses and row homes in the area south of Stillwater Boulevard, north of the railroad tracks. This PUD concept plan provides a variety of housing options in one neighborhood. C. Provision of more adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under
conventional development techniques. Staff comment: The developer is conserving or
creating about 32.5 acres of open space within the shoreland overlay of the project site. This will conserve the slopes and woodlands and will provide a significant buffer around the lake and wetland. It is also proposing to create an open space area around the existing barn that will be preserved in some fashion.
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D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional
opportunities for senior and affordable housing. Staff comment: This location is close
to the heart of Lake Elmo’s village and commercial districts and would create housing opportunities for local employees. The proposed development site offers easy access transportation access via Stillwater Boulevard to area highways and freeways. E. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. Staff comment: The applicant would be
meeting this objective by maintaining in perpetuity at least 30 acres of land as either
private or public open space near Sunfish Lake. This open space area will provide a significant space for existing woodland and wildlife conservation. F. Preservation of historic buildings, structures or landscape features. Staff comment:
The applicant notes in its narrative that it is its intent to save or restore the historic barn or barns on the property. G. Coordination or architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Staff comment: The applicant notes that it will work with homebuilders to deliver homes that will be architecturally
compatible within the development and the surrounding area. H. Creation of more efficient provision of public utilities and services, lessened demand on
transportation and the promotion of energy resource conservation. Staff comment: This
development is located at a main intersection in Lake Elmo and would be within walking and biking distance of retail, office and educational facilities. This would allow the residents to access the facilities and services without the need to drive,
lessening the impact to traffic and roads. I. Allowing the development to operate in concern with a redevelopment plan in certain
areas of the City and to ensure the redevelopment goals and objective will be achieved.
Staff comment: The development will connect to and use a new sanitary sewer line that is being constructed to serve parts of the Old Village, thereby making the necessary sanitary sewer extension possible and efficient. J. Higher standards of site and building design than would otherwise be provided under conventional land development techniques. Staff comment: The proposed PUD would
have a mix of housing types providing a more interesting and unique development, both visually and meeting the housing needs for a broader demographic in Lake Elmo as identified in the Comprehensive Plan.
b. Open Space: The PUD concept plan provided by the applicant shows about 50.9 acres of open space and ponding areas within the development – 41.3 percent of the 123.4 gross acres of the
development site. These open space areas include the wetland and bluff area on the west side of site adjacent to Sunfish Lake, the area around the historic barn(s), storm water ponding areas and the common areas around the proposed townhouses and row houses. The Shoreland Ordinance requires 50% of the shoreland area be open space held in conservation easement. It appears that the proposed Concept Plan meets the 50% open space requirement in the shoreland. As part of the preliminary plat and preliminary PUD Plans, the developer will be required to provide a shoreland tiering analysis. c. Street Layout: The PUD ordinance appears to place a preference for a street grid to compliment
the older portions of the City. The proposed PUD concept plan incorporates a modified street grid and shows connections to the new streets that were recently constructed to the north of the applicant’s site in the Legacy of North Star development.
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Shoreland Tier Analysis. The western portion of the development site is within the shoreland of Sunfish
Lake. Because the proposed development does not conform to the base dimensional standards of the shoreland district, the Code requires the development to be reviewed and approved as a PUD. The purpose of PUDs in the Shoreland District are “to protect and enhance the natural and scenic qualities of shoreland
areas during and after development and redevelopment of high-density residential uses.” In general, it appears the proposed PUD Concept plan should meet the purpose of a PUD development in the shoreland of a lake. The Code also requires the developer to provide a shoreland tier analysis (for calculating
density). This analysis will be required with any revised concept plan and for the future preliminary plat and preliminary PUD Plans submittal.
Furthermore, the Shoreland Ordinance requires that 50% of the shoreland area be preserved as open space with a conservation easement. The applicant’s PUD concept plan notes that about 61.8 acres of the site is
within the Shoreland Management Area of Sunfish Lake. This means that at least 30.9 acres within the shoreland area of the lake is required to be preserved. The green-colored areas on the PUD concept plan are the proposed open space areas within the shoreland area and they include the land immediately adjacent to the lake (20.8 acres), a ponding area (6 acres), the preserved area around the barn (4 acres) and open space around the proposed townhouses. Meeting the 50 percent open space preservation requirement will be a recommended condition of approval for this development if it moves forward through the City review process.
Lot Sizes and Widths. The minimum lot width for single-family lots in the shoreland of Sunfish Lake is 125 feet, and in the V-LDR and VMX Zoning Districts 70 feet. The minimum lot size for single-family lots for the shoreland of Sunfish Lake is 40,000 sq. ft. and in the V-LDR and VMX Districts, 9,000 sq. ft. The applicant is proposing the following deviations from setbacks and lot area:
V-LDR/VMX Proposed Minimum lot width 70 feet 55-65 feet (the same as Legacy at N. Star) Minimum lot area 9,000 sq. ft. 7,100-8,400 sq. ft. For townhouses in the VMX zoning district, the minimum lot width is 25 feet and the minimum lot area is 2,500 square feet. The City’s PUD Ordinance allows for some flexibility from zoning and subdivision
requirements. Single-family homes and townhouses (single-family attached housing) are permitted uses in the VMX (Village Mixed Use District) zoning district.
The PUD concept plan identifies 67 55-foot-wide villa style lots, 128 65-foot-wide single-family home lots and a total of 142 townhouse and row homes in the area south of Stillwater Boulevard. Setbacks. The building setbacks in the V-LDR and VMX Districts are: Front – 25 feet House side – 10 feet Garage side – 5 feet Corner side-15 feet Rear – 10 feet Setback from County Roads – 50 feet The applicant is proposing the following setbacks: Front yard – 25 feet Front yard/Side loaded garages – 15 feet
Side yard -7.5 feet/7.5 feet Rear yard -25 feet
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Side yard corner lot - 15 feet Setback from the CSAH 17 – 50 - 80 feet
Setback from CSAH 14 – 50 -100 feet The typical front yard setback in all urban districts is 25 feet, but the City has allowed 20-foot front yard
setbacks in some instances. Most recently, the Royal Golf Club at Lake Elmo Planned Unit Development was allowed 20-foot front yards setbacks where the garages were side loaded. The current proposal for 25 foot front yard setbacks meets the City’s standard setback requirement. The City will need a detailed right-
of-way/utility easement design layout that shows/demonstrates that all infrastructure is being adequately accommodated, and in addition other City requirements are being met. Impervious Surfaces. The maximum allowed impervious surface within the shoreland of Sunfish Lake is 30 percent and for residential lots in the VMX zone is 75 percent. The developer has not identified any proposed changes to the required impervious coverage maximums; however, impervious coverage will likely be exceeded on the smaller villa-style lots as proposed. Sidewalks. The City’s standard local street detail requires a 6 foot wide public sidewalk be constructed on one side of any public street and to accommodate a sidewalk, the standard right-of-way width is 60 feet wide. The proposed PUD concept plan shows 60-foot-right-of-ways for the public streets within the development,
with sidewalks on at least one side of each of the public streets. Easements. The City requires 10-foot-wide drainage and utility easements along all public rights-of-ways
and rear property lines, 5-foot-wide easements alongside property lines, and easements for stormwater management and public utilities as needed. The City should require the applicant to show all required and necessary easements on the preliminary and final PUD plans.
Architecture. The developer has proposed three housing types – villas on 55-foot-wide single-family lots, detached single-family dwellings on 65-foot-wide lots and townhouses or row homes in 4-8 unit buildings in the area south of Stillwater Boulevard. The applicant’s narrative suggests it would partner with national and local home builders to deliver high-quality and architecturally appealing homes and that the designs will be architecturally compatible within the development and the surrounding area. The design of villa homes typically focuses primarily on main floor living with a finished basement and occasional second story rooms. The applicant included sample building elevations and floor plans for the townhomes and rowhomes that I have attached to this report. These plans show two and three story buildings with a variety of exterior building materials including stone, horizontal siding and vertical siding on the gable elevations. The floor plans show
units of 840 or 932 square feet with each unit having a two car garage, 2 or 3 bedrooms and 3 bathrooms. The City will require a more robust architectural plans for the entire development with the preliminary plat and preliminary PUD Plans submittal.
Parks. The Comprehensive Park Plan identifies this part of Lake Elmo as being in a community park search area. The 2040 Comprehensive Plan noted the search area for such a park was the entire Village Planning
Area and the objective for this park would be to serve as an important gathering place for the entire community and have specific programming tailored to meet the needs of the growing community. The planned park should be about 10-15 acres in the Village Planning Area and provide ample opportunity and access to both passive and active recreational space.
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Parks and Trails.
• Park Dedication Requirement. The developer is required to provide the City with either physical land, a cash payment, or a combination of the two. The developer will be required to provide the City with 10% of the land, which would come to 12.34 acres to meet this requirement.
• Park Dedication. There are large sections of the development that would be left open (32.5 acres), primarily next to the lake and the existing barns. Much of that is undevelopable due to the existing slopes and the requirements in the shoreland code.
• Neighborhood Park Search Area. The Comprehensive Park Plan identifies a neighborhood park search area over a portion of the proposed development area. The Comprehensive Parks Plan also
identifies this development in the search area for a Sports Complex/community park. The City should consider the need of a neighborhood park within the development site or a community sports complex in this area.
The Parks chapter of the 2040 Comprehensive Plan defines a neighborhood park as “smaller parks offering more common and highly used facilities to immediate area residents.” Within the neighborhood search area there is not a public park to serve the immediate area. The parks within the Legacy at North Star development are not public and there would not be a park internal to the proposed development that the residents would have access to. Lake Elmo Elementary School is in close proximity but to use the schools’ recreation facilities, children would have to cross a busy roadway. Being that this is the concept phase of the development review, it would be best to state the types of facilities the City would like to see in a new
neighborhood park, if desired. For example, a ballfield, open field for field sports, a playground or a combination of these.
2040 LAKE ELMO COMPREHENSIVE PLAN
• HOA Land. The developer intends to preserve the barn and there will be 4 acres of land around the barn that also will be undeveloped land owned by the HOA. The park dedication requirement for a 123.4-acre development is 12.34 acres of parkland, or a combination of parkland or fees in lieu of parkland. The applicant has not identified any areas for park land dedication
within the development but has identified two open space areas on the PUD Concept plan totaling about 45 acres. These include the 32.5 acre area adjacent to Sunfish Lake and the barns and the open space and ponding areas adjacent to the proposed townhouses and row homes. These two areas are part of the proposed
open space as required by the Shoreland Ordinance. It would not be a recommendation of City staff that the City consider either of these open space areas for public park land dedication purposes.
Neighborhood Park Search Area
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Park Dedication Criteria: The City Code outlines the type of land that is considered acceptable for park dedication. This language outlined below, can be found in Section 153.15 Park Land Dedication Requirements.
153.15 Parkland Dedication Requirements. (C) Land acceptability. The City must approve the location and configuration of any park land which is proposed for dedication and shall take into consideration the suitability of the land and for its intended
purpose; the future needs of the City for parks, playgrounds, trails, or open space; and the recommendations of the City’s Parks Commission. The following properties shall not be accepted for park land dedications: (1) Land dedicated or obtained as easements for streets, sewer, electrical, gas, storm water drainage and retention areas, or other similar utilities and improvements; (2) Land which is unusable or of limited use; and/or (3) Land within a protected wetland or within a flood plain area unless the Council determines that all of the following criteria are satisfied: (a) Would be in the best interests of the general public; (b) Would be valuable resource for environmental preservation, educational, or habitat preservation purposes; (c) Has an exceptional aesthetic value; and
(d) Would not become financially burdensome to the City as a result of maintenance or preservation requirements. Staff has not walked the land but does believe some of the area near the lake would have some value as a “nature park” and would have similar aesthetics to Sunfish Lake Park. In order for this land to be accepted the City would need to consider the criteria of 153.15 C 3. a-d (above). Furthermore, trails can count towards
the required park dedication. Unless the trails are public and deeded to the City, dedication credit for the trails should not be considered. With that said, Staff does believe portions of the open space could count towards the park dedication requirements. This type of dedication would not lead to further park development as it would more than likely remain “natural.” The City also should consider the need for a more traditional 2-3 acre neighborhood par within the development. Trails. The Comprehensive Trails Plan identifies a needed trail along Lake Elmo Avenue and for a trail along Stillwater Boulevard. Washington County is planning for a trail in this corridor as part of its Central Greenway Trail project. The City should consider the need for trails along CSAH 17 (Lake Elmo Avenue) along CSAH 14 (Stillwater Boulevard) as they would provide continuous and safe pedestrian connectivity from this development to developments to the north and to the Village area to the east. The City should
require the applicant to install the bituminous trail along Lake Elmo Avenue, connecting to the bituminous trail adjacent to the Legacy at North Star development and extend it south to Stillwater Boulevard. The City Engineer also is recommending the applicant install a bituminous trail from the proposed amenity area south
to Stillwater Boulevard to provide for future trail connectivity. The PUD Concept Plan shows a trail extending into the development from the Legacy at North Star
development that would proceed south and west to the open space area adjacent to Sunfish Lake. The plans also show a trail extending into the open space area adjacent to the lake. It was a condition of the Legacy at North Star First Addition preliminary plat approval that the applicant provide a trail connection to the Hamlet on Sunfish Lake trails plat, as shown below. This trail connection runs along 39th Street and will connect the Hamlet on Sunfish Lake trails to Lake Elmo Avenue. The applicant
and City have worked with the Hamlet on Sunfish Lake residents to determine this connection point. The City recently reached an agreement with the Hamlet neighborhood to have many of the trails in their
City Council Workshop Meeting
August 10, 2021 Page 13
neighborhood available for public use while some of the trails in the Hamlet neighborhood remain private for the use of their residents.
The PUD concept plan shows a trail from the northwest corner of this development into the southwest corner Legacy of North Star development and/or into the Hamlet on Sunfish Lake neighborhood. There will be a
stormwater ponding located just north of proposed lots in the northwest corner of the site that the City will own when the developer completes its construction.
Legacy at North Star Plan Having an off-street trail in this area will allow for easy pedestrian connectivity between these parts of the developments and to the future play area to the north. The City should require the applicant to study the
options for public trail connections in this area as it prepares the preliminary plat and PUD plans. The PUD concept plan also shows a trail running along the north side of the public in south side of the site
to the southeast corner of the property. This trail also is shown extending to the east within the existing right-of-way for Upper 33rd Street to provide a pedestrian connection to the downtown village area from this development. The City should require the applicant to study the options for public trail connections in this
area as they prepare the preliminary plat and PUD plans. All trails within this development shall be eight-feet-wide and for all of the public to use. The HOA may need to maintain some or all of these trails, however.
Barn and Interpretive Center Parking. The proposed PUD concept plan shows an open space area around the existing barns located north of Stillwater Boulevard with the intent to preserve some or the entire barn or barns on the property. With 32-foot-wide streets, parking would be allowed on both sides of the street, but the on-street parking could potentially create significant congestion in this area. The PUD concept plan shows an area for off street parking near the barn in the proposed open space area. The City should require the
City Council Workshop Meeting
August 10, 2021 Page 14
applicant to provide more design details for this parking area with any submittal for preliminary PUD/plat approval.
Subdivision Signs. Section 154.212 allows one sign per entrance of a residential development with a maximum sign area of 32 square feet for the main entrance and 24 square feet for all other signs. No signs have been proposed. Washington County Review. City staff sent the proposed PUD concept plan to Washington County its
review and comments as the site is at the intersection of two County Roads. County staff noted that this latest proposed PUD Concept Plan appears very similar to the PUD plans from 2020. They did not send me any new review comments so I have included a summary of their review comments from 2020. The County noted at that time several important issues and design elements the applicant would need to resolve as it moves the project forward. Those comments included: 1. The County has prepared two preliminary concept designs for the redesign of the intersection of County Road 17 and County Road 14. These two designs are significantly different than the intersection plan shown by the developer. City staff is recommending the developer coordinate and account for these intersection designs in its designs for the preliminary plat/PUD plans. 2. As part of the platting process, the City and the County will be requiring the developer to dedicate
additional right-of-way along County Road 17 (Lake Elmo Avenue) and along realigned County Road 14 (Stillwater Boulevard) to meet County standards. The CSAH 17 right-of-way requirement is 75 feet from the centerline and the right-of-way requirement for County Road 14
is 180 feet total – 90 feet from centerline. The County also will be requiring the developer to provide turn lanes according to County requirements 3. The developer will need to clearly show the existing and proposed right-of-way for the County
Roads (and all City streets) on the proposed preliminary plat. 4. The County is recommending that access for the townhouse site on the south side of County Road 14 be connected to the updated intersection at County Road 17. 5. The County suggests the developer use Klondike Avenue as the access point (to the south) as it is just over ¼ mile from the intersection with County Road 17. City staff note: The applicant’s plan is showing Klondike Avenue remaining in its current location. 6. The Washington County 2040 Comprehensive Plan identifies the Central Greenway Regional Trail corridor along this section of Stillwater Boulevard. The County will work with the City on the trail efforts and the trails should connect to the subdivisions to the north, to the Old Village Center and Lake Elmo Elementary School. 7. The PUD concept plan does not reflect the regional pond as planned during the Downtown Lake Elmo/CSAH 17/Lake Elmo Avenue Improvement Project. City staff note: The project plans show several locations for possible storm water ponding areas on the site, but not a regional pond as is noted by the City Engineer in his review comments.
Streets. The applicant is proposing a modified street grid and is proposing 60 foot wide public rights-of-ways with 32 foot wide streets that would allow parking on both sides of the street, except where a center
island exists, such as at the entrance road off of Lake Elmo Avenue. City standards require a minimum 66-foot-wide right-of-way to accommodate a 32-foot-wide street along with the required boulevard tree and sidewalk layout. For the area south of Stillwater Boulevard, the developer’s plans show Klondike Avenue
remaining it its current location. The City Engineer has noted that this intersection will require improvements to Klondike Avenue to meet current City standards along with turn lanes on Stillwater Boulevard and intersection improvements as may be required by Washington County. The applicant also may need to
dedicate additional right-of-way for Klondike Avenue.
City Council Workshop Meeting
August 10, 2021 Page 15
The concept plan also shows a future extension of Lake Elmo Avenue extending south of Stillwater Boulevard that would connect to Klondike Avenue and to Upper 33rd Street. The City Engineer noted that
this connection cannot be made until the future roundabout intersection at Stillwater Boulevard and Lake Elmo Avenue is constructed. This intersection project is not planned in either the City or County 5-year CIP. The City should consider the future costs for this roundabout intersection connection and reconfiguration for
access to Gorman’s restaurant, since this improvement and street connection is unlikely to be made during the construction of the development.
The other streets in the area south of Stillwater Boulevard would be 24-foot-wide private driveways that would provide access to the proposed townhouses and row homes. City standards do not allow parking on 24-foot-wide streets or private driveways. There may be a need for additional off-street parking spaces in this area of the development with no parking allowed on the 24-foot-wide private streets or driveways. Another option to gain more parking would be to have the applicant widen the streets to 28 feet which would allow parking on one side of the street or driveway. The City Engineer is encouraging the applicant to present the private street design details to City staff for review and comment before the applicant finalizes their preliminary PUD and plat plans. This review would include studying the minimum allowable street widths, possible parking options, fire hydrant locations and snow storage locations within the multi-family part of the development.
The City and County will want to ensure that any future development plans preserve enough right-of-way and may require the applicant to dedicate additional right-of-way along Stillwater Boulevard and Lake Elmo Avenue including enough right-of-way for future intersection improvements, including a potential roundabout. Right-of-way dedication requirements should be reviewed and approved be Washington County and the City of Lake Elmo before the City accepts a preliminary PUD/plat application for this site. The specific right-of-way requirements are included in the City Engineer’s review memo.
Additionally, the applicant should plan for a secondary access to the west near the western portion of the site to provide access to the land locked Chavez parcel (to be discussed next in this report). Chavez Land Locked Parcel. To the west of the proposed residential development (on the west side of the Schiltgen Farm), is the Chavez property. For some time, Mr. Chavez has been seeking access to his
landlocked parcel. It is unclear to City staff if the Chavez property is buildable. The property is subject to shoreland and Rural Residential setback requirements, septic area (unless public utilities are provided to the lot) and setback requirements. Mr. Chavez is requesting access through the subdivision of the Schiltgen Farm property. The PUD concept plan shows an area about 38 feet wide between two of the proposed lots that is intended to provide access to the Chavez parcel.
City Council Workshop Meeting
August 10, 2021 Page 16
Tree Removal and Preservation. Most of the trees on this site are around Sunfish Lake and the existing farm buildings. The trees near the lake should be preserved as they would be in the open space
area except for any that would be removed due to trail construction. The applicant has not yet submitted a proposed tree and landscaping plan for this site. The City should require the applicant to provide a detailed tree inventory and preservation plan for the areas of the PUD that would be developed with housing and
would have improvements such as trails and streets. The City also will require the applicant to provide a complete tree inventory and tree
preservation/replanting and landscaping plans for the areas of the site that would be disturbed as part of any site development applications going forward. The City’s tree preservation ordinance allows for 30% removal of significant trees on a site and the City requires a tree mitigation plan showing how the applicant will replace any removed trees.
Landscaping. The applicant has not yet provided the City with any details about landscaping for the site (nor is it required to at this point of the review). The City will require the applicant to submit detailed landscape plans with its preliminary PUD application and those plans will need to meet or exceed the City’s landscape requirements for the replanting of trees and for screening. All tree removal, screening and landscape plans will subject to review and approval by the City’s Landscape Architect.
Wetlands/Buffers. There is an existing wetland in the western part of the development site adjacent to Sunfish Lake. This wetland would be in the proposed open space area adjacent to and around the lake. The
City requires wetlands and wetland buffers to be fully contained within outlots, outside of lot areas so this requirement should be met with the proposed open space.
Legacy at North
Star Development
PUD Concept Plan
Site (Schiltgen
Farm)
City Council Workshop Meeting
August 10, 2021 Page 17
City Engineer Review. The City Engineer has submitted comments as outlined in the attached review
memo dated August 5, 2021. The City Engineer has recommended the applicant revise the PUD concept plan before any formal City review and comment as this would be the opportunity for the applicant to address several key design elements that will likely result in significant plan layout.
Stormwater Management. The applicant has not yet prepared a stormwater management plan for the project. The proposed PUD concept plan shows seven areas for storm water ponding. The City Engineer’s
memorandum addresses general stormwater management considerations that the City will require as part of this development. He will need to see additional details before commenting in any detail on any proposed storm water management plan, and in particular, how the storm water ponds or basins would be connected and how the storm water system would allow overland emergency overflow from the ponds while maintaining the two-foot minimum separation between low floor elevations and the overland emergency overflows. The City Engineer also noted there should be a system of interconnecting drainage ways incorporated into the design of the PUD. An important element the City Engineer noted was the need for a regional storm water pond to be located at the intersection of Stillwater Boulevard and Lake Elmo Avenue. The regional pond would be a wet pond with a 3-acre permanent pool with requirements to significantly reduce the discharge rates for storm events.
The required ponding is intended to provide additional discharge rate reduction that significantly exceed the reductions necessary by the development to meet permitting requirements. The capacity and area dedicated for the required regional pond will need to be incorporated into the development plans as part of any preliminary plan application. The applicant should work with the City to ensure that any ponding in the preliminary plan application will meet the City’s CIP requirements. Municipal Sewer and Water. The City Engineer’s memorandum provides a review of municipal sewer and water considerations. One issue of importance is the need to get sanitary sewer to this development site. Sanitary sewer is not yet readily available to serve this site. The preliminary plan is to extend sanitary sewer to the site from the south from the Village area at Klondike Avenue after the City finishes extending sanitary sewer along 32nd Street. This project is experiencing construction delays. It is the intention of the project to install a 15-inch trunk sanitary sewer main on the south side of the UP railroad at the intersection of Klondike
Avenue and 33rd Street North. The City’s contactor should complete the sewer and street improvement project south of this site in the fall of 2022. The applicant will be responsible to extend sanitary sewer north under the UP railroad into and throughout the development at the applicant’s cost. The City should provide the applicant with direction about when they may submit an application for preliminary PUD and preliminary plat approval for this site. It may prudent for the City to not accept an application for preliminary plat/PUD approval for this site until after the City has finalized the revised construction plans and contract for the sanitary sewer and street improvements to the south (hopefully by
December 2021) to ensure the final design and timing of those improvements are known to the City and to the applicant.
There is municipal water available in several locations immediately adjacent to the proposed development. The applicant will be responsible to extend City water into this site from existing points to the north, east and to the south of the development at their sole cost. The City Engineer will require the watermain system to
be a looped network wherever reasonably possible to prevent long dead stretches of public watermain. The City may require the applicant to install a watermain stub to the western boundary of the development for a future watermain extension along Stillwater Boulevard.
Valley Branch Watershed District Comments. The City received comments from John Hanson from the Valley Branch Watershed District about this proposal. The review comments that Mr. Hanson provided the
City Council Workshop Meeting
August 10, 2021 Page 18
City are the same comments the Watershed District provided to the City in November 2020 about the previous PUD concept plan proposed for this site. The following is a summary of those review comments:
1. The project will require a Valley Branch Watershed District (VBWD) permit. Once the applicant submits a complete VBWD permit application, they will review it for
conformance to the VBWD rules and regulations. 2. The proposal should be designed so it will not flood and not exacerbate flooding. 3. The VBWD will need to see soil borings and/or other infiltration testing results,
computations and design details to determine whether the proposed storm water improvements will conform to the VBWD rules and regulations. The project will need to conform to the VBWD’s stormwater management rules, including providing practices that will control the stormwater runoff volumes and peak stormwater runoff rates. 4. The dense development south of Stillwater Boulevard likely will include a high amount of connected impervious surfaces that will generate stormwater runoff that will need to be properly managed. 5. No erosion control plan has been submitted. One will be required with a VBWD permit application. 6. The VBWD requires easement over all land up to the 100-year flood level. The minimum elevation of structures must be at least 2 feet higher that the 100-year flood level. The
proposed homes north of Stillwater Boulevard should be able to be constructed at 2 feet higher than the 100 year flood level of the adjacent water, but it is unclear if the structures south of Stillwater Boulevard will be able to conform to that rules, especially if basements
are proposed. Fire Department Review: Fire Chief Dustin Kalis reviewed the PUD Concept plan and provided me with
review comments dated July 14, 2021 (attached). He noted the following in his review comments: 1. All roads and drive lanes will need to meet Fire Department requirements for widths and turning radiuses. 2. Automatic residential fire sprinkler systems shall be installed in the townhouses and rowhouses. 3. Two separate and approved fire apparatus access roads shall be provided to both the single-family and multifamily housing areas. 4. One street parking shall only be provided in approved locations. 5. Parking shall be prohibited on both sides of the private drive lanes. 6. An approved signage and marking plan will be required for no parking areas and for fire lanes. 7. The applicant shall provide fire hydrants in approved locations after review by the Engineering and
Public Works staff. 8. Building address numbers shall be plainly visible from the street fronting the property and shall have a contrasting color from the background.
Subdivision Review Process. In order to proceed with the subdivision of the land included in the concept plan the applicant will need to prepare a preliminary plat/PUD application. At this stage there is much
more information the City requires as part of that submission process, which also requires a public hearing. RECOMMENDATION:
Staff recommends that the City Council review the PUD Concept Plan as prepared by the Gonyea Companies for the Schiltgen Farm property and provide the applicant with comments and feedback about the proposed concept plans.
City Council Workshop Meeting
August 10, 2021 Page 19
ATTACHMENTS: 1. Application Narrative dated June 30, 2021 (6 pages) 2. Location Map 3. Land Use Plan Map (C 3.0)
4. Property Line Map 5. PUD Concept Plans (C 1.0, 1.1 and 1.2) 6. Site Aerial Photo (C 4.0)
7. Overall Aerial Photo (C 4.1) 8. North Aerial Photo (C 4.2) 9. South Aerial Photo (C 4.3) 10. Proposed Rowhome Plans (3 pages) 11. Proposed Townhome Plans (3 pages) 12. City Engineer Report dated August 5, 2021 (4 pages) 13. Fire Chief’s Review Report dated July 14, 2021
To: City of Lake Elmo From: GWSA Land Development, LLC Re: Schiltgen Farms Concept Plan Date: June 30, 2021
GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 185 detached single family homes north of Stillwater Boulevard and 142 townhome and rowhome units south of Stillwater Boulevard. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are showing 57 lots 55’ wide, 128 lots 65’ wide, 54 rowhomes and 88 townhomes. The proposed development is located on the Schiltgen Farm property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the multifamily section south of Stillwater Boulevard. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 55’ lots. The price range for the single family homes will range from $450,000 to $850,000 depending on the size of the lot and location within the development. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The single family section has 44.32 acres of ponding, lake and open space out of the +/- 95 acres excluding ROW. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plan and finish options. The multifamily south of Stillwater Boulevard is a mixture of townhomes and rowhomes designed specifically for Lake Elmo that will architecturally integrate with the existing rural character of the community and provide a streetscape that will tap into the historical roots of the Old Village. The multifamily section has 6.58 acres of ponding and open space out of the +/- 18 acres excluding ROW. The price range for the townhomes and rowhomes will start around $400,000 and offer housing diversity to the Village area not currently available. The goal is to provide another option to help diversify the housing options in the
Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. When reviewing the goals and strategies outlined in the 2040 Comprehensive Plan, we feel that the proposed development is in-line with many of the City’s long-term goals and aspirations for the future of the community as it evolves and grows.
2040 Comprehensive Plan Goals Character and Governance: CG Goal #2. Create gateways into the community that protect the character of the community – We feel that this development has the potential to create a wonderful gateway that will protect the character of the community. We have every desire to keep the Schiltgen barn(s) on the north and possibly south side of the road and have a handful of ideas, but we need more time and City input as we assess the feasibility. Preservation of open space, trail connectivity, and Lake Elmo theming will all be incorporated on the north side of the road. On the south, we feel the architecture will provide a great transition to the Old Village. CG Goal #3. Maintain and Enhance connections of all residents to the natural resources and open space amenities throughout the community – Our development proposes connecting a trail to the Hamlet at Sunfish Lake that will run through our development and connect to the future trail along Lake Elmo Avenue. There is potential to integrate the open space around Sunfish Lake adding a key section to the Green Network outlined in the Parks, Trails and Open Space section of the Comprehensive Plan. Land Use: LU Goal #2. Enhance LE’s expansive network of trails, open space and natural resources as amenities in developing areas of the City – This development and its proximity to Sunfish Lake Park, Lake Elmo Park Reserve, Downtown and the Washington County trail system has the potential to link a lot of existing natural resources and amenities and fill a gap in the Green Network along the east side of Sunfish Lake. LU Goal #4. Create strong and vibrant Districts in the Village Planning Area that becomes a destination for all residents of the community – Our development and its proximity to the Old Village will provide the people that is needed to help make the Districts vibrant and sustainable. LU Goal #5. Identify and Explore opportunities to improve the streetscape in the Old Village District, Elmo Station District and Civic Center District to create a more walkable environment – As mentioned previously, the architecture proposed for the townhomes and
rowhomes will tie into the rural feel of historic Lake Elmo. Ideally the preservation of the barn(s), water features and open space will enhance and help preserve the streetscape within walking distance to the Village District. *Also applies to LU Goal #6. Maintain and strengthen the small-town charm of the Old Village District. Balanced Development & Growth: BDG Goal #1. Encourage developers, landowners, and stakeholders to integrate the value of the natural resource systems into new developments in all land use categories – This PUD will follow the DNR shoreland standards and provide +/-25 acres of open space around Sunfish Lake. BDG Goal #4. Support and Create a land use and phasing plan that promotes contiguous development, that has flexibility to respond to the market, and results in a balanced land use pattern – This development will connect to the new sewer line that is being built to serve portions of the Old Village providing immediate sewer hook-ups and cost efficiency. This development will also connect large portions of the County trail system that will ultimately connect existing parks and open spaces and help assist in the east-west trail system. Lastly, the pond proposed at the corner of LE Avenue and Stillwater Boulevard is oversized to provide the City additional stormwater ponding. BDG Goal #5. Explore opportunities to integrate design and site planning characteristics of the Old Village District into new developments in the City – Our goal is to provide townhome and rowhome product that will fit with the rural, historical feel of Lake Elmo. BDG Goal #6. Support existing and small businesses in the Old Village District and Elmo Station District – The increase in density we are proposing with multifamily along with the single family, within walking distance, will help support and enhance existing businesses. Housing: HSG Goal #1. Create land use designations that support various housing types throughout the community – Providing a range of housing types will help diversify the community and provide another option for residents that want to live or remain in the Old Village. HSG Goal #2. Explore ways to integrate lifecycle housing choices throughout the community – Table 1-4 on page 12 of the Comprehensive Plan shows that Lake Elmo has 1% townhomes compared to 16% in Washington County and 11% in the 7-County Metro Area. The addition of townhomes in the Village Area will add a housing choice not currently available in the District and will complement the other existing choices allowing residents that want to stay in the area a new option.
Parks, Trails and Open Space: PTOS Goal #1. Enhance existing natural resources, open space and trails to make a more complete system – As mentioned, there is an opportunity to connect existing parks and open space through the preservation of land and trail system around Sunfish Lake. PTOS Goal #2. Strengthen the existing trail network in the City and provide increased public connections and accessibility including pedestrian and bikeway connections – The addition of trails through and around our development will strengthen the network and help create connectivity. PTOS Goal #6. Identify natural areas in the community that may warrant further investigation of potential protection as areas of the community develop – The shoreland ordinance will ensure that Sunfish Lake will remain protected. Transportation and Infrastructure: TRIN Goal #1. Provide improved infrastructure, including sewer, water, and facilities, to serve new residents in the developing areas of the community – The immediate use of the new sewer connection will ensure a more cost-effective delivery of services. TRIN Goal #3. Create improved pedestrian connections and access in the Village Planning Area to make the area more walkable and safer and TRIN Goal #4. Explore opportunities to improve bikeways, pedestrian ways, and transit connections throughout the community – As mentioned, the addition of trails along the county roads and throughout our development will improve connections and access to the Village Planning Area. Listed above are all of the goals that we feel our development meet or exceed, but as proposed, this development will require a Comprehensive Plan Amendment to move forward. Although we don’t meet the land use guidance for the +/-20 acres on the south of Stillwater Boulevard, we believe what we have proposed provides a better use and will be the best option to help the City work toward reaching their stated goals. The single family proposed north of Stillwater Boulevard meets the guidance and will be a less dense option that will transition well into the existing neighborhood to the north and beyond. We are excited to work with the City on this development and look forward to moving forward in the entitlement process. Thank you, Craig Allen Partner
See below for more development specific details
Applicant: GWSA Land Development, LLC, 10850 Old County Road 15, Suite 200, Plymouth, MN 55441
Property Owner: Schiltgen Farms Inc., 10880 Stillwater Boulevard, Lake Elmo
Civil Engineering, Surveying: Sathre-Bergquist, Inc. Robert S. Molstad, P.E. 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com
Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota.
PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002
Requests: PUD Concept Plan approval, Comp Plan Amendment
Site Area: 123.4 acres (all PIDs)
Residential Development Area: 108.85 acres
Existing Land Use Designation: V-LDR (Village Low Density Residential)
Proposed Land Use Designation: V-LDR (Village Low Density Residential) – North of CR14 V-MDR (Village Medium Density Residential) – South of CR14
Current Zoning: RT – Rural Development Transitional District
Proposed Zoning: V-LDR/PUD (Village Low Density Residential/PUD)
VMX/PUD (Village Medium Density Residential/PUD)
Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west).
History: The four parcels are part of the Schiltgen Farm property and are currently zoned RT.
Land Areas:
Overall Development Area: 123.4 gross acres
North of Stillwater Blvd: 101.43 gross acres
South of Stillwater Blvd: 21.99 gross acres
Steep Slopes/Bluffs: 2.85 acres (est.)
Floodplain: 1.1 acres (est.)
Wetlands: 10.6 acres (est.)
Net Overall Residential Buildable: 108.85
Net North Residential Buildable: 86.88
Net South Residential Buildable: 21.99
Shoreland: 61.83 acres
Opens Space within Shoreland: 30.91
Pond and Open Space (North): 44.32
Pond and Open Space (South): 6.58
Total Pond and Open Space: 50.90
Total Proposed Dwelling Units: 327
Single Family North of CR14: 185
Townhome/Rowhome South of CR14: 142
Density:
Overall – (327 / 108.85): 3.00
North SF – (185 / 86.88): 2.13
South TH/RH – (142 / 21.99): 6.46
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FILE NO.CITY PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT IAM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA._________________________________________________________Name, P.E.Date: _____________________ Lic. No. _________________EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACTLOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANYAND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES.USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OFINFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUTSATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUTSAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBYINDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY.SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATEUSER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTINGFROM ILLEGITMATE USE.DRAWING NAMEREVISIONSDATEBYNO.DRAWN BYCHECKED BYDATExx/xx/xxxxxxxxLayout-Schiltgen3120-084---LAKE ELMO,MINNESOTASCHILTGEN FARMSTEADSRRGNNE
E
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SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLA
GWSA LAND DEVELOPMENT, LLCPROJECT NAME AND NUMBERV-LDR/PUD CONCEPT 062521C1.0DEVELOPMENT DATAV-LDR/PUDSingle Family Lots55' Lots - 5765' Lots - 128Total - 185Multi Family LotsRowhomes - 54Townhomes - 88Total - 142SHEET INDEX TABLESHEETDescriptionC1.0-C1.2V-LDR/PUD ConceptSHEET INDEX TABLEFinal Erosion Control PlanC6.0-C6.5Aerial ConceptC4.0-C4.3AltaC5.0C2.0-C2.2Land Use MapC3.0V-LDR/PUD Concept W/Topo
PARCEL 1Infiltrat
ion AreaNWL-935.75HWL-940
.7CITY OWNEDNWL - 942.0HWL - 945.6Infiltration AreaTOP OF SAND-942.0HWL-945.5Infiltra
tion Area (A
)NWL - 937.0HWL - 939.9
EX 10' BIT TRAIL6565656565656565656565656565656565656565656565655555
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11013142122253643445057110171825303540486570818287889297102108112117122128POND #NWL-938.0HWL-941.0POND #NWL-935.0HWL-940.0POND #NWL-933.0HWL-937.0POND #NWL-931.0HWL-934.0POND #NWL-932.5HWL-935.020' BLUFF IMPACT ZONE20' BLUFF IMPACT ZONEShoreland - DNR Tier 1Shoreland - DNR Tier 2Shoreland - DNR Tier 3Shoreland - DNR Tier 4150' SBL225' SBL (1.5x)150' SBL225' SBL (1.5x)73.0073.0065.5065.2065.2065.2065.2065.2065.2065.2072.5072.5065.2065.2065.2065.2065.2065 58.7265.2565.2065.2065.20 65.20 65.20 65.20656565656565 6565656565656565654950 55596045OPEN SPACE PROVIDED = +/- 32.46 AC (green ha
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FILE NO.CITY PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT IAM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA._________________________________________________________Name, P.E.Date: _____________________ Lic. No. _________________EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACTLOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANYAND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES.USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OFINFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUTSATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUTSAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBYINDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY.SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATEUSER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTINGFROM ILLEGITMATE USE.DRAWING NAMEREVISIONSDATEBYNO.DRAWN BYCHECKED BYDATExx/xx/xxxxxxxxLayout-Schiltgen3120-084---LAKE ELMO,MINNESOTASCHILTGEN FARMSTEADSRRGNNE
E
NIG
EDESIEN
N
SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLA
GWSA LAND DEVELOPMENT, LLCPROJECT NAME AND NUMBERV-LDR/PUD CONCEPT 062521C1.1DEVELOPMENT DATA: (north)V-LDR/PUD55' Lots - 5765' Lots - 128Total - 185Street: 60' ROW - 32' B-BCDS - 60'/45'SETBACKSFront Yard Setback: 25'Corner Setback: 15'Side Yard Setback: 7.5'/7.5'Rear Yard Setback: 25'
PARCEL 218Shoreland - DNR Tier 1Shoreland - DNR Tier 2
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FILE NO.CITY PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT IAM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA._________________________________________________________Name, P.E.Date: _____________________ Lic. No. _________________EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACTLOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANYAND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES.USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OFINFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUTSATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUTSAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBYINDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY.SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATEUSER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTINGFROM ILLEGITMATE USE.DRAWING NAMEREVISIONSDATEBYNO.DRAWN BYCHECKED BYDATExx/xx/xxxxxxxxLayout-Schiltgen3120-084---LAKE ELMO,MINNESOTASCHILTGEN FARMSTEADSRRGNNE
E
NIG
EDESIEN
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SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLA
GWSA LAND DEVELOPMENT, LLCPROJECT NAME AND NUMBERV-LDR/PUD CONCEPT SOUTH 062521C1.2DEVELOPMENT DATA: (south)V-LDR/PUDRowhomes - 54Townhomes - 88Total - 142 UnitsStreet: 60' ROW - 32' B-B24' B-B Private StreetsSETBACKSFysb: 25' from curb (Public St)16' from curb (Prv Drv)20 feet between units
PAGE 1 of 4
MEMORANDUM
Date: August 5, 2021
To: Ken Roberts, Planning Director Re: Schiltgen Property
Cc: Chad Isakson, Assistant City Engineer Concept Plan Review ‐Gonyea
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Schiltgen Farmstead Concept Plans received on July 2, 2021.
The submittal consisted of the following documentation:
Schiltgen Farmstead PUD Concept Plans, dated June 25, 2021.
Schiltgen Farmstead PUD Narrative dated June 30, 2021.
STATUS/FINDINGS: Engineering has the following comments and recommendations. All public improvements
constructed to support the development must be designed and constructed in accordance with the City
Engineering Design Standards Manual dated April, 2019.
TRANSPORTATION IMPROVEMENTS
Right‐of‐way dedication. Right‐of‐way must be preserved, and potentially dedicated, along Stillwater
Boulevard (CSAH 14) and along Lake Elmo Avenue (CSAH 17) as outlined below, and must be preserved to
allow for future intersection improvements, including a potential roundabout. Right‐of‐way dedication
requirements should be reviewed and approved by Washington County and the City of Lake Elmo prior to
receipt of a preliminary plat application.
180 feet is required along the full length of Stillwater Boulevard (CSAH 14) with additional right‐of‐
way at the intersection to accommodate a future roundabout, approximately 90 feet from the
centerline of the roundabout outer drive lane.
75 feet from centerline is required along the full length of Lake Elmo Avenue (CSAH 17), however the
dedication must consider the potential realignment of Lake Elmo Avenue along this roadway corridor
as it approaches the future roundabout.
Right‐of‐way dedications must also incorporate the trail corridors as they pass through the future
roundabout intersection.
Additional right‐of‐way is needed along the south leg of Lake Elmo Avenue (future street extension)
south of Stillwater Boulevard (CSAH 14) to accommodate 4 drive lanes, various turning movements,
and roadway approaches to the roundabout. The proposed storm water pond will likely need to be
relocated in this area.
Access Management. Access for development north of Stillwater Boulevard (CSAH 14) is consistent with
County and City requirements.
Primary access to Lake Elmo Avenue (CSAH 17) appears to be located consistent with the
requirements of Washington County and aligns with the access for the Lake Elmo Elementary School.
Secondary access is completed through two residential street connections to Legacy at North Star.
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. 651.300.4283
PAGE 2 of 4
Access Management for development south of Stillwater Boulevard (CSAH 14) will require revisions to
Klondike Avenue and the intersection with Stillwater Boulevard (CSAH 14). This connection will require
improvements to Klondike Avenue to meet current City standards together with Stillwater Boulevard
(CSAH 14) turn lanes and intersection improvements as recommend by Washington County.
Connection to Upper 33rd Street North should be phased to occur after development build‐out to avoid
construction traffic into the Downtown area.
A future street construction is shown on the concept plan that will eventually create a third access for the
development south of Stillwater Boulevard (CSHA 14). This connection cannot be made until the future
roundabout intersection at CSAH 14 and CSAH 17 is constructed. This intersection project is not planned
in either the City or County 5‐year CIP. The City should consider the future costs for this roundabout
intersection connection and reconfiguration for the Gorman restaurant, since this improvement and
connection is unlikely to be made during the development.
Intersection Improvements. The applicant will be responsible to construct all intersection and turn lane
improvements at all development access locations, meeting design standards approved by Washington
County.
RESIDENTIAL STREETS
All public streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way
width, street width and cul‐de‐sac radii(s).
The concept plan shows public street widths of 32‐feet located within 60‐foot right‐of‐way. The city
standards require a minimum 66‐foot right‐of‐way to accommodate 32‐foot‐wide streets along with
the required boulevard tree and sidewalk layout.
Parkway or divided roadways must be a minimum of 19 feet wide from face of curb to face of curb.
Right‐of‐way along divided roadways must provide a minimum 16‐foot boulevard along both sides.
It appears private streets are proposed for the stub streets serving the multi‐family lots located south
of Stillwater Boulevard (CSHA 14). The concept plan shows private street widths of 24‐feet with either
no turnaround area (cul‐de‐sac) or turnaround movements occurring within parking areas.
At 24‐feet wide, the city standards do not allow on‐street parking. Dedicated parking stalls are shown
throughout the multi‐family housing area, but it is unclear if sufficient parking has been provided, or if
parking is being provided close enough to many of the multi‐family lots. It is recommended that
additional on‐street parking be incorporated into the multi‐family areas, either through dedicated off‐
street parking, or through wider streets using 28‐feet to accommodate on‐street parking on one‐side,
or 32‐feet to accommodate parking on both sides. Bump‐out parking bays along the street is also a
viable option to increase the on‐street parking in strategic areas.
If private streets are allowed as part of the multi‐family areas, prior to receipt of a preliminary plat
application, the private street design details should be presented to and approved by city staff,
including off‐street parking requirements, minimum allowable street widths, hydrant locations, and
snow storage locations.
The proposed internal street network north of Stillwater Boulevard is well interconnected creating
multiple access routes into and out of the development.
South of Stillwater Boulevard, the proposed street network shows a connection to Klondike Avenue and a
connection to Upper 33rd Street North. Additional right‐of‐way dedication may be required along
Klondike Avenue and the roadway will need to be improved to city standards, including improvements to
the intersection with Stillwater Boulevard (CSAH 14).
The concept plan shows a future public street to be extended from the multi‐family housing to the
intersection of Stillwater Boulevard (CSAH 14) and Lake Elmo Avenue. This extension would presumably
be constructed when the intersection improvements are completed by Washington County. Plan review
details will be necessary as part of any preliminary plat to ensure adequate right‐of‐way is dedicated for
this future project. Cost participation/funding for this street improvement is unknown.
All street intersections must be at 90 degrees and maintain 50 feet of tangent with maximum slopes of
2.5%. Residential maximum longitudinal grade is 6% with sidewalks.
PAGE 3 of 4
For both public and private streets, surmountable concrete curb and gutter shall be installed in single
family residential areas with future driveways and B618 curb installed along entrance roadways and
roadway stretches with no lots.
Six (6) foot sidewalks must be provided along all residential streets and as may be required for
connectivity. Additional sidewalk extensions should be required along Klondike Avenue, from Stillwater
Boulevard (CSAH 14) to the development entry point, and additional sidewalk or trail should be shown
along the future street extension to the intersection of Stillwater Boulevard (CSAH 14) and Lake Elmo
Avenue (Lake Elmo Elementary School) with the pedestrian connection constructed as part of the
development.
As part of any preliminary plat application, a bituminous trail should be required along Lake Elmo Avenue,
connecting to the bituminous trail constructed along Lake Elmo Avenue by the Legacy at North Star
development, and extend south to the Stillwater Boulevard (CSAH 14) intersection. A bituminous trail
should also extend from the proposed amenity area, south to Stillwater Boulevard (CSAH 14) for future
trail connectivity.
Pedestrian connectivity to the Village Area Downtown will be a critical component of any development
south of Stillwater Boulevard (CSAH 14). As the development moves forward, the city should work
diligently to identify pedestrian connectivity routes to the Old Village and connections to the identify
routes should be required by the development.
Ten (10) foot utility easements are required on either side of all right‐of‐way and the corridors reserved
for the installation of small/dry utilities.
STORMWATER MANAGEMENT
The subdivision is subject to a storm water management plan meeting State, Watershed and City rules.
The site is located within the Valley Branch Watershed District. Storm water facilities proposed as part of
the development to meet State and watershed permitting requirements must be constructed in
accordance with the City Engineering Design Standards Manual.
The concept plan shows seven (7) stormwater ponds located throughout the subdivision with two (2)
additional infiltration basins located along the UP Railroad. All storm water facilities (ponds and
infiltration basins) must be placed in Outlots and it appears most of them are have been on the concept
plan. The Stormwater Facility Outlots must fully incorporate the 100‐year HWL, 10‐foot maintenance
bench and all maintenance roads. Maintenance access roads meeting city standards must be provided for
all storm water facilities and structures.
As part of the city’s Capital Improvement Plan (CIP), the city has identified the need for a Regional Pond to
be located at the intersection of Stillwater Boulevard and Lake Elmo Avenue. It is unclear from the
concept plan whether or not the storm water ponding has taken the regional basin requirements into
account. The Regional Pond is planned as a “wet pond” with a 3‐acre permanent pool with requirements
to significantly reduce the discharge rates for the 2‐year, 10‐year and 100‐year storm events. The required
ponding is intended to provide additional discharge rate reduction that significantly exceed the reductions
necessary by the development to meet VBWD and State permitting requirements. The capacity and area
dedicated for the required regional pond will need to be incorporated into the development plans as part
of any preliminary plan application. The developer should be required to work with the city to ensure that
any preliminary plan application meets the city’s CIP requirements.
Stormwater management considerations must also ensure that storm water basins are not landlocked by
homes and roads. Overland emergency overflow elevations are required and must be utilized for all
stormwater ponding while maintaining 2‐foot minimum separation between structure low floor
elevations and the overland EOF. A system of interconnecting drainage ways must be incorporated into
the design. The city no longer allows redundant storm sewer pipe systems to replace overland EOFs. It will
also be extremely important for the preliminary plan application to include an existing condition survey of
existing downtown area structures to verify the 2‐foot separation.
Storm water ponding adjacent to roadway corridors may not encroach the right‐of‐way or small utility
easement corridors along either side of all right‐of‐way. Right‐of‐way boulevards must all maintain the
city standard 4% grade.
PAGE 4 of 4
The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet.
Drain tile is required as part of the City standard street section at all localized low points in the street.
Drain tile considerations may impact the storm sewer design and depth requirements at low points.
Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width.
MUNICIPAL WATER SUPPLY
Municipal water supply is available in several locations, immediately adjacent to the proposed
development. The applicant is responsible to extend the municipal water supply into the development
site at developer’s sole cost. Watermain distribution lines and connections will be required wherever
reasonably possible to create a looped network.
On the south end of the development, only 6‐inch watermain exists at the west end of Stillwater
Boulevard (CSAH 14) and at the west end of Upper 33rd Street North. These mains may be limited in their
capacity to meet fire flow demands until multiple connections are made or future water system
improvements are completed. The Upper 33rd Street watermain is planned for upgrade as part of the Old
Village Phase 5 and 6 Improvements scheduled for completion in 2022.
On the north end of the development, connection to the existing 8‐inch watermain in the Legacy at North
Star subdivision will be required in two locations.
A watermain stub will be required to extend to the western boundary of the development for future
extension along Stillwater Boulevard (CSAH 14).
Watermain oversizing may be required along Stillwater Boulevard (CSAH 14) as part of the city’s trunk
watermain line between the Village Area and Jamaca Avenue. Watermain oversizing will be reviewed in
more detail with preliminary plans. Oversizing cost reimbursement is addressed as part of the
development agreements for each phase.
MUNICIPAL SANITARY SEWER
Municipal sanitary sewer system is not yet readily available to serve this site. Construction work for the
Old Village Phase 5 and 6 Street and Utility Improvements remains in progress. The project is experiencing
construction delays. Once construction is completed, it is the intention for this project to install a 15‐inch
trunk sanitary sewer main to the south side of the UP Railroad, at the intersection of Klondike Avenue and
33rd Street North. Completion of this work is not anticipated until the Fall of 2022. This sewer stub
represents the connection point that will serve the entire development, both north and south of
Stillwater Boulevard (CSAH 14).
The applicant is responsible to extend sanitary sewer north across the UP Railroad into and throughout
the development at developer’s cost. A 15‐inch trunk sanitary sewer must be extended north across the
UP Railroad to Stillwater Boulevard (CSAH 14) with a 15‐inch stub installed to the western boundary of the
development for future extension along Stillwater Boulevard (CSAH 14). The remaining parts of the
subdivision can be served with the extension of 8‐inch gravity sanitary sewer.
Sanitary sewer oversizing is typically reimbursed to the developer for the added pipe diameter over a
minimum 8‐inch sewer pipe. Per standard policy, no reimbursement is made for added pipe depths.
Oversizing cost reimbursement is addressed as part of the development agreements for each phase.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ken Roberts, Planning Director
From: Dustin Kalis, Fire Chief
Date: 7/14/2021
Re: Concept Plan Review – Schiltgen Farm / GWSA Land Development, LLC
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a concept plan review of the Schiltgen Farm / GWSA Land
Development, LLC based on the Lake Elmo Planning Department packet dated 7/7/21 with the following
comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses. Provide layout showing Lake Elmo Fire Department apparatus turning radius overlay
on drive lanes for the multifamily development area south of Stillwater Boulevard.
2) Automatic residential fire sprinkler systems shall be installed in the townhouses and rowhouses in the
development area south of Stillwater Boulevard. Automatic residential fire sprinkler systems shall be
designed and installed in accordance with IRC section P2904 or NFPA 13D.
3) Two separate and approved fire apparatus access roads shall be provided for both the single family
home and multifamily home development areas.
4) On-street parking shall be provided in approved locations following review by Engineering and Public
Works.
5) Parking shall be prohibited on both sides of the private drive lanes.
6) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
7) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
8) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
Minnesota State Statutes