HomeMy WebLinkAbout#12 - Amira Final Plat and PUDSTAFF REPORT
CITY COUNCIL
DATE: 6/6/2023
TO: Lake Elmo City Council
FROM: Nathan Fuerst, Consulting Planner
Jenni Faulkner, Consulting Planner
AGENDA ITEM: Final Plat/Planned Unit Development – Amira (United Properties)
BACKGROUND:
On November 11, 2022 the City Council conditionally approved a series of requests by United
Properties to rezone and reguide the unaddressed property northeast of the intersection of Hudson
and Eagle Point Boulevards. Those City approvals allowed for the senior housing project proposed
for the property to be expanded from 103 to 146 units. Those approvals consisted of the following:
1. A Comprehensive Plan Amendment from MU-BP (mixed use – business park) to High
Density Residential (HDR).
2. A Zoning Map Amendment (rezoning) from
MU-BP (mixed use – business park) to High
Density Residential.
3. Amended Preliminary Plat and Planned Unit
Development for revised site plans.
Since their last approval, the Applicant’s team has
worked with City Staff to satisfy the conditions of
preliminary plat approval. They have since revised
plans according to the approvals granted in
November and are seeking the Final approvals
required to entitle their development.
Upon receipt of the Final Plat and PUD request from
the applicant, the City routed plans to the MnDNR
area hydrologist who provided a comment that a
variance is required for flexibility from shoreland
standards. The Applicant has complied and requested
a variance to two shoreland standards, building height and impervious surface. That request was
reviewed by the City’s Planning Commission on April 10, 2023, and recommended to the City
Council for approval.
The City does not require final plat or PUD requests to be reviewed by the Planning Commission. As
such, City staff have reviewed this application for conformance with the City’s previous conditions
and approvals, and for conformance with existing City Standards.
City Council Meeting
June 6, 2023 Page 2
ISSUE BEFORE THE CITY COUNCIL:
The City Council is asked to review and make a determination on the Final Plat, Final Planned
Unit Development (PUD), and Shoreland Variance request by United Properties.
GENERAL INFORMATION:
Applicant: United Properties (Jennifer Mason), Minneapolis Minnesota
Property Owner: United Land, LLC (United Properties)
Location: Outlot C, Eagle Point Business Park Second Addition
PID#: 3302921440009
Request(s): Final Plat/Planned Unit Development (PUD)/Shoreland Variance
Site Area: 11.7 gross acres
Land Use Map: High Density Residential (HDR)
Current Zoning: High Density Residential (HDR), Shoreland Overlay
Proposed Zoning: HDR/PUD
Surrounding: BP – Business Park (PUD)
History: The parcel is undeveloped and formerly rural, now zoned HDR.
Deadline: Application Complete – 3/28/23
60 Day Deadline – 5/22/2023
Extension Letter – Sent 4/28/23
120 Day Deadline – 7/21/23
Regulations: Article 12 – Urban Residential Districts
Article 18 – Planned Unit Development Regulations
Article 19 – Shoreland Management Overlay District
Title 103 – Subdivision Regulations
City of Lake Elmo Design Standards
PROPOSAL DETAILS/ANALYSIS:
Plat Summary:
Gross Site Area 11.7 acres
Wetland Area 1.36 acres
Units 146
Net Density 14.11 units/acre
The calculation of net density in this case nets out the existing wetlands which will be conserved
through a drainage and utility easement proposed on the property. This interpretation is
consistent with Metropolitan Council policy.
City Council Meeting
June 6, 2023 Page 3
Final Plat and PUD Conformance
The development is being proposed as a PUD because the developer proposes deviation from the
zoning standards for such units. The developer also proposes to deviate from certain standards in
the City’s Engineering Design Standards Manual regulating public improvements in Lake Elmo.
A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 18,
Planned Unit Development Regulations, zoning flexibility can be granted in order to better
utilize site features and to obtain a higher quality of development.
PUD Deviations.
When evaluating a PUD proposal, the Planning Commission and City Council must find a PUD
meets one or more objectives contained in Article 18 and meet the minimum requirements for a
PUD.
Cells in the ‘As Proposed’ column shaded in blue indicate a deviation from City Code.
Standards (105.12.720) HDR Requirement:
(Multifamily Dwelling)
As Proposed
Minimum Lot Area 6 Acres 11.7 Acres
Minimum Lot Width 50 feet 638 feet (Eagle Pt. Blvd.)
Max Impervious Cover 30% (shoreland area) 34%
Front Yard Setback 20 feet 50 feet
Interior Yard Setback 15 feet 100 feet (estimated)
Rear Yard Setback 20 feet 100 feet (estimated)
Maximum Height 35 feet (shoreland area) Average height from grade at
56’
Parking Location Not to be located in the front
yard or between the front
façade and public street
Surface parking proposed to be
located along Eagle Pt. Blvd.
Parking Stalls 183 stalls (senior housing) 234 stalls
Open Space Minimum 50% Over half of the development’s
total area, 6.5 acres of 11.68 total
acres, are to be preserved as open
space.
Shoreland Variances
The Amira project is located within the City’s Shoreland Management Overlay District.
Specifically, about half of this property is within 300 feet of an unnamed tributary which flows
from Armstrong Lake in Oakdale and Wilmes Lake in Woodbury. Areas surrounding tributaries
are subject to shoreland requirements similar to properties abutting or near other public waters.
City staff communicated the expected PUD deviations to the MNDNR, and received a comment
that the DNR recommends shoreland variances instead of simply relying on PUD Deviations. The
DNR does not recognize PUD’s as appropriate tools for Cities to grant flexibility towards what
City Council Meeting
June 6, 2023 Page 4
are statutorily derived DNR Rules (Shoreland Ordinances). Instead, Cities must use the variance
process to allow for flexibility as that is the only process recognized by State Statue to do so.
Variances Requested City Standard Request
Impervious Surface (Lot Coverage) 30 % 34% (variance of 4%)
Max Structure Height 35 feet 56 feet (variance of 21 feet)
It is noted by staff that this property is unique topographically, and thus any sort of development
on it would face similar challenges to meeting the City’s established shoreland requirements. The
site is bound on both sides, east and west, by wetland and shoreland areas. The development being
proposed on this site allows the Developer to maximize compliance with City Code and
preservation of the unique natural features on this property.
Staff find that the requested variances are consistent with both Lake Elmo City Code and
Minnesota State Statute and that required findings can be made to support approval. Staff’s
proposed findings supporting approval are listed at the end of this report and in the proposed
Resolution.
The Planning Commission held a duly noticed public hearing and reviewed the shoreland variance
requests at its regular meeting on April 10, 2023. The Commission voted to recommend the
variance requests to council for approval.
Environmental Review. This project does not exceed the statutory threshold for formal
environmental review through the Environmental Assessment Worksheet process.
Architecture and Site Design. During the preliminary plat and PUD review, staff found this
use to be consistent with applicable City design standards. The Developer has not changed the
proposal and has submitted architectural plans which further demonstrate compliance with
expectations in the City’s approval. City Code Section 105.12.840 requires design review against
standards in the Lake Elmo Design Standards Manual. Staff reviewed the plans and have
determined that the use is consistent with the City’s expectations based on the following:
Site Design
• Building placement balances the need to preserve sensitive natural areas on site with
orientation towards the public right of way.
• Sidewalks and public right-of-way dedication will be provided to facilitate circulation
around the property and on-site amenities are provided to tie this development in with the
pedestrian network.
• Parking areas are landscaped and focused away from street frontages to the maximum
extent possible.
Building Design
• Facades and building entrances are well articulated to break up the building’s surfaces
from view of all surrounding properties.
• A variety of quality building materials and complimentary colors are used to help create
visual interest, and tie in the building with developments in the immediate area.
City Council Meeting
June 6, 2023 Page 5
• Building shape helps to break up the overall mass of the building as viewed from right of
way or surrounding properties. Design of the building is compatible with those
surrounding.
Parking and Driveways. The PUD Ordinance will provide one deviation for the location of some
surface parking area along Eagle Pt. Drive. This was reviewed and approved at the time of
Preliminary Plat. Parking, drives, and circulation areas are consistent with both prior approvals
and City Code requirements. This development is providing more parking than is required for the
land use.
Parks. §103.00.150 Park Land Dedication Requirements. The City Code allows the City to
require cash in lieu of land for this zoning district. During its preliminary approvals, the City
determined it would require a cash fee instead of land dedication. As such, the dedication
requirement for this property is calculated by staff as follows.
Per ordinance, the applicant is paying 10% of the market value of the property.
Signs. The development plans indicate that two ground mounted signs will be installed on this site.
As indicated to staff, one sign advertising the building name and logo will be roughly 20.5 square
feet in sign area and less than 6.5 feet tall. The other sign proposed will be a directional sign which
is smaller and intended to help facilitate vehicle circulation on site. Both signs appear to meet City
sign requirements established in Code Section 150.12.430.
When sign plans have been finalized, the Developer should submit a sign permit to the City for a
final review and approval.
Landscaping and Tree Preservation. The City’s Consultant Landscape Architect provided a
review memo dated February 24, 2023, which noted several minor deficiencies in the Developer’s
submittal relating to information provided on tree preservation and landscaping proposed.
Revisions to the plan needed to address the City’s Landscape Architect’s comments, which are
summarized below:
• Add 16 trees.
• Revise tree mitigation and landscape summary tables.
• Add elevation/graphic to illustrate screening requirements are met for the area noted.
Revised comments are expected from the City’s Landscape Architect at the date of this item’s
review at City Council on June 6, 2023. Staff will be recommending that any final required
revisions occur as a condition of approval.
Fire Chief Comments. The City’s Fire Chief provided a comment memo dated February 7, 2023
which details several requirements for plans to meet City standards for state fire code and local
policy.
Engineering Review. This project has been reviewed by the City Engineer for conformance with
the City’s Engineering Design Standards Manual. Detailed comments relating to the review are
City Council Meeting
June 6, 2023 Page 6
included in the two Engineer’s memos dated May 9, 2023. One memo was provided for Final Plat
approval, and a second memo was provided to assist with completion of the Final Construction
plans. Ultimately, the City Engineer is recommending that plans be revised to address all City
comments. Key comments are summarized below:
• The Final Plat should not be recorded, and no construction shall begin until the City
Engineer approves the Final Construction Plans.
• All required easements and right of way must be dedicated to the City.
• Stormwater facilities and other infrastructure on the site will be privately owned and
maintained.
• Final Plat approval is contingent upon required improvements taking place on Hudson
Boulevard.
Watershed Review. This property is located within the area regulated by the South Washington
Watershed District. A permit was received by this developer for the project under the name
Applewood Pointe, that permit is still valid for this project. The Developer will be required to
follow their Stormwater Pollution Prevention Plan (SWPPP) throughout the construction process.
Minnesota DNR Review. The MNDNR Area Hydrologist was provided with this plan for review
given the location of this property within the Shoreland Overlay Management District. As of the
date of this staff report no comments specific to the proposal have been received.
Public Comments. As of the writing of this report, Staff have not received any public comments
on the present requests.
PRELIMINARY PLAT/PUD CONDITIONS OF APPROVAL
1. That the applicant shall submit revised preliminary plat and project plans meeting all
conditions of approval for City review and approval. The revised applicant/developer project
plans shall meet all of the following conditions before the City will accept a final plat or Final
PUD application for the development and before the start of any clearing or grading activity
on the site. Application is complete, grading may not begin until conditions in the Final Plat
and Development Agreement are satisfied.
2. The revised preliminary plat and project plans shall address the comments from the City
Engineer’s memo (9/27/22), Landscape Architect’s memo (10/5/22) and Fire Department
memo (9/23/22). A point by point memo of how and where the comments have been addressed
must accompany the revised preliminary plat and project plans. Previous review comments
have been satisfied or will be required as conditions of final plat approval.
3. For any privately owned and maintained storm water facilities, the applicant will be required
to execute and record a Stormwater Maintenance and Easement Agreement in the City’s
standard form of agreement. This will be required pursuant to the Development Agreement.
4. An Emergency Access Easement Agreement is required for secondary emergency access from
an existing privately owned commercial driveway. The easement agreement must be revised
to the satisfaction of the City Attorney, Fire Chief and Public Works Director to ensure that
the emergency access driveway meets the city requirements. Condition satisfied.
City Council Meeting
June 6, 2023 Page 7
5. Written landowner permission must be submitted as part of the final plat applications for any
off‐site grading work to construct the Project. The proposed off‐site easements must be shown
on the preliminary site plans, grading plans, and utility plans. Condition satisfied.
6. Sanitary sewer service is available to the site. The applicant will be responsible to connect to
the city sanitary sewer system and extend sanitary sewer into the property at applicant’s sole
cost. Condition satisfied.
7. The preliminary plans depict 146 REC units for a site that was originally planned for 15 REC
units. Before recording the final plat, the applicant will be required to pay $100,000 to the
City’s Sewer Enterprise Fund to contribute toward the accelerated and increased lift station
upgrades. This condition will be satisfied prior to recording of the final plat.
8. The applicant will be responsible to extend municipal water into the development at its sole
cost and will be required to construct a looped watermain network internal to the site with, at
least, a second City watermain connection point. Condition satisfied.
9. Prior to submittal of an application for final plat, the applicant must submit domestic and fire
suppression demands for the proposed 146‐Unit facility. Domestic demands must be based on
Met Council SAC Determination usage methodology and equate to sanitary sewer flow
determinations. Fire suppression demands must include a total fire flow demand using AWWA
and ISO methodology and must provide the demand on the municipal water supply system in
gallons per minute (GPM) for a duration of 2 hours. Condition satisfied.
10. The proposed development is subject to a storm water management plan meeting State, South
Washington Watershed District (SWWD) and City rules. A permit will be required from both
the Minnesota Pollution Control Agency and SWWD. Condition satisfied.
11. Storm water facilities proposed as part of the site plan to meet State and SWWD permitting
requirements must also be constructed in accordance with the City Engineering Design
Standards Manual. Condition satisfied.
12. Site grading must be consistent with the City Engineering Design Standards, and in accordance
with Plans and Specifications approved by the City Engineer. Condition satisfied.
13. That the future final plat and final PUD plans would be for the parcel with the PID
#33.029.21.44.0009. Condition satisfied.
14. That the future final plat and final PUD Plans submittal identify all requests for flexibility from
the Zoning Code. Condition satisfied.
15. That the applicant/developer provide the City land or a fee in lieu of park land dedication as
required by Section 103.00.150 with the final plat. Condition satisfied prior to recording the
final plat.
16. That the final plat and final PUD Plans submittal include detailed architectural plans for the
building. Condition satisfied.
City Council Meeting
June 6, 2023 Page 8
17. That the applicant/developer installs all the required improvements in and adjacent to Hudson
Boulevard. Condition satisfied.
18. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in these
conditions. Condition satisfied.
9. That the PUD overlay zoning allow for the following:
Amira of Lake Elmo – Planned Unit Development
Parking is allowed between the front façade and the
public street (Eagle Point Boulevard) as depicted on the
approved Preliminary PUD Plan.
Maximum building height shall be 52 feet.
Maximum unit count in the PUD is 146 units.
19. That the Applicant(s) or developer shall submit a photometric plan for the development for
staff review and approval. All lighting must meet the requirements of the City Code. Condition
satisfied.
20. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City.
Such an Agreement must be approved by the City Attorney and by the City Council. The
Agreement shall delineate who is responsible for the design, construction and payment for the
required improvements with financial guarantees therefore. Condition satisfied.
21. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat of PUD approval. The City Engineer shall
review any grading plan that is submitted in advance of a final plat or final PUD, and said plan
shall document extent of any proposed grading on the site. Condition satisfied.
22. That the City does not allow any parking and construction staging, including the loading and
unloading of materials and equipment at any time on Hudson Boulevard or on Eagle Point
Boulevard during the construction of the site improvements and building. Condition satisfied.
RECOMMENDED FINDINGS:
Recommended Findings for Shoreland Variances. An applicant must establish and
demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section
105.12.320 set forth by the MN Stat. 462.357 subd.6 before the City may grant an exception or
modification to city code requirements. These criteria are listed below, along with comments from
Staff about the applicability of these criteria to the applicant’s request.
1) Practical Difficulties. A variance to the provision of this chapter may be granted by the
Board of Adjustment upon the application by the owner of the affected property where the
strict enforcement of this chapter would cause practical difficulties because of
circumstances unique to the individual property under consideration and then only when it
is demonstrated that such actions will be in keeping with the spirit and intent of this chapter.
City Council Meeting
June 6, 2023 Page 9
Definition of practical difficulties - “Practical difficulties” as used in connection with the
granting of a variance, means that the property owner proposes to use the property in a
reasonable manner not permitted by an official control.
FINDINGS: The strict interpretation of the City’s standards would preclude a use which
has been approved by the City for this property, at a density consistent with the City’s
adopted plans and standards. Practical difficulties arise from strict application of lot
coverage and height standards due to circumstances unique to this lot and proposal. The
multifamily residential use proposed on this property is a more efficient use of the
property than other permitted uses which would require more land area.
2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the
property not created by the landowner.
FINDINGS: The property is bound on two sides by sensitive natural areas which are
proposed to be protected. The preservation of the wetland area on the west side of the
property requires the building to be located within the area of the property that is
considered to be Shoreland. These are unique circumstances to this property and the
proposed variances would not circumvent the intent of either zoning bulk or shoreland
standards
3) Character of Locality. The proposed variance will not alter the essential character of the
locality in which the property in question is located.
FINDINGS: If granted, the variances will not alter the character of the surrounding
area. Site design proposed on this property is consistent with surrounding properties and
the City’s adopted design standards. Any impacts created by building height will be
mitigated through distance to other properties and landscaping installed with the
development. Stormwater impacts are proposed to be managed through stormwater
facilities proposed in the developable area of this site.
4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate
supply of light and air to properties adjacent to the property in question or substantially
increase the congestion of the public streets or substantially diminish or impair property
values within the neighborhood.
FINDINGS: If granted, the variances would not create environmental impacts such as
traffic or noise beyond those created on surrounding properties or permitted by right in
the area. The proposed location of the building and parking areas, in the center of the
property, help to screen or mitigate any noticeable impacts to neighboring properties.
Recommended Findings for Final Plat/ PUD. Staff recommends approval of the Final Plat
and Final Planned Unit Development (PUD) for PID 3302921440009 based on the following
findings:
City Council Meeting
June 6, 2023 Page 10
1. That all the requirements of City Code Section 103.00.100 related to the Final Plans and
Final Plat have been met by the Applicant.
2. That the Amira Lake Elmo Final Plat and PUD Plan consists of one lot for multifamily
residential use.
3. That the Amira Lake Elmo Final Plat and PUD is generally consistent with the
Preliminary Plat and PUD Plans as approved by the City of Lake Elmo on November 1,
2022.
4. That the Amira Lake Elmo Final Plat and PUD Plan are consistent with the intent of the
2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area.
5. That the Amira Lake Elmo Final Plat and PUD Plan complies with the general intent of
the High-Density Residential (HDR) zoning district with PUD modifications.
6. That the Amira Lake Elmo Final Plat and PUD Plan generally comply with the Lake
Elmo Design Guidelines and Standards Manual.
7. That the Amira Lake Elmo Final Plat and PUD generally comply with the City’s
Subdivision regulations.
8. That the Amira Lake Elmo Final Plat and PUD generally comply with the City’s Zoning
Code (including Shoreland Zoning) with the exceptions provided for in the PUD and
associated Variance request.
9. That the Amira Lake Elmo Final Plat and PUD Plan is generally consistent with the
City’s engineering standards with the exceptions noted by the City Engineer in his review
comments to the City dated May 9, 2023, and as otherwise identified in future reviews.
Recommended Conditions of Approval. Staff recommends approval of the Shoreland Variance
and Final Plat and Final Planned Unit Development (PUD) for PID 3302921440009 with the
following conditions:
1. Prior to the City signing or approving recording of the Final Plat or Development
Agreement, the Applicant shall fully address all comments in the following review
memos to the satisfaction of the requisite author:
a. City Engineer’s memos dated May 9, 2023.
b. City Landscape Architect’s memo dated February 24, 2023, or any subsequently
revised comment memo.
c. City Fire Chief’s memo dated March 1, 2023.
2. That prior to the City permitting the recording of the Final Plat and Development
Agreement, the applicant shall demonstrate that the plans reflect compliance with South
Washington Watershed District (SWWD) review requirements and provide the City
evidence that all conditions attached to a SWWD permit will be met before the starting any
grading activity on the site.
3. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and
Valley Branch Watershed District approval before starting any grading or construction
activities.
City Council Meeting
June 6, 2023 Page 11
4. The Applicant shall first receive a DNR Public Waters Work Permit prior to any work
below the ordinary high water level (OHWL), defined as top of the bank of the stream.
5. The Applicant shall not intensify the lot coverage on site or building height without
amending the site plan, and if required by the City, amending the variance to these
standards.
6. No deviations are provided for signage. If signage is desired, the Applicant must apply
for a sign permit with the City, and will provide a complete sign plan detailing all signage
proposed.
7. The applicant/developer is responsible, at their own expense, for installing all required
right of way improvements. Any improvements in Stillwater Boulevard shall be
consistent with Washington County standards.
8. A storm water maintenance and easement agreement in a form acceptable to the City
shall be executed and recorded with the final plat.
9. The applicant/developer shall provide the City a fee in lieu of park land dedication as
required by Section 103.00.150 to be paid prior to recording of the final plat.
10. A landscape and irrigation license agreement in a form acceptable to the City shall be
executed and recorded with the final plat.
11. Existing drainage and utility easements shall be vacated prior to recording final plat.
12. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before the execution of the final plat by City Officials.
13. Finalization, adoption, and publication of an overlay PUD district ordinance shall occur
before the recording of the final plat.
14. If necessary, the applicant shall provide the City with a copy of written permission for
any off-site grading work and storm sewer discharges to adjacent properties before
starting any site work, grading and as part of any final plat or final PUD application.
15. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the
City. Such an Agreement must be approved by the City Attorney and by the City
Council. The Agreement shall delineate who is responsible for the design, construction
and payment for the required improvements with financial guarantees, therefore.
FISCAL IMPACT: Prior to recording the Final Plat, the Applicant will pay the City fees for
Utility Area and Impact Charges and Parkland Dedication. Building Permit fees will be collected
at the time of permit issuance. The City is not providing financial assistance as part of this project.
OPTIONS:
The City Council may:
• Approve the requests.
• Approve the requests with conditions.
• Deny the requests, citing findings of fact.
RECOMMENDATION:
Should the City Council agree with staff’s recommendations and findings, it should conditionally
approve the proposed Final Plat, Final PUD, and Shoreland Variance for the subject property
City Council Meeting
June 6, 2023 Page 12
with the recommended findings and conditions of approval listed in the staff report. The
following approvals will be required:
“Motion to adopt Resolution 2023-055 approving the final plat, PUD, and shoreland variance
requested by United Properties for the subject property based on the findings of fact and
recommended conditions of approval listed in the staff report.”
[AND]
“Motion to adopt Ordinance 2023-12 adopting the PUD standards requested by United
Properties for the Amira project on the subject property.”
[AND]
“Motion to adopt Resolution 2023-056 authorizing summary publication of Ordinance 2023-
12.”
ATTACHMENTS:
1. Application Narrative
2. Final Plat and PUD Plans
3. Fire Chief Memo
4. City Engineer Memos
5. Landscape Architect Memo
6. Resolution 2023-055 – Final Plat/PUD/Shoreland Variance Approval
7. Ordinance 2023-12 – PUD Ordinance
8. Resolution 2023-056 – Summary Publication of Ordinance 2023-12
September 9, 2022
Molly Just
Planning Director
City of Lake Elmo
3880 Laverne Avenue North
Suite 100
Lake Elmo, MN 55042
Dear Ms. Just,
United Properties is requesting a Comprehensive Plan Amendment for a 146-unit age-restricted
55+ year old Amira community. This will be independent living with no services- not dissimilar
to the previously contemplated Applewood. The proposed community will include numerous
interior and exterior amenities for residents to enjoy. As proposed, the building will be 4-stories
with an underground parking garage and will include electric vehicle charging stations.
I would like to provide some context on our efforts to develop the “for sale” Applewood
Community. We pursued this development for a couple of years and in fact kicked off our sales
efforts a month before the start of the covid pandemic. This was not ideal timing as we lost
much of 2020 due to the inability to hold in-person meetings. We never got back to full pre-
pandemic activity and the current trend of higher construction pricing and interest rates clearly
impacted the “for sale” housing market. Based on weak sales we decided to consider a change
to rental earlier this year which is still very much in demand.
We have found that our potential buyers have a growing interest in upscale 55+ rental
communities. We believe this is due to increased flexibility and high cost of buying vs. renting
their home. Our Amira brand communities have been very successful. We built our first
community in Roseville which we toured with the Lake Elmo Mayor and opened a second in
Bloomington this past Spring which is already 80% leased. A third community is under
construction in Minnetonka.
https://www.amiracommunities.com/communities
We just completed a market demand study for 55+ rental and it indicates unmet current
demand of 171 units at this location growing to over 200 by 2027. Our approach to changing to
an Amira is to keep as much of the previously approved Applewood design intact including the
building footprint, exterior design, interior common area and sitework. If you put the current
Amira next to the previous 103-unit Applewood, the plans look pretty much identical except for
an added pool, expanded garage parking and secondary emergency access to the south. We
have essentially kept the same footprint and downsized the average unit size to reflect the
rental vs “for sale” market. This will remain a senior community, with no intense services
associated with an assisted living community, resulting in low impact density; it will bring a
similar tax base to the city; and the same developer provided Hudson Blvd improvements. We
would also increase our contribution toward future lift station improvements based on the
increased unit density.
By proceeding with a Comprehensive Plan Amendment from BP (business park) to HDR (high
density residential) to allow for a high-density residential development on this parcel, we firmly
believe this would provide an opportunity to incorporate a low traffic generating residential
land use in this area that is in high demand. We are confident that Lake Elmo’s reputation along
with the local amenities and nearby retail options will make this a very popular location for an
Amira community.
For comparison purposes, we have shown the impacts of a 30,000± SF office building compared
to our proposed Amira project. In our research it was determined that the anticipated tax
revenue for Amira is anticipated to generate approximately 36%-49% more tax revenue than an
office building, as illustrated in Table 1 below.
In addition, the Amira community will generate less traffic than an office building, as well as
require significantly less surface parking spaces, greatly reducing the impacts of an already
challenging site in terms of stormwater management.
TABLE 1: TAX REVENUE COMPARISON
PROPERTY SQUARE
FOOTAGE
ESTIMATED
VALUE
NET TAX
AMOUNT
CURRENT SITE Vacant Land $1,322,800 $60,738
8519 EAGLE POINT BLVD 32,000
$4,090,900
$152,214
8550 HUDSON BLVD N
30,000
$5,577,400
$207,598
AMIRA LAKE ELMO 277,372 $73,000,000
$425,316
Best Regards,
J. Mason
Jennifer Mason
Development Manager
GENERATOREDGE OF WATEREDGE
OF
WATERCENTERLINE CREEKBRIDGEABUTTMENT(WATER ELEV. = 978.2 AS OF 7/11/19)DASHED PAVEMENT STRIPEAPPROXIMATELOCATIONPIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
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A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
SU
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.
0,0
NO
PARKING
NO
PARKING
SENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
D
DEEB
B
C
F
G
G
N
H
R
L
O O
P
P
P
P
P
Q
M M
M
M
M
M
M
M
MZ
Z
C
E
E
AA
BB
O
BB
I
AA
F
L
K
E
AA
AA
STEP(S), SEE
SHEET C500
A
E
E
EMAIN ENTRANCE
PROPOSED REDIROCK (OR
APPROVED EQUAL) RETAINING
WALL WITH GUARDRAIL;
SEE SHEET C500 AND C706
CENT
E
R
LI
N
E
O
F
EXIS
TI
N
G
C
R
E
E
K
EDGE OF EXISTING
WETLAND
EDGE OF EXISTING
WETLAND
SSWD 50'
WETLAND BUFFER
PROPOSED PLAZA
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED 30' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C418 FOR
HUDSON BLVD IMPROVEMENTS.
25' S
H
O
R
E
L
A
N
D I
M
P
A
C
T
ZONE
SHOR
E
L
A
N
D
B
UI
L
DI
N
G
SETB
A
C
K
SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLAND
MANAGE 2 SETBACK
EXISTING WETLAND
PROPOSED DRAINAGE
& UTILITY EASEMENT
PROPOSED MODULAR BLOCK
RETAINING WALL W/ FENCE;
SEE SHEET C500 AND C706
PROPOSED ROW
DEDICATION
PROPOSED RETAINING WALL;
SEE SHEET C504, C505 AND C706.
EXISTING LIFT
STATION
PROPOSED 10' DRAINAGE &
UTILITY EASEMENT
SEE SHEET C403 - HUDSON BLVD &
EAGLE POINT BLVD TYPICAL SECTIONS
SEE SHEET C403 -
HUDSON BLVD &
EAGLE POINT BLVD
TYPICAL SECTIONS
PROPOSED FLAG
POLE, BY OTHERS
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
ORDI
N
A
R
Y
HI
G
H
W
A
T
E
R
LEVE
L
A
S
D
E
LI
N
E
A
T
E
D
1
1/
2
0
1
9
PROPOSED FIRE PIT (OWNER TO
CONFIRM TYP; COORD. WITH MEP PLANS)
PROPOSED MODULAR BLOCK RETAINING
WALL W/ FENCE; SEE SHEET C500 AND C706
PROPOSED 1-1.5'
RETAINING WALL; SEE
SHEET C500 AND C706
3
3
3
3
3
3
1
33
3
33
3
PROPOSED 5' DRAINAGE
& UTILITY EASEMENT
PROPOSED 10' DRAINAGE
& UTILITY EASEMENT
CONTRACTOR TO SEE SHEETS C402-C418
FOR HUDSON BLVD IMPROVEMENTS.
CONTRACTOR TO SEE SHEETS C402-C418
FOR HUDSON BLVD IMPROVEMENTS.
12+
0
0
13+0
0
14+0
0
15+0
0
16+0
0
17+0
0
18+0
0
19+0
0 20+0021+0022+0026.0'PREPARE SITE FOR GAZEBO
(SEE ARCH PLANS)
PROPOSED
COMMUNITY
GARDEN AREA
EMERGENCY FIRE
LANE ACCESS
POND
MAINTENANCE
ACCESS
INFILTRATION BASIN
26.0'26.0'26.0'26.0'26.0'G
E
3
F
O
O
P
P
P
P
J
J
O O O O
O
O
P
P
3
2
E
P
P
P
8.0'
8.0'9.0'26.0'50.0'50
.
0
'26.0
'
8
1
.
7
'26.0'6.0'18.0'9.0
'100
.0
'50.0
'
10
0
.
0
'
50.
0
'10.0'6.6'
6.5'23.5'
26.0'18.0'9.0'9.0'5.0'26.0'26.0'
1
8
.
0
'
2
6
.
0
'22
.0
'
10.0'10.0
'18.0'26.0'18.0'18.0'9.0'
18.0'14.7'9.0'18.0'24.0'3
G 6.0'3
PROPOSED 30'
DRAINAGE &
UTILITY EASEMENT
PROPOSED 30'
DRAINAGE &
UTILITY
EASEMENT
20.0
'18.0
'20.0
'
9.0'
9.0'60.0°
'
UNDERGROUND
PARKING EXTENTS
(SEE ARCH PLAN)
16.
1
'20.9'NORTHING: 175419.95
EASTING: 475566.48
NORTHING: 175178.02
EASTING: 475629.18
NORTHING: 175151.03
EASTING: 475568.49
NORTHING: 175049.79
EASTING: 475630.49
NORTHING: 175050.63
EASTING: 475568.49
NORTHING: 175348.03
EASTING: 475494.12
PROPOSED MODULAR BLOCK RETAINING
WALL W/ FENCE; SEE SHEET C500 AND C706
3
11
9
10
17
25
9
2
2
H
18.0'18.0'60.0°'5.
0
'
C
C
C
C
C
C
C
C
C
P
G
G
PROPOSED MODULAR BLOCK
RETAINING WALL W/ FENCE;
SEE SHEET C500 AND C706 S
PROPOSED MODULAR
BLOCK RETAINING WALL W/
FENCE; SEE SHEET C500
AND C706
S
T
T
T
B
B
EMERGENCY FIRE
ACCESS GATE
EMERGENCY FIRE
ACCESS GATE
TRANSFORMER
PAD - SEE MEP
GENERATOR
PAD - SEE MEP
FIRE LANE SIGNAGE
SIGN TYPE A (SEE SHEET C702)
SIGN TYPE C (SEE SHEET C702)
SIGN TYPE D (SEE SHEET C702)
1
2
3
FIRE LANE SIGNAGE SHALL COMPY WITH INTERNATIONAL
FIRE CODE. SIGNAGE SHALL HAVE RED LETTERS ON
WHITE REFLECTIVE BACKGROUND.
DATE:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE STATE OF
MINNESOTA.
MN
LIC. NO.
JARED F. JONES, PE
05/05/2023 46610
PROPOSED CURB AND GUTTER
PROPERTY LINE
PROPOSED FENCE
SETBACK LINE
RETAINING WALL
PROPOSED CONCRETE SIDEWALK
LEGEND
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg May 04, 2023 - 5:35pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
PID# 33.029.21.44.0009
NORTHPROPOSED STANDARD DUTY ASPHALT
KEYNOTE LEGEND
PROPOSED (7'X10') PLANTER BOXES WITH 5' CLEAR SPACE
BETWEEN
MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER
B612 CURB & GUTTER (TYP.)
B624 CURB AND GUTTER
FLAT CURB
MOUNTABLE CURB
ACCESSIBLE PEDESTRIAN CURB RAMP
ACCESSIBLE PARKING SIGN
ACCESSIBLE PARKING
AREA STRIPED WITH 4" SYSL @ 45° 2' O.C.
FIRE DEPARTMENT CONNECTION; REFER TO MEP PLANS
SITE SIGNAGE - SEE ARCH PLANS
LANDSCAPE AREA - SEE LANDSCAPE PLANS
COMMERCIAL DRIVEWAY APRON
PROPOSED DECK, SEE ARCH PLANS
PROPOSED PATIO, SEE SHEET C500 AND ARCH PLANS; PATIO GRADES
SHALL NOT EXCEED 2% IN ANY DIRECTION
PROPOSED PLANTER, SEE LANDSCAPE PLANS
STOP SIGN (R1-1) PER MUTCD STANDARDS
CONCRETE VALLEY GUTTER
2' WIDE CURB CUT
NOT USED
NOT USED
PROPOSED PAVEMENT MARKING
PROPOSED TRANSFORMER; REFER TO MEP
PROPOSED GENERATOR; REFER TO MEP
PROPOSED CONDENSER; REFER TO MEP
PROPOSED PEDESTRIAN CROSS WALK
'DO NOT ENTER/ FIRE ACCESS ONLY' SIGNAGE
'RESERVED NO PARKING' SIGNAGE
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
V
W
X
Y
Z
AA
BB
CC
PROPOSED HEAVY DUTY ASPHALT
PROPOSED MILL AND OVERLAY
PROPOSED BITUMINOUS TRAIL
PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS
PROPOSED LIGHT POLE; REFER TO MEP PLANS
C400BAW
05/05/2023
JFJ
19.1001.04
SITE PLAN
PROPOSED ROCK MULCH
PROPOSED STAMPED CONCRETE
*CONTRACTOR TO FIELD VERIFY LOCATIONS
OF ALL UTILITIES WITHIN CONSTRUCTION
LIMITS FOR HUDSON BOULEVARD AND EAGLE
POINT BOULDEVARD PRIOR TO
CONSTRUCTION*
PROPOSED HEAVY DUTY CONCRETE
PROPOSED STORMWATER MANAGEMENT AREA
MAINTENANCE ACCESS PATH NOT WITHIN 100-YEAR HWL
12" CLASS V (MNDOT SPECIFICATION TABLE 3138-5)
OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
MAINTENANCE ACCESS PATH WITHIN 100-YEAR HWL
12" CLEAN CRUSHED ROCK (3
4" - 1 1
4" GRADATION) OVER TENSAR
BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
BUILDING DATA SUMMARY
AREAS
PROPOSED PROPERTY 508,702 SF (11.68 AC)
BUILDING AREA 53,900 SF (10.60% OF TOTAL
PROPERTY AREA)
PARKING
PROPOSED PARKING 234 SPACES @ 1.6 SPACE PER
DWELLING (146 DWELLINGS)
PROPOSED SURFACE PARKING 88 SPACES
PROPOSED GARAGE PARKING 146 SPACES; SEE ARCH PLANS
ADA SURFACE STALLS REQ'D / PROVIDED 4 SPACES / 4 SPACES
PROPERTY SUMMARY
AMIRA LAKE ELMO
TOTAL EXISTING PROPERTY AREA 508,702 SF (11.68 AC)
PROPOSED RIGHT OF WAY DEDICATION 2,800 SF (0.07 AC)
TOTAL PROPOSED PROPERTY AREA 505,902 SF (11.61 AC)
TOTAL OPEN SPACE AREA 283,307 SF (6.50 AC)
PUBLIC TRAILS AREA 12,252 SF (0.28 AC)
EXISTING IMPERVIOUS AREA 0 SF (0.00 AC); [0.00%]
EXISTING PERVIOUS AREA 505,902 SF (11.61 AC); [100.00%]
PROPOSED IMPERVIOUS AREA 172,236 SF (3.95 AC) [34.0%]
PROPOSED PERVIOUS AREA 333,666 SF (7.66 AC) [66.0%]
ZONING SUMMARY
EXISTING ZONING BP-PUD
PARKING SETBACKS SIDE/REAR = 0'
ROAD = 0'
BUILDING SETBACKS
FRONT = 20'
SIDE = 20'
REAR = 0'
LIMITS OF DISTURBANCE SUMMARY
TOTAL DISTURBED AREA 10.52 AC
HUDSON BLVD IMPROVEMENTS 2.34 AC
EXISTING IMPERVIOUS AREA 1.13 AC
EXISTING PERVIOUS AREA 1.21 AC
PROPOSED IMPERVIOUS AREA 1.23 AC
PROPOSED PERVIOUS AREA 1.11 AC
ON-SITE IMPROVEMENTS 8.53 AC
EXISTING IMPERVIOUS AREA 0.00 AC
EXISTING PERVIOUS AREA 8.53 AC
PROPOSED IMPERVIOUS AREA 3.95 AC
PROPOSED PERVIOUS AREA 4.58 AC
PROPOSED STANDARD DUTY ASPHALT - PER CITY STANDARDS
0,0
NO
PARKING
NO
PAR
KI
N
G
SENIOR HOUSING
BUILDING
LEVEL 1: 995.06
LEVEL B: VARIES
SURVEY LINEPOINT NOT TANGENT
SI
G
N
A
G
E
GENERATORINV.=977.7410
0
1008080
60
(PRIVATE STREET)LIFTSTATIONPOINT NOT TANGENT958.76INVCMP8410
0
100LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
AP
P
R
O
X
I
M
A
T
E
L
O
C
A
T
I
O
N
O
F
F
L
O
O
D
L
I
N
E
PE
R
F
E
M
A
F
L
O
O
D
I
N
S
U
R
A
N
C
E
R
A
T
E
M
A
P
.
S
U
B
J
E
C
T
T
O
S
C
A
L
E
U
N
C
E
R
T
A
I
N
T
Y
.DD
DD
D
DA
C
B
A
B
AC B B
A
C
C
C C
C
C
A
B
C
C
A
B
A
B A
E
E
E
PROPOSED
COMMUNITY
GARDEN
AREA - SEE
DETAIL ON
SHEET L103
PROPOSED
GAZEBO
PROPOSED PLANTER BOXES
(3 WILSHIRE COLLECTION BY
TOURNESOL SITEWORKS -
MODEL # WR-603630 - OWNER
TO CONFIRM PLANTER
COLOR. OWNER TO PROVIDE
ANNUALS/PLANTS)
MONUMENT SIGN
(BY OTHERS)
PROPOSED 30'
UTILITY EASEMENT
PROPOSED
UTILITY
EASEMSENT
PROPOSED ROW
DEDICATION
PROPOSED 30'
UTILITY EASEMENT
PROPOSED
FIRE PIT
(COORDINATE
WITH MEP
PLANS, OWNER
TO CONFIRM
FIRE PIT TYPE)
ENLARGEMENT
SEE SHEET L101
ENLARGEMENT
SEE SHEET L102
DECK AND STAIRS -
SEE ARCH PLANS
FLAG POLE AND LIGHT -
SEE ARCH AND
ELECTRICAL PLANSDA
B
C
D
LANDSCAPE KEYNOTES
EDGER (TYP.)
DOUBLE SHREDDED HARDWOOD MULCH (TYP.)
SOD (TYP.)
ROCK MULCH (TYP.)
WETLAND SEED MIX 34-261 (TYP.)E
HEMEROCALLIS X `SUNDAY GLOVES`
UNDERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
DPB 3 BETULA PLATYPHYLLA `FARGO`DAKOTA PINNACLE BIRCH B & B 2" CAL.
RDB 7 MALUS `PRAIRIE FIRE`PRAIRIE FIRE CRABAPPLE B & B 2.5" CAL.
RVB 6 BETULA NIGRA RIVER BIRCH B & B, CLUMP 8` HT.
SSC 6 MALUS `SPRING SNOW`SPRING SNOW CRABAPPLE B & B 2.5" CAL.
CONIFEROUS TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
BHS 18 PICEA GLAUCA `DENSATA`BLACK HILLS SPRUCE B & B 8` HT.
CHL 10 TSUGA CANADENSIS CANADIAN HEMLOCK B & B 8` HT.
WHP 24 PINUS STROBUS WHITE PINE B & B 8` HT.
PLANT SCHEDULE
OVERSTORY TREE QTY BOTANICAL NAME COMMON NAME CONT CAL/SIZE
ABM 14 ACER X FREEMANII `AUTUMN BLAZE`AUTUMN BLAZE MAPLE B & B 2.5" CAL.
FFM 16 ACER SACCHARUM `FALL FIESTA`FALL FIESTA MAPLE B & B 2.5" CAL.
NPO 9 QUERCUS ELLIPSOIDALIS NORTHERN PIN B & B 2.5" CAL.
QAP 36 POPULUS TREMULOIDES QUAKING ASPEN B & B 2.5" CAL.
RML 14 TILIA AMERICANA `REDMOND`REDMOND LINDEN B & B 2.5" CAL.
SWO 26 QUERCUS BICOLOR SWAMP WHITE OAK B & B 2.5" CAL.
LANDSCAPE LEGEND
EXISTING TREE (TYP.)
EDGER (TYP.)
FENCING - OWNER/ARCHITECT TO CONFIRM TYPE
AND HEIGHT
SITE LIGHTING - SEE ELECTRICAL PLANS
APPROXIMATE LIMITS OF SOD / IRRIGATION, SOD
ALL DISTURBED AREAS (TYP.)
OUTCROPPING BOULDERS, 3-4' DIAM (TYP.)
STORMWATER SEED MIX MN 33-261 WITH EROSION
CONTROL BLANKETS SECURED IN PLACE
WETLAND SEED MIX MN 34-261: RIPARIAN SOUTH &
WEST SEED MIX (TYP.)
NOTE:
ALL SEED MIXES SHALL INCLUDE PROPER
EROSION CONTROL FEATURES, WATERING DURING
THE ESTABLISHMENT PERIOD AND ONGOING
MAINTENANCE PER MANUFACTURER/SUPPLIER
SPECIFICATION AND REQUIREMENTS
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.dwg May 05, 2023 - 1:05pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
PID# 33.029.21.44.0009
1.CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO
VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES AND CONTRACTOR TO LOCATE ANY
EXISTING PRIVATE UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE
MATERIAL.
2.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.
3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN
COMPLETED IN THE IMMEDIATE AREA.
4.ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO
SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. CITY TO
APPROVE SUBSTITUTIONS PRIOR TO PLACEMENT OF PLANT MATERIAL.
5.CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE
GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN
ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE
YEAR GUARANTEE COMMENCING UPON PLANTING. CONTRACTOR TO PROTECT AND MAINTAIN
ALL PLANTINGS AND PLANT BEDS UNTIL THE END OF THE WARRANTY PERIOD.
6.ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE
SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:
ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.
ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.
ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.
ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.
CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH
RATIO OF NO LESS THAN 5:3.
7.PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST
CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.
8.PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.
9.ALL TREE LOCATIONS TO BE FIELD STAKED PRIOR TO INSTALLATION. CONTRACTOR TO
COORDINATE FIELD REVIEW OF PROPOSED TREE LOCATIONS WITH THE CITY AND LANDSCAPE
ARCHITECT PRIOR TO ANY TREE INSTALLATION.
10.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN
MATERIALS IF NECESSARY; TEMPORARY ONLY.
11.PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE
TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED
DOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED,
THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.
12.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND
BREAK APART PEAT POTS.
13.PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT
POOR BRANCHING OF EXISTING AND PROPOSED TREES.
14.WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.
15.STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE
YEAR.
16.THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS
PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR
THE NEED OF ANY SOIL AMENDMENTS.
17.BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECT
TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS
LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED
OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH
TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS.
18.MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND
SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH.
DOUBLE SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF
AREAS. OWNER TO CONFIRM MULCH COLOR. PERENNIAL AND ORNAMENTAL GRASS BEDS
SHALL HAVE 2" DEPTH DOUBLE SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF
DELETERIOUS MATERIAL. ROCK MULCH TYPE TO BE DETERMINED BY OWNER, 1.5" - 2"
DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON
COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE.
MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION.
19.EDGING TO BE COMMERCIAL GRADE POLY EDGING OR SPADED EDGE, AS INDICATED. UTILIZE
CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE
V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS.
INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED
OTHERWISE.
20.ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BE
STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL
TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1
OR GREATER SHALL BE STAKED. SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS. IF
NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN.
21.PROVIDE IRRIGATION TO ALL PLANTED AND SODDED AREAS ON SITE. IRRIGATION SYSTEM TO
BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE
IRRIGATION PLAN AND SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR
TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS,
AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE
SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE TWO-YEAR
WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND
SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR.
22.CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE
PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT
PROVIDE WATER FOR CONTRACTOR.
23.REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD
AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION.
24.REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.
25.APPLY PRE-EMERGENT HERBICIDE PREEN (OR APPROVED EQUAL) IN ANNUAL, PERENNIAL,
AND SHRUB BEDS FOLLOWED BY SHREDDED HARDWOOD MULCH.
26.CONTRACTOR TO CONFIRM WATER AND POWER SUPPLY LOCATIONS AND DETAILS WITH
GENERAL CONTRACTOR FOR IRRIGATION SYSTEM.
27.CONTRACTOR SHALL MAINTAIN ALL PLANTS AND TURF PER THE MANUFACTURERS'
INSTRUCTIONS THROUGHOUT THE GUARANTEE PERIOD.
28.OWNER OR CONTRACTOR TO BROADCAST PRE-EMERGENT HERBICIDE (PREEN OR APPROVED
EQUAL) TWO TIMES PER YEAR ACROSS ALL PLANTING BEDS AND SHALL INSTALL NEW MULCH
AS NEEDED FOR PERPETUITY.
29.SEE ELECTRICAL PLANS FOR SITE LIGHTING.
30.COORDINATE WAYFINDING SIGNAGE WITH ARCHITECT AND OWNER.
31.OWNER TO CONFIRM ROCK/MULCH TYPE FOR ALL PLANTERS AND PLANTING BEDS.
34.OWNER/ARCHITECT TO CONFIRM SITE FURNISHINGS, SUCH AS BIKE RACKS, BENCHES, AND
TRASH/RECYCLING RECEPTACLES.
35.OWNER TO CONFIRM DETAILS FOR PICKLE BALL COURT, COMMUNITY GARDEN, FIRE PIT, AND
PLANTER BOXES WITH LANDSCAPE ARCHITECT AND GENERAL CONTRACTOR BEFORE
ORDERING ANY MATERIALS.
36.SEE MEP PLANS FOR CONDENSERS, TRANSFORMERS, GENERATOR AND ALL
MECHANICAL/ELECTRICAL ITEMS.
37.PLANTER BOXES SHALL INCLUDE SOIL MIX WITH INSTALLATION. OWNER TO PROVIDE
ANNUALS/PLANTS FOR PLANTER BOXES.
LANDSCAPE NOTES
LANDSCAPE SUMMARY
LANDSCAPE ORDINANCE
REQUIREMENTS
1,700 LIN. FT./50 = 34 TREES
11.7 ACRES X 5 = 59 TREES 93 TREES
TREE MITIGATION REQUIREMENTS 8 COMMON TREES + 69
HARDWOOD TREES 77 TREES
INTERIOR PARKING LOT
REQUIREMENTS 88 PARKING SPACES/10 9 TREES
PERIMETER PARKING LOT
REQUIREMENTS 470 LF/50 10 TREES
TOTAL TREES REQUIRED 93 + 77 + 9 + 10 TREES 189 TREES
PROPOSED TREES
OVERSTORY TREES +
UNDERSTORY TREES +
CONIFEROUS TREES
189 TREES
NORTHMITIGATION TREE SUMMARY
REQUIRED PROPOSED
COMMON TREES 8 40
CONIFERS 0 52
HARDWOOD TREES 69 75
DATE:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
LANDSCAPE ARCHITECT UNDER THE LAWS OF
THE STATE OF MINNESOTA.
MN
LIC. NO.
MITCHELL G. COOKAS, PLA
05/05/23 56522
L100PWB
05/05/2023
MCG
19.1001.04
LANDSCAPE PLAN
GENERATOREDGE OF WATEREDGE OF
WATERCENTERLINE CREEKBRIDGEABUTTMENT(WATER ELEV. = 978.2 AS OF 7/11/19)DASHED PAVEMENT STRIPEAPPROXIMATELOCATIONPIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
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WETLAND
SSWD 50'
WETLAND BUFFER
PROPOSED STORMWATER
MANAGEMENT AREA
PROPOSED STORMWATER
MANAGEMENT AREA
25' S
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SWWD 25' WETLAND
MANAGE 2 SETBACK
SWWD 50' WETLAND
MANAGE 2 SETBACK
EXISTING WETLAND
PROPOSED DRAINAGE
& UTILITY EASEMENT
PROPOSED 10' DRAINAGE &
UTILITY EASEMENT
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PROPOSED 30'
DRAINAGE &
UTILITY
EASEMENT
UNDERGROUND
PARKING EXTENTS
(SEE ARCH PLAN)
3
11
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10
17
25
9
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300' SHORELAND IMPACT
ZONE
DATE:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE STATE OF
MINNESOTA.
MN
LIC. NO.
JARED F. JONES, PE
XX/XX/2022 46610
PROPOSED CURB AND GUTTER
PROPERTY LINE
PROPOSED FENCE
SETBACK LINE
RETAINING WALL
PROPOSED CONCRETE SIDEWALK
LEGEND
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\Exhibits\Shoreland Exhibit.dwg March 20, 2023 - 5:05pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
PID# 33.029.21.44.0009
NORTHPROPOSED STANDARD DUTY ASPHALT
PROPOSED HEAVY DUTY ASPHALT
PROPOSED MILL AND OVERLAY
PROPOSED BITUMINOUS TRAIL
PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS
PROPOSED LIGHT POLE; REFER TO MEP PLANS
EX-3BAW
03/20/2023
JFJ
19.1001.04
SHORELAND 300' BUFFER
EXHIBIT
PROPOSED ROCK MULCH
PROPOSED STAMPED CONCRETE
PROPOSED HEAVY DUTY CONCRETE
PROPOSED STORMWATER MANAGEMENT AREA
MAINTENANCE ACCESS PATH NOT WITHIN 100-YEAR HWL
12" CLASS V (MNDOT SPECIFICATION TABLE 3138-5)
OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
MAINTENANCE ACCESS PATH WITHIN 100-YEAR HWL
12" CLEAN CRUSHED ROCK (34" - 1 14" GRADATION) OVER TENSAR
BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT
AREA WITHIN 300' SHORELAND BUFFER
SUMMARY
AMIRA LAKE ELMO
TOTAL PROPERTY AREA WITHIN 300' SHORELAND
BUFFER AREA 237,697 SF
TOTAL OPEN SPACE AREA WITHIN 300' SHORELAND
BUFFER AREA 135,068 SF (56.82%)
TOTAL IMPERVOIUS AREA WITHIN 300' SHORELAND
BUFFER AREA 102,629 SF (43.18%)
PROPOSED STANDARD DUTY ASPHALT - PER CITY STANDARDS
300' SHORELAND IMPACT ZONE
TOTAL PROPERTY SUMMARY
AMIRA LAKE ELMO
TOTAL PROPERTY AREA 505,902 SF
TOTAL OPEN SPACE AREA 333,666 SF (66.0%)
TOTAL IMPERVOIUS AREA 172,236 SF (34.0%)
K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\Library\Aerials\NAD 83 - MN State\EPSG26851_Date20210913_Lat44.951330_Lon-92.927384_Mpp0.149.jpgSI
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WATERCENTERLINE CREEKBRIDGEABUTTMENTINV.=977.74LIFTSTATION(WATER ELEV. = 978.2 AS OF 7/11/19)958.76INVCMP84LIFTSTATIONINV.=964.47(NE)INV.=963.91(NW)INV.=956.43(NW&SE)APPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATIONAPPROXIMATE
LOCATION
PIN No. 33-029-21-44-0007
Owner: HSRE-MN HIGH POINTE LLC
Address: 8650 HUDSON BLVD N
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LEVEL 1: 995.06
LEVEL B: VARIES
990
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992994994986986994 994990
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992994996990988988988
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4980980978982982984984984980974976978982984 970 970
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991.24
HT:_____
991.65
HT:_____
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HT:_____
993.87
HT:_____
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984.00
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989.52
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985.33
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HT:_____
988.35
HT:_____
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HT:_____
987.44
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987.19
HT:_____
984.87
HT:_____
985.33
HT:_____
985.21
HT:_____
985.93
HT:_____
986.95
HT:_____
986.71
HT:_____
986.49
HT:_____
986.00
HT:_____
988.68
HT:_____
994.56
HT:_____
990.50
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989.96
HT:_____
0.0%PROPOSED DRAINAGE DIRECTION
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED SPOT ELEVATION AND BUILDING HEIGHT100.00
LEGEND
925
HT:____
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Project
Drawn by
Checked by
Date
Drawing Number
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.C:\Users\bryce.willaby\Desktop\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\Exhibits\C5-GRADING PLAN.dwg March 29, 2023 - 1:24pm2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES
..\Library\Logos\UNP002_AmiraLogo_210422_Black.jpg
..\Library\Logos\LOGO_UnitedProperties.png
PID# 33.029.21.44.0009NORTH
EX-1BAW
12/05/2022
JFJ
19.1001.04
GRADING EXHIBIT
www.lse-architects.com
100 Portland Ave South, Suite 100
Minneapolis, MN 55401
612.343.1010 office
612.338.2280 fax
L S E A R C H I T E C T S , I N C .
Key Plan
No.Date Revision Description
AMIRA LAKE ELMO
HUDSON BOULEVARD
LAKE ELMO, MINNESOTA
PLANNING
2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
UNITED PROPERTIES
PID# 33.029.21.44.0009
From:Sophia Jensen
To:Jenni Faulkner
Subject:Fwd: Lake Elmo Land Use Review - February 3rd Batch
Date:Friday, March 3, 2023 1:22:40 PM
Attachments:image003.png
image004.png
image005.png
image006.png
Jenni - here is a late comment from the DNR for Amira.
Sophia Jensen,City Planner
City of Lake Elmo
3800 Laverne Ave NLake Elmo, MN 55042
651-747-3911
From: Scollan, Daniel (DNR) <daniel.scollan@state.mn.us>
Sent: Friday, March 3, 2023 1:08:23 PM
To: Sophia Jensen <SJensen@lakeelmo.org>
Subject: RE: Lake Elmo Land Use Review - February 3rd Batch
Caution: This email originated outside our organization; please use caution.
Hello Sophia,
Please note the following comments regarding Final Plat and PUD – Amira at PID
33.29.21.44.0009. I apologize for not sending feedback by the March 1.
The stream identified in the Civil Planset is a DNR Public Watercourse referred to as
Unnamed to Wilmes Lake. Any work below the ordinary high water level (OHWL),
defined as top of the bank of the stream, would require application for a DNR Public
Waters Work Permit.
The planset correctly identifies the required 50-feet structure setback from the OHWL
of this Public Watercourse as required by the City of Lake Elmo’s shoreland ordinance
(Municipal Code Section 105.12.1260, Shoreland Management Overlay District). The
planset also correctly identifies the Shore Impact Zone.
The application materials do not identify the extent of the shoreland district on this
property. The shoreland district is defined as the area within 300 feet of the stream.
While the application meets the required structure setback requirements in the city’s
shoreland ordinance, the application appears to deviate from other shoreland district
requirements for structure height (35 feet), impervious surface lot coverage (30%), and
shoreland PUD density requirements.
This message may be from an external email source.
Do not select links or open attachments unless verified. Report all suspicious emails to Minnesota IT Services Security
Operations Center.
Best Regards,
Dan Scollan
East Metro Area Hydrologist – Ramsey and Washington Counties
Division of Ecological and Water Resources
Minnesota Department of Natural Resources
1200 Warner Road
St. Paul, MN 55106
Phone: 651-259-5732
Fax: 651-772-7977
Email: daniel.scollan@state.mn.us
mndnr.gov
From: Sophia Jensen <SJensen@lakeelmo.org>
Sent: Wednesday, February 15, 2023 8:50 AM
To: Jack Griffin <Jack.Griffin@focusengineeringinc.com>; Chad Isakson
<Chad.Isakson@focusengineeringinc.com>; Jenni Faulkner <jenni.faulkner@bolton-menk.com>;
Sarah Evenson <sarah@hkgi.com>; MN_DOT_MetroDevReviews
<metrodevreviews.dot@state.mn.us>; John.loomis@woodburymn.gov; 'John P. Hanson'
<JHanson@barr.com>; Scollan, Daniel (DNR) <daniel.scollan@state.mn.us>; Dustin Kalis
<DKalis@lakeelmo.org>; planning@ci.woodbury.mn.us
Subject: Lake Elmo Land Use Review - February 3rd Batch
You are being asked to review the following applications as a stakeholder in the area of a
pending application. Please see links below.
Final Plat and PUD - Amira: PID 33.29.21.44.0009 United Properties has submitted a final
plat and PUD application for a 4-story 146 unit for rent senior housing complex. Zoning: HighDensity Residential and Shoreland Overly District. Reviewers: MN DNR, South Washington
Watershed District, City Engineer, Fire Dept, Landscape Architect. Please have feedback to
Sophia Jensen by Wednesday March 1st 2023. https://drive.google.com/drive/folders/1M-
VeRju0r0y4d9ChvtlIG35WcSHtPuMP?usp=share_link
Preliminary Plat and PUD – Ebertz Property: PID 34.029.21.44.0004 and PID34.029.21.44.0006. Landform on behalf of Drake Motor Partners has submitted a preliminary
plat and PUD application for 4 lot subdivision with electric auto dealership and services, a fastfood building, and 2 undecided lots. Zoning: Commercial. Reviewers: City of Woodbury,
Valley Branch Watershed District, City Engineer, Fire Dept., Landscape Architect, MN DOT.
Please have feedback to Sophia Jensen by Wednesday March 1st 2023 .
https://drive.google.com/drive/folders/1SdWx0n3-YUZAx1EDss8txxDtWVQvY6bt?usp=share_link
Sketch Plan – At Home Apartments 39th St and Wildflower Dr - PID 13.029.21.21.0007.At Home Apartments has submitted a revised sketch plan for 30 twin and townhomes at the
North East corner of 39th St and Wildflower Dr. Zoning: Village Mixed Use. Reviewers:Valley Branch Watershed District, City Engineer, Fire Dept, Landscape Architect. Please have
feedback to Sophia Jensen by Wednesday March 1st 2023 .https://drive.google.com/drive/folders/1CuCEmziNKQ1DmsFcmxrSpDVj7uXW_DIg?
usp=share_link
Sophia Jensen
City Planner
City of Lake Elmo
3800 Laverne Ave NLake Elmo, MN 55042
651-747-3911
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Sophia Jensen, City Planner
From: Dustin Kalis, Fire Chief
Date: 3/1/2023
Re: Final Plat/PUD, United Properties, Amira Lake Elmo (PID 3302921440009)
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Final Plat/PUD, United Properties, Amira Lake Elmo (PID
3302921440009) review based on submittals dated 12/6/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses. The turning radius plan overlay has been provided and is accepted by the fire
department.
2) The required secondary emergency access is provided and the location is approved by the fire
department. The installation and maintenance of gates or other approved barricades across fire
apparatus access road at both ends shall be provided and approved prior to installation.
3) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads. Signage plan provided is approved by the fire department.
4) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works. Hydrant plan is approved by the fire department.
5) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background. Addresses may be required to be posted adjacent to driveways
or other access ways. Size and placement of address numbers shall be approved by the fire and
planning departments.
6) A Fire Department lock box is required for emergency access to building at an approved location.
Provide keys for emergency access into and throughout the occupancy as required.
7) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13,
Installation of Sprinkler Systems. City permit required prior to initiation of work.
8) Standpipes shall be installed compliant with 2016 NFPA 14, Standard for the Installation of Standpipe
and Hose Systems.
9) Fire Department sprinkler connection locations to be approved prior to installation.
10) The fire alarm systems shall be installed compliant with provisions of 2016 NFPA Standard 72, National
Fire Alarm Code. City permit required prior to initiation of work.
11) The sprinkler system shall be properly monitored by a qualified monitoring company.
“Proudly Serving Neighbors & Friends”
12) Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
13) Install compliant exit signage as required by the 2020 MSFC.
14) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service
classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet
to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
15) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler
risers and valves, or other fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection equipment and equipment
location, shall be constructed of durable materials, permanently installed and readily visible.
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
Lake Elmo Fire Department Fire Code Policy
NFPA 72, 2016 edition
NFPA 13, 2016 edition
NFPA 14, 2016 edition
PAGE 1 of 3
MEMORANDUM
Date: May 9, 2023
To: Jenni Faulkner, Planning Consultant Re: Amira of Lake Elmo (United Properties)
Cc: Sophia Jensen, City Planner Final PUD Plat/Plan Review
Marty Powers, Public Works Director
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
An engineering review has been completed for the Amira of Lake Elmo Final PUD Plat/Plans. The review consisted
of the following documentation received on May 8, 2023:
Amira of Lake Elmo Final Plat, PDF file dated May 1, 2023.
Amira of Lake Elmo Site Development Plans dated May 5, 2023.
Amira at Lake Elmo Specifications dated May 5, 2023.
Stormwater Management Report, dated February 13, 2023 (signed May 5, 2023).
Preliminary Fire Flow Demands, Domestic Water and Sewer Flows, dated February 9, 2023.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT AND EASEMENTS
1. The Final Plat shall not be recorded until the City Engineer approves the Final Construction Plans.
2. All easements as required by the City Engineer and Public Works Director shall be documented on the
Final Plat prior to the release of the Final Plat for recording. Revisions to the Final Plat and easements may
be necessary as the Construction Plans are reviewed and finalized.
3. All easement areas must be free from all encroachments other than those approved by the City Engineer
and upon execution of an easement encroachment agreement. Prohibited encroachments include, but
are not limited to trees, landscaping, fences, retaining walls, and building structures.
4. Right‐of‐way has been dedicated on the Final Plat as required along Eagle Point Boulevard to
accommodate any proposed or potential future improvements near the intersection of the Eagle Point
business condominium private driveway.
5. Drainage and utility easements are shown to be dedicated on the Final Plat, as required, along all lot lines,
including a minimum 10‐foot‐wide drainage and utility easement along Hudson Boulevard.
6. Drainage and utility easements are shown to be dedicated on the Final Plat over all existing and proposed
public watermain and existing public storm sewer, meeting all minimum city standards. Drainage and
utility easement revisions may be necessary on the Final Plat to reflect any utility plan changes.
7. Drainage and utility easements are shown to be dedicated on the Final Plat over all wetlands, wetland
buffers, stormwater BMPs and drainageways, including the proposed underground storm water BMP.
Drainage and utility easements must fully incorporate all 100‐year high water level areas, stormwater
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
basin maintenance access roads and maintenance benches, outfall control structures, and overland
emergency overflows and pathways. Drainage and utility easement revisions may be necessary on the
Final Plat to reflect any grading plan changes.
8. The stormwater management facilities constructed as part of the subdivision improvements will remain
privately owned and maintained. As part of the Final Plat approval the applicant will be required to
execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of
agreement prior to the recording of the Final Plat.
9. Emergency Access Easement and Agreement. Final Plat approval must be contingent upon the applicant
providing an Emergency Access Easement and Agreement in the form approved by the City Attorney to
provide for secondary emergency access to the site. The site plans must be revised to show the
emergency access easement area on the project plans.
10. Temporary Construction Easement. All temporary construction easements for any off‐site grading or
subdivision improvements required for the development must be provided to the city in the city’s
standard form of agreement prior to the approval of the construction plans. The city must be identified as
a grantee to the temporary construction easements. The temporary construction easements must be
shown on the site plans. The site plans and grading plans must be revised to show the temporary
construction easement to facilitate the proposed off‐site grading shown in the southeast corner of the
property adjacent to the emergency vehicle access road.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
1. Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual dated January 2022, using City standard details, plan notes and
specifications and meeting City Engineering Design Guidelines, unless approved otherwise by the City
Engineer.
2. Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated May 9, 2023.
3. Site Access. The site plans propose a single site access that is located along Eagle Point Boulevard,
approximately 200 feet southwest from the existing Eagle Point business condominium private driveway.
Although the 200‐foot spacing is less than the preferred minimum spacing of 330 feet for collector
roadways, this appears to be the preferred access location for this development. The 200‐feet offset is
acceptable due to the low speed and low daily traffic volumes on Eagle Point Boulevard. In addition, the
proposed site access maintains a greater spacing distance from Hudson Boulevard, which provides for
higher volume cueing within the existing Eagle Point Boulevard turn lanes to Hudson Boulevard.
4. Secondary Access. The development density on this site requires a secondary access for emergency
services. The site plan proposes a permanent “emergency access only” that connects to the existing
private commercial driveway on the south property line. The emergency access will be a 26‐feet wide
paved surface with grades not exceeding 7%. Final Plat approval must be contingent upon the permanent
emergency access being constructed in accordance with Plans and Specifications approved by the City.
5. Private Streets. The streets interior to the development are proposed to remain privately owned and
maintained. Interior street design and geometrics must be implemented as approved by the Lake Elmo
Fire Department to ensure adequate fire lanes and emergency vehicle access.
6. Hudson Boulevard Improvements. Final Plat approval must be contingent upon the applicant completing
improvements to Hudson Boulevard as part of the subdivision improvements. The Hudson Boulevard
Improvements must be completed in general conformance with the Hudson Boulevard Design Standards
and as approved by the City Engineer. Improvements must include an urban section and bituminous trail
along the north boulevard and along the full frontage of the development parcel.
7. Pedestrian Connectivity. The preliminary plans propose a 6‐foot concrete sidewalk along Eagle Point
Boulevard from the proposed site access location to Hudson Boulevard. A bituminous trail is proposed to
extend east along the full extent of the Hudson Boulevard right‐of‐way. Final Plat approval must be
contingent upon the sidewalk and trail being constructed consistent with the Hudson Boulevard and City
Engineering design standards, and in accordance with Plans and Specifications approved by the City.
PAGE 3 of 3
8. The proposed development is subject to a storm water management plan meeting State, South
Washington Watershed District (SWWD) and city rules. A permit will be required from both the
Minnesota Pollution Control Agency and SWWD.
9. Storm water facilities proposed as part of the site plan to meet State and SWWD permitting requirements
must also be constructed in accordance with the City Engineering Design Standards Manual.
10. The storm water facilities constructed for this development will remain privately owned and maintained.
The applicant will be required to execute and record a Stormwater Maintenance and Easement
Agreement in the city’s standard form of agreement.
11. Public watermain is available to serve the development with existing utilities located along Hudson
Boulevard and Eagle Point Boulevard. The applicant will be responsible to extend municipal water internal
to the site to serve the subdivision and to connect to the existing city watermain system in two locations;
one connection to the existing 12‐inch trunk watermain located along Eagle Point Boulevard, and one
connection to the existing 12‐inch trunk watermain located along Hudson Boulevard. Hydrant locations
and system valves must be placed internal to the site as directed by the Lake Elmo Public Works and Fire
Departments. All internal site hydrants, and watermains feeding any hydrant, will remain city owned and
operated. No utility pipe oversize costs are anticipated for this development. No watermain pipe
oversizing is required for this subdivision.
12. Sanitary sewer service is available to the site. The applicant will be responsible to connect to the city
sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost. As a condition
of Final Plat approval, the applicant will be required to pay $100,000 to the City’s Sewer Enterprise Fund
to contribute toward the accelerated and increased lift station upgrades.
13. The Final Construction Plans must include a construction parking and staging plan internal to the
development site. No parking or any construction staging, including the loading and unloading of
materials and equipment will be allowed at any time on Hudson Boulevard or Eagle Point Boulevard
during the construction of the site improvements and buildings, unless specifically allowed through right‐
of‐way permit or during city approved roadway closures. All street, curb and boulevard damage caused by
the construction activities must be repaired or replaced by the developer(s) at no cost to the city and
must meet city design standards and specifications.
14. No construction on the Project may begin until the applicant has received City Engineer approval for the
Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
PAGE 1 of 2
MEMORANDUM
Date: May 9, 2023
To: Bryce Willaby, PE, Kimley‐Horn Re: Amira of Lake Elmo (United Properties)
Cc: Mitchell Cookas, Kimley‐Horn Construction Plan Review
Jenni Faulkner, Planning Consultant
Sophia Jensen, City Planner
Marty Powers, Public Works Director
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
An engineering review has been completed for the Amira of Lake Elmo Final Construction Plans received May 8,
2023. The review consisted of the following documentation:
Amira of Lake Elmo Final Plat, PDF file dated May 1, 2023.
Amira of Lake Elmo Site Development Plans dated May 5, 2023.
Amira at Lake Elmo Specifications dated May 5, 2023.
Stormwater Management Report, dated February 13, 2023 (signed May 5, 2023).
STATUS/FINDINGS: Engineering review comments have been provided to assist with the completion of the
Construction Plans. When submitting revised plans and specifications, please provide a point‐by‐point response
letter that details all changes made to the plans.
CONSTRUCITON PLANS
1. Final Plat. Revise the Final Plat to show the Emergency Access Easement area per the Emergency Access
Easement Agreement.
2. The plans must be revised to show the temporary construction easements necessary to facilitate the
proposed off‐site grading work in the southeast corner of the property (adjacent to the emergency vehicle
access road). The off‐site temporary easements must be shown on the site plans and grading plans.
3. Project Manual. Revise title page to indicate “Project Manual and Specifications for Amira at Lake Elmo
Subdivision Improvements and Hudson Boulevard Improvements.”
4. Note: There is no Construction Phasing Plan that has been incorporated into the project plan set.
5. C201. Revise plan note “D” to remove and replace sign.
6. C300 and C301. Revise plans to present legible size City Standard Plan Notes (details 600A, 600B, 600C and
600D not legible even on full size plans).
7. C302. Add City Standard Plan Notes (details 600A, 600B, 600C and 600D).
8. C400. Revise the site plans to clearly depict the Emergency Access Easement Area per the Emergency Access
Easement Agreement.
9. C402. Remove plan notes 1, 2 and 3. Roadway construction to consist of common excavation and backfill
with select granular borrow.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 2
10. C402. Revise all plan notes regarding backfill and compaction to be completed in accordance with city
standard specifications and testing requirements.
11. C402. Revise Note 16B to reference city standards dated January 2022.
12. C404. Revise superelevation transition plan to address previous city plan comments and as detailed below
(see comment for Sheets C408 and C418 below).
13. C406‐C408. Add horizontal and vertical grid for each storm sewer profile.
14. C406 and C409. Revise storm sewer run from STMH‐700 to CBMH‐702A to meet minimum 3.0 ft. pipe cover.
15. C406. Revise STMH‐700 and STMH‐701 to structure type 406.
16. C407. Review casting type for CBMH‐702A (should be STMH).
17. C407. Revise CBMH‐705 to structure type 404.
18. C408 and C409. Revise storm sewer run from Ex. STRM‐004 to CBMH‐707. By replacing the existing 18‐inch
RCP pipe crossing Hudson Boulevard, the storm sewer run can be installed to meet the 3.0 ft. city minimum
pipe cover.
19. C410. Revise casting schedule to identify the casting for each structure by number, not structure type.
20. C408 and C418. Revise Hudson Boulevard cross slope transition by keeping the entire RTL at a ‐2.5% cross
slope to set all curb and gutter for the future condition. This requires all curb and gutter and full width right
turn lane to be installed with minimum 2.5% city standard cross slope. Increase Mill and Overlay limits into
the intersection as necessary to transition the RTL pavement.
21. C416 – C418. Revise all cross sections to identify minimum 2‐ft. clear zone along back of trail at maximum
4% grade prior to steeper slopes.
22. C502. Revise grading around south side of BMP #1 to create a defined EOF flow pathway from the forebay
to the infiltration basin. As discussed, there is nothing in the grading plan requiring the overflow to occur
at a controlled EOF location as planned. The overflow will occur simultaneously down the maintenance
roadway.
Hoisington Koegler Group Inc.
800 Washington Ave. N., Suite 103
Minneapolis, Minnesota 55401
(612) 338-0800 www.hkgi.com
Creating Places that Enrich People’s Lives
Hoisington Koegler Group Inc.
MEMORANDUM
TO: Kristina Handt
FROM: Sarah Evenson, PLA
DATE: 2/24/2023
RE: City of Lake Elmo Landscape Plan Review | Amira
Amira
Submittals
1. Amira Submittal Package Dated 2/13/2023. Received on 2/15/2023.
Review History
Initial sketch plan review on February 24, 2023
Location: North of Hudson Boulevard, east and south of Eagle Point Blvd, west of Jade Trail N
Current Land Use Category: High-density Residential (HDR) PUD
Adjacent and Surrounding Land Use: Business Park (BP) PUD on all sides
Special Landscape Provisions in addition to the zoning code: Shoreland Overlay
Tree Preservation: 105. 12. 470
• A tree preservation plan has been submitted that does not meet requirements:
o The tree mitigation data on sheet L200 and Mitigation Tree Summary on Sheet L100
need to be revised to reflect the following:
Tree Type Significant Inches Required Replacement Notes
Common 108 108 x 0.7 = 75.6”
75.6” / 4 = 18.9”
18.9” / 2.5” = 7.56 trees
70% of significant inches removed must
be mitigated at a rate of 1/4 the inches
removed. If replaced by 2.5” caliper
trees, that results in 8 trees.
Hardwood 493 493 x 0.7 = 345.1”
345.1” / 2 = 172.55”
172.55 / 2.5 = 69.02 trees
70% of significant inches removed must
be mitigated at a rate of 1/2 the inches
removed. If replaced by 2.5” caliper
trees, that results in 69 trees.
Landscape Plan Review Memo – Amira – February 24, 2023
2
Landscape Requirements: 105. 12. 480
• A landscape plan has been submitted that does not meet all code requirements. Revisions
required include:
o The landscape plan does not include the required number of trees. The landscape
summary table on sheet L100 needs to be updated to account for the additional tree
mitigation trees, and the plans need to add an additional 16 trees.
o The minimum tree composition requirements have been met; however, an additional
16 trees are required. Ensure that the new trees fall within the required composition
percentages.
Quantity % Composition Requirement
Deciduous Shade Trees 104 60% >25% Required
Coniferous Trees 47 27% >25% Required
Ornamental Trees 22 13% <15% Required
Tree Count 173
Site Measurement Code Required Proposed
Street Frontage (LF) 1700’
Required Street Frontage Trees (1 per 50 LF) 34 34
Development or Disturbed Area (Acres) 11.7
Required Development Trees (5 per Acre) 59 59
Screening Perimeter between Land Uses (LF) 0
Required Perimeter Screening Trees (1 per 40 LF) 0 0
Parking Lot Landscaping
Required Interior Parking Lot Trees (1 per 10 spaces) 88 9 9
Required Perimeter Parking Lot Trees (1 per 50’) 470’ 10 10
Required Mitigation Trees 77 60
Required Number of Trees 189 173
Landscape Plan Review Memo – Amira – February 24, 2023
3
o Plans need to show elevation views, details, and cross-sections of all required screening:
Parking areas, and especially vehicle headlights, shall be screened from public streets
and sidewalks, public open space, and adjacent residential properties. Screening is
required along the parking lot frontage strip (minimum 8’ wide), consisting of, “either a
masonry wall, fence, berm, or hedge or combination that forms a screen a minimum of
3 1/2 and a maximum of four feet in height, and not less than 50 percent opaque on a
year-round basis.”
Provide an elevation or other graphics demonstrating that the retaining wall and
proposed landscaping along Eagle Point Boulevard east of Wetland #2 is
adequate to screen headlights. Add shrubs or tree planting as needed to ensure
screening.
Recommendation:
• It is recommended that the landscape and tree preservation plans be revised and resubmitted
per the items noted in this memo:
o add 16 trees
o revise tree mitigation and landscape summary tables
o add elevation and/or other graphic(s) to illustrate screening requirements are met for
the area noted
Hoisington Koegler Group, Inc.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653
E: Sarah@hkgi.com
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2023-055
RESOLUTION APPROVING THE FINAL PLAT, PUD, AND SHORELAND VARIANCE
REQUEST FOR THE AMIRA LAKE ELMO PROJECT (PID 33.029.21.44.0009)
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, the City of Lake Elmo approved a Comprehensive Plan Amendment from
BP to MU-BP, a zoning map amendment, an Eagle Pointe PUD amendment, and a preliminary plat
and PUD plan for a 103 unit multi-family residential development on April 7, 2020; and
WHEREAS, in 2022, through Resolution 2022-102, the City of Lake Elmo approved an
amendment to the Preliminary Plat and PUD, along with a Comprehensive Plan Amendment from
MU-BP (Mixed Use Business Park) to HDR (High Density Residential) to allow for the applicant to
increase the proposed number of units to 146 multi-family units; and
WHEREAS, the Applicant, United Properties, has requested a Final Plat and PUD with the
plans submitted to the City on February 13, 2023 along with subsequent revisions; and
WHEREAS, the applications for Final Plat and PUD were not found by the city to be
complete until March 28, 2023; and
WHEREAS, the Minnesota Department of Natural Resources Area Hydrologist has
commented that a Shoreland Variance is also required for the City to approve the request in the
Shoreland Overlay District which varies from lot coverage and building height requirements; and
WHEREAS, the Applicant submitted a complete variance request on February 23, 2023 to
vary from the building height and lot coverage requirements in the City’s Shoreland Management
Overlay District, which is on this property established as a 300 foot buffer from the Ordinary High
Water Level of the Unnamed Tributary to Wilmes Lake; and
WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning
Ordinance, Section 105.12.250 for the requested shoreland variance at the Planning Commission
and PUD Ordinance 2023-12 at the City Council; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on April 10, 2023
and voted to recommend approval of the variance request to the lot coverage and building height
standards in the City’s Shoreland Management Overlay District as stated and with the findings of
fact proposed in the Planning Staff Report dated April 10, 2023; and
WHEREAS, the Lake Elmo City Council reviewed the Final Plat, PUD, and Shoreland
Variance requests as its meeting held on June 6, 2023 and voted to approve the item with the
following findings of fact:
Findings of Fact for the Shoreland Variance
1. The strict interpretation of the City’s standards would preclude a use which has been
approved by the City for this property, at a density consistent with the City’s adopted plans
and standards. Practical difficulties arise from strict application of lot coverage and height
standards due to circumstances unique to this lot and proposal. The multifamily residential
use proposed on this property is a more efficient use of the property than other permitted
uses which would require more land area.
2. The property is bound on two sides by sensitive natural areas which are proposed to be
protected. The preservation of the wetland area on the west side of the property requires the
building to be located within the area of the property that is considered to be Shoreland. These
are unique circumstances to this property and the proposed variances would not circumvent
the intent of either zoning bulk or shoreland standards.
3. If granted, the variances will not alter the character of the surrounding area. Site design
proposed on this property is consistent with surrounding properties and the City’s adopted
design standards. Any impacts created by building height will be mitigated through distance
to other properties and landscaping installed with the development. Stormwater impacts are
proposed to be managed through stormwater facilities proposed in the developable area of
this site.
4. If granted, the variances would not create environmental impacts such as traffic or noise
beyond those created on surrounding properties or permitted by right in the area. The
proposed location of the building and parking areas, in the center of the property, help to
screen or mitigate any noticeable impacts to neighboring properties.
Final Plat/ PUD:
1. That all the requirements of City Code Section 103.00.100 related to the Final Plans and
Final Plat have been met by the Applicant.
2. That the Amira Lake Elmo Final Plat and PUD Plan consists of one lot for multifamily
residential use.
3. That the Amira Lake Elmo Final Plat and PUD is generally consistent with the Preliminary
Plat and PUD Plans as approved by the City of Lake Elmo on November 1, 2022.
4. That the Amira Lake Elmo Final Plat and PUD Plan are consistent with the intent of the
2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area.
5. That the Amira Lake Elmo Final Plat and PUD Plan complies with the general intent of the
High-Density Residential (HDR) zoning district with PUD modifications.
6. That the Amira Lake Elmo Final Plat and PUD Plan generally comply with the Lake Elmo
Design Guidelines and Standards Manual.
7. That the Amira Lake Elmo Final Plat and PUD generally comply with the City’s
Subdivision regulations.
8. That the Amira Lake Elmo Final Plat and PUD generally comply with the City’s Zoning
Code (including Shoreland Zoning) with the exceptions provided for in the PUD and
associated Variance request.
9. That the Amira Lake Elmo Final Plat and PUD Plan is generally consistent with the City’s
engineering standards with the exceptions noted by the City Engineer in his review
comments to the City dated May 9, 2023, and as otherwise identified in future reviews.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve Amira
Lake Elmo Final Plat, PUD, and Shoreland Variance requests subject to the following conditions:
1. Prior to the City signing or approving recording of the Final Plat or Development
Agreement, the Applicant shall fully address all comments in the following review memos
to the satisfaction of the requisite author:
a. City Engineer’s memos dated May 9, 2023.
b. City Landscape Architect’s memo dated February 24, 2023, or any subsequently
revised comment memo.
c. City Fire Chief’s memo dated March 1, 2023.
2. That prior to the City permitting the recording of the Final Plat and Development Agreement,
the applicant shall demonstrate that the plans reflect compliance with South Washington
Watershed District (SWWD) review requirements and provide the City evidence that all
conditions attached to a SWWD permit will be met before the starting any grading activity on
the site.
3. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley
Branch Watershed District approval before starting any grading or construction activities.
4. The Applicant shall first receive a DNR Public Waters Work Permit prior to any work below
the ordinary high water level (OHWL), defined as top of the bank of the stream.
5. The Applicant shall not intensify the lot coverage on site or building height without
amending the site plan, and if required by the City, amending the variance to these
standards.
6. No deviations are provided for signage. If signage is desired, the Applicant must apply for a
sign permit with the City, and will provide a complete sign plan detailing all signage
proposed.
7. The applicant/developer is responsible, at their own expense, for installing all required right
of way improvements. Any improvements in Stillwater Boulevard shall be consistent with
Washington County standards.
8. A storm water maintenance and easement agreement in a form acceptable to the City shall
be executed and recorded with the final plat.
9. The applicant/developer shall provide the City a fee in lieu of park land dedication as required
by Section 103.00.150 to be paid prior to recording of the final plat.
10. A landscape and irrigation license agreement in a form acceptable to the City shall be
executed and recorded with the final plat.
11. Existing drainage and utility easements shall be vacated prior to recording final plat.
12. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before the execution of the final plat by City Officials.
13. Finalization, adoption, and publication of an overlay PUD district ordinance shall occur
before the recording of the final plat.
14. If necessary, the applicant shall provide the City with a copy of written permission for any
off-site grading work and storm sewer discharges to adjacent properties before starting any
site work, grading and as part of any final plat or final PUD application.
15. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City.
Such an Agreement must be approved by the City Attorney and by the City Council. The
Agreement shall delineate who is responsible for the design, construction and payment for
the required improvements with financial guarantees, therefore.
Passed and duly adopted this 6th day of June, 2023 by the Lake Elmo Minnesota City Council.
____________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 2023-12
AN ORDINANCE AMENDING CHAPTER 105 OF THE LAKE ELMO
CITY CODE OF ORDINANCES BY REZONING ALL PROPERTY AT
PID 33.029.21.44.0009 FROM HDR (HIGH DENSITY RESIDENTIAL)
TO HDR-PUD (HIGH DENSITY RESIDENTIAL PLANNED UNIT
DEVELOPMENT)
SECTION 1. Zoning Map Amendment. The following property is hereby rezoned from
HDR, High Density Residential, to HDR--PUD –High Density Residential Planned Unit
Development:
Outlot C, EAGLE POINT BUSINESS PARK 2ND ADDITION, Washington County,
Minnesota.
SECTION 2. PUD District Regulations. Permitted uses and regulations acceptable to the
PUD are hereby established as follows:
1. Land Use – Uses permitted within this PUD shall be: All of the permitted uses within
the HDR, High Density Residential, zoning district.
2. Accessory Uses - Accessory uses shall be incidental to the principal uses of the
property and as allowed in the HDR – High Density Residential zoning district.
3. Design and Performance Standards – Unless a PUD deviation has been granted or
conditions imposed, the standards for this property shall be those found in the HDR-
High Density Residential zoning district, Article XII of the Zoning Ordinance. The
following deviations are granted as proposed:
a. Parking between the front of the building façade and the public street as
depicted on the approved Final Plat and PUD Plans.
b. Building Height of no more than 56 feet as measured from the average grade
around the building.
c. Maximum lot coverage of 34%.
SECTION 3. Zoning Map. The zoning map of the City of Lake Elmo shall be republished in
the ordinary course to show the aforesaid zoning, and in the interim the Clerk shall
appropriately mark the zoning map on file in the Clerk’s Office for the purpose of indicating
the rezoning hereinabove provided for in this ordinance, and all of the notations, references,
and other information shown thereon are hereby incorporated by reference and made a part of
this ordinance.
SECTION 4. Effective Date. This ordinance shall become effective immediately upon
adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 5. Adoption Date. This Ordinance 2023-12 was adopted on this 6th day of
June, 2023, by a vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
_________________________________
Charles Cadenhead, Mayor
ATTEST:
_____________________________________
Julie Johnson, City Clerk
This Ordinance 2023-12 was published on the ______ day of __________________, 2023
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2023-056
RESOLUTION AUTHORIZING PUBLICATION OF A SUMMARY OF ORDINANCE
2023-12
WHEREAS, the Lake Elmo City Council has adopted Ordinance No. 2023-12, an ordinance that
amends the City’s Zoning Code Chapter 105 of the Lake Elmo City Code by rezoning all property
at PID 33.029.21.44.0009 from HDR (High Density Residential) TO HDR-PUD (High Density
Residential Planned Unit Development)
WHEREAS, the ordinance is lengthy; and
WHEREAS, Minnesota Statutes, section 412.191, subd. 4, allows publication by title and
summary in the case of lengthy ordinances or those containing charts or maps; and
WHEREAS, the City Council believes that the following summary would clearly inform
the public of the intent and effect of the ordinance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Elmo
that the City Clerk shall cause the following summary of Ordinance No. 2023-12 to be published in
the official newspaper in lieu of the entire ordinance:
Public Notice
The City Council of the City of Lake Elmo has adopted Ordinance No. 2023-12, an ordinance that
amends the Zoning Ordinance Code by rezoning all property at PID 33.029.21.44.0009 from HDR
(High Density Residential) TO HDR-PUD (High Density Residential Planned Unit Development).
This ordinance creates land use standards consistent with the requested Planned Unit Development
for the Amira Lake Elmo project by United Properties which was approved by the Lake Elmo City
Council on June 6, 2023.
The full text of Ordinance 2023-12 is available for inspection at Lake Elmo City Offices during
regular business hours.
BE IT FURTHER RESOLVED by the City Council of the City of Lake Elmo that the City
Administrator keep a copy of the ordinance at City Hall for public inspection and that a full copy of
the ordinance be placed in a public location within the City.
Dated: June 6th, 2023
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Charles Cadenhead, Mayor
ATTEST:
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Julie Johnson, City Clerk
(SEAL)