HomeMy WebLinkAboutPZ PACKET 8-9-2021
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on
Monday August 9, 2021 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda
3. Approve Minutes a. July 26, 2021
4. Public Hearings
a. VARAINCE: The Carmelite Hermitage of the Blessed Virgin Mary (aka Carmel of the Blessed Virgin Mary) have a requested City approval of a variance to the City requirement about having direct access onto a collector street for their facilities located at 8249 Demontreville Trail. The Lake Elmo Zoning Code requires places of worship, such as chapels, to have “direct access” onto a collector or arterial public street. Their current request is to construct a new driveway to Demontreville Trail rather than use the existing driveway through the adjacent property owned by the Jesuits to create a new access to Demontreville Trail (a collector street). This proposed new driveway would be to the north and east of the existing driveway, would serve their entire property and would be used as the access for the existing Hermitage and the proposed future chapel. b. ZONING CODE TEXT AMENDMENT, FINAL PLAT AND CONDITIONAL USE PERMIT. Mr. Joshua Calederon, representing Enterprise Holdings, is requesting several City approvals to allow for the development of an Enterprise Rent-A-Car facility. They are proposing this new facility for the vacant lot on the east side of Jade Trail, north of Hudson Boulevard. The
requests include: 1. An amendment to the City Zoning Code to allow for the rental and sale of motor
vehicles on the same site; and 2. Approval of a final plat for the property; and 3. Approval of a conditional use permit (CUP) to have a motor vehicle sales and rental facility on a property in the commercial zoning district. c. FINAL PUD PLAN AND FINAL PLAT: Mr. Robert Engstrom is requesting City approval of the Final PUD Plan and Final Plat for Wildflower and Lake Elmo 4th Addition. This request is for the 4th and final phase of the development and would create 19 prairie-style lots for single-family homes and 22 courtyard lots for villa-style single-family homes.
5. New/Unfinished Business a. None
2
6. Communications/Updates a. City Council Update 07-20-2021 Meeting – Zoning Code Text Amendment (Accessory Structures in Shoreland District), Tree Preservation Ordinance Amendment 08-04-2021 Meeting – Launch/Crossroads Properties Preliminary PUD (Hudson Blvd and Lake Elmo Avenue), Zoning Ordinance Text Amendment – Setbacks in Agricultural Zoning District b. Staff Updates c. Upcoming PC Meetings: 1. August 23, 2021 2. September 13, 2021
7. Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations.
Lake Elmo Planning Commission Minutes; 7-26-21
City of Lake Elmo
Planning Commission Meeting
Minutes of July 26, 2021
Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00
p.m.
COMMISSIONERS PRESENT: Risner, Graen, Mueller, Steil, Vrieze, Weeks
COMMISSIONERS ABSENT: none
STAFF PRESENT: Planning Director Roberts, City Planner Prchal
Pledge of Allegiance at 7:00 PM
Commissioner Introduction: New Planning Commissioner Micah Vrieze Approve Agenda:
M/S/P: Steil/Weeks moved to approve the agenda. Vote: 6-0, motion carried unanimously.
Approve Minutes:
M/S/P: Graen/Mueller moved to approve the Planning Commission minutes of June 28th, 2021.
Vote: 6-0, motion carried unanimously.
Public Hearings: a. Variances and Lot Division – 3100 Lake Elmo Avenue (Dorschner) City Planner Ben Prchal presented the staff report. He explained that City has received two variance requests from applicant Dale Dorschner, for the property located at 3100 Lake Elmo Ave. The first request is for a variance from the City Code minimum lot width requirement of 125 feet in the Rural Single Family (RS) district. He also noted that the second variance request is to have a front yard setback of 30 feet from the County Road right-of-way instead of 50 feet as required for properties within the Shoreland District. The proposed lots would meet the allowed size for the property and should meet all other setbacks and impervious surface requirements. Prchal explained that the Commission is being asked to hold a public hearing, review, and make a recommendation on the variance requests that would allow for a lot to be subdivided into two lots, resulting in a one lot that would meet all zoning requirements (there is an existing home on the lot) and one lot that would not meet the zoning district’s minimum lot width requirement or required setback from the County Road right-of-way. Mr. Prchal noted that City staff notified all the property owners within 350 feet of this property about the public hearing about the variance requests. City staff received three comments: - Theodore & Ellen Kohn 3160 Lake Elmo Ave – Not Supportive. - Mark Zdechlik 3078 Lake Elmo Ave. – Not Supportive.
Lake Elmo Planning Commission Minutes; 7-26-21
- Todd & Marjorie Williams 3025 Lake Elmo Ave. – Supports the lot split but does not
support the setback variance request. Applicant Dale Dorschner spoke about the history of the lot and the reasoning behind the variance requests. Mr.
Dorschner reiterated that there is no plan to build a home on this site at this time.
Commissioner Risner opened the public hearing at 7:42 PM
Mark Zdechlik - 3078 Lake Elmo Ave – spoke against this variance and lot division.
William Charlton 3095 Lake Elmo Ave N – spoke against this variance and lot division.
M/S/P: Risner/Weeks moved to close the public hearing Vote: 6-0, motion carried unanimously.
Commissioner Risner closed the public hearing at 7:52 PM.
M/S/P: Weeks/Steil moved to recommend approval of the variance request of 13 feet for the proposed Parcel B
for the property located at 3100 Lake Elmo Ave that will allow for the creation of a new lot with a minimum lot
width of 112 feet which allows the proposed lot split to occur.
There was discussion amongst the Commission, brought up by Commissioner Graen, that the language of the
motion needed to be made clear.
M/S/P: Graen/Risner moved to amend the motion which calls for the striking the verbiage that allows for the
proposed lot split to occur, and the creation of Parcel A potentially non-conforming, given the measurements
that were provided by the applicant to the City at time of review. Vote: 6-0, amendment carried unanimous.
M/S/P: Weeks/Steil moved to recommend approval of the variance request of 13 feet for the proposed Parcel B for the property located at 3100 Lake Elmo Ave creation of a new lot with the minimum lot width of 112 feet and the creation of Parcel A potentially becoming non-conforming based off of measurements provided to the City. Vote: 5-1, 5 Ayes, 1 Nay (Vrieze) motion carried. M/S/P: Steil/Vrieze moved to recommend denial of the front yard setback variance request of 20 feet, which would allow a 30 foot front yard setback instead of the required 50 feet for the property identified as Parcel B, south of
the property addressed as 3100 Lake Elmo Avenue with recommended findings and conditions. Vote: 5-1, 5 Ayes,
1 Nay (Weeks) motion carried.
b. Zoning Code Text Amendment – Setback Requirements in the Agricultural (A) Zoning District
City Planner Ben Prchal presented the staff report. He explained that the Agricultural (A) zoning district now requires a 200 foot setback from all property lines for all buildings. Staff has done a review of surrounding Cities to understand if Lake Elmo has a larger than normal setback for buildings in the agricultural district. Being that zoning district descriptions can vary from City to City it should be known that Staffs evaluation was primarily focused on districts obviously classified as agricultural or rural. Also, the setback(s) measurements that were reviewed were only from property lines not wells, HWL, etc. Prchal explained that the Planning Commission is being asked to hold a public hearing and review the proposed ordinance amendments about the required setbacks for buildings within the Agricultural Zoning District. Commissioner Risner opened the public hearing at 8:34 PM
Lake Elmo Planning Commission Minutes; 7-26-21
There were no comments from the public.
Commissioner Risner closed the public hearing at 8:34 PM.
The Commission then discussed the pros and cons of the proposed ordinance amendment that would change the minimum required setback for buildings in the Agricultural Zoning District from 200 feet to 100 feet.
M/S/P: Vrieze/Graen moved to recommend approval of the proposed code amendment(s) that would reduce the required setback(s) for buildings within the Agricultural Zoning District as they have been drafted. Vote: 4 Ayes– 2 Nay (Steil, Weeks). Motion passed.
Communications/Updates City Council Update 07-06 2021 Meeting – Planning Commission Appointment – Micah Vrieze 07-20-2021 Meeting – Zoning Code Text Amendment (Accessory Structures in Shoreland District), Tree Preservation Ordinance Amendment Staff Updates: Director Roberts noted that August 2, 2021 would be Mr. Prchal’s last day working for the City. He publicly thanked him for his service to the City. Upcoming PC Meetings:
• August 9, 2021
• August 23, 2021
Meeting adjourned at 8:51 PM.
Respectfully submitted,
Diane Wendt
Permit Technician
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Land Use Application – Variance
Carmelite Hermitage of the Blessed Virgin Mary
9 July 2021
Property Location
All of Government Lot 4 in Section 9, Township 29 north, Range 21 west, City of Lake Elmo,
Washington County, Minnesota, according to government survey containing 59.4 acres of land.
Also the south 30.6 acres of Government Lot 4 in Section 4, and of the southwest quarter of the
southeast quarter of said Section 4, all in Township 29 north, Range 21 west, according to
government survey, being the south 688 feet thereof.
Detailed Reason for the Request
In 1954, the Discalced Carmelite Nuns of Saint Paul, a non-profit corporation under the laws
of the State of Minnesota, were looking for property upon which to build a permanent monastery.
They were advised of the property which they now own and entered into negotiations with the
owners of the property.
On 2 February 1954, Phillip C. Mackey and his wife Bernadine R. Mackey conveyed their
property, along with its easement, to the Discalced Carmelite Nuns of Saint Paul by warranty
deed, dated that day, and filed for record in Washington County, Minnesota, on 4 February 1954.
As part of their deed of purchase, they obtained a right of way across the neighboring property to
the north (owned by the Jesuit Retreat House) which gave them access to Demontreville Trail.
This right of way has existed since 1904. At the time that the Carmelite Nuns purchased their
property, the right of way across the Jesuit property was the only access from a public road to the
Carmelite property, and it remains the only access today. The Carmelite Nuns have used this
right of way continuously for 66 years.
In 1987 Carmel of the Blessed Virgin Mary (aka Carmelite Hermitage, Carmelite Hermitage
of the Blessed Virgin Mary) was incorporated in the State of Minnesota as a community of
Carmelite Priests and Brothers. In December of 1991, the City of Lake Elmo approved a master
plan for the Carmelite Hermitage consisting of four phases: Phase 1, consisting of a community
building and garage was constructed in 1991/92. Phase 2, consisting of a central courtyard with
covered walkways (cloister) was constructed in 2001/2002. Phase 3 consists of a chapel and is
the building we would now like to construct. Phase 4 will consist of a guest building and library.
We hope to commence Phase 4 around 2022. Additionally, in 1991 the City of Lake Elmo
granted a variance to the Carmelite Hermitage because the Hermitage also uses the easement
over Jesuit land to access Demontreville Trail. The Jesuit Retreat House made no objection to the
variance. The Carmelite Fathers and Brothers have used the easement continuously for 34 years.
In the intervening years, the Carmelite Hermitage has built four new buildings. In 2007, it
requested and received an amendment to its master plan to add an additional building. This
building was built in 2008. The Carmelite Hermitage was not asked to obtain a new variance for
any of these construction projects.
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In 2020, the Carmelite Hermitage applied for and received a CUP from the City of Lake Elmo to
construct a small chapel, shown as phase three on its master plan. An objection was raised by the
Jesuit Retreat House which maintained that the Carmelite Hermitage needed a new variance to
proceed with its chapel project because it does not meet the CUP requirements established by the
City in 2000 and amended in 2006. Since there was doubt about the scope and language of the
original variance granted to the Carmelite Hermitage, as well as doubt about the meaning of the
word direct in the City’s CUP requirements, City staff suggested that the Carmelite Hermitage
apply for a new variance which would clarify all issues related to access to our property. In a
spirit of cooperation, The Carmelite Hermitage agreed to apply for a new variance. The City
Council granted the variance in August 2020 as well as the CUP to build the chapel.
Because of the City Council’s approval of the variance and the CUP, the Jesuit Retreat House
sued the City of Lake Elmo, the Carmelite Hermitage, and the Discalced Carmelite Nuns. The
Carmelite Hermitage and the Discalced Carmelite Nuns reached an out-of-court settlement with
the Jesuit Retreat House on November 1, 2020. The Jesuit Retreat House agreed to give the two
Carmelite monasteries a new easement through its property, farther away from its retreat
buildings. In return, the Carmelite Hermitage agreed to relinquish its approved variance and
CUP, and to apply for a new variance and CUP based upon a new driveway to be built over the
new easement. It was agreed that the new driveway would be built before the new chapel was
commenced. It was further agreed that, once the the new driveway is built, the Discalced
Carmelite Nuns would relinquish their existing easement, and that all future traffic to the
Carmelite monasteries would utilize the new driveway. It was agreed, however, that for
emergencies, either road could be used by any institution or by first responders. Another clause
of the agreement states that the new driveway must built before construction on the new chapel
could begin. For this reason, the Carmelite Hermitage is now applying only for a variance for the
new driveway. It intends to apply for a new CUP in late fall or winter of 2021.
Variance Request, Practical Difficulties:
The Carmelite Hermitage of the Blessed Virgin Mary requests a variance from the direct
access requirement of Section 154.600(B)(2) of the City Code. It further requests that the
variance apply to all 90 acres of the property owned by the Discalced Carmelite Nuns of St. Paul
and that the variance apply to all buildings currently existing on the property as well as all
buildings shown on its approved master plan which remain to be built.
Strict enforcement of the City Code requiring direct access creates not only a practical
difficulty but a serious hardship in that we would be unable to complete our monastery as
planned and approved in 1991 by the City of Lake Elmo. In 1991, The City Council recognized
the hardship that existed with regard to access to our property, and the Council granted us a
variance at that time.
2.a.
Owner of Record
Discalced Carmelite Nuns of Saint Paul
8251 Demontreville Trail
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Lake Elmo, MN 55042
651-777-3882
Officers of the Corporation
Sr. Angela Barrett
Sr. Maravillas Schwab
Sr. Marie Siegmund
Applicant
Carmelite Hermitage of the Blessed Virgin Mary
8249 Demontreville Trail
Lake Elmo, MN 55042
651-779-7351
carmelbvm@gmail.com
Officers of the Corporation
Reverend John Burns
Br. Joseph Bubanko
Br. Christopher Burnside
2.b.
Legal Description of the Property
All of Government Lot 4 in Section 9, Township 29 north, Range 21 west, City of Lake
Elmo, Washington County, Minnesota, according to government survey containing 59.4 acres of
land. Also the south 30.6 acres of Government Lot 4 in Section 4, and of the southwest quarter of
the southeast quarter of said section 4, all in Township 29 north, Range 21 west, according to
government survey, being the south 688 feet thereof.
PID
0902921120002
(Please note that the new driveway will pass over Jesuit property: PID 0402921340001)
Parcel Size
90.109 acres
3,924,760 square feet
Existing Use of the Land
Religious. Two religious communities reside on the property. The members of the communities
engage in a life of prayer, worship, gardening, arts, and crafts. The public is welcome to visit the
monasteries at suitable hours and to worship with them.
Current Zoning
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Public Facility (PF)
2.c.
Section 154.600(B)(2)a. “Direct access is provided to a public street classified by the
Comprehensive Plan as major collector or arterials.”
2.d.
The Carmelite Hermitage of the Blessed Virgin Mary and the Discalced Carmelite Nuns of St.
Paul intend to build a new driveway over land owned by the Disabled Carmelite Nuns and the
Jesuit Retreat House and terminating on Demontreville Trail which is a major collector street.
The Carmelite monasteries request a variance from the direct access requirement of Section
154.600(B)(2) of the City Code. It further requests that the variance apply to all 90 acres of the
property owned by the Discalced Carmelite Nuns of St. Paul and that the variance apply to all
buildings currently existing on the property as well as all buildings shown on its master plan
which remain to be built.
2.e.
In December of 1991, the City of Lake Elmo approved the master plan of the Carmelite
Hermitage consisting of four phases: Phase 1, consisting of a community building and garage
was constructed in 1991/92. Phase 2, consisting of a central court yard with covered walkways
(cloister) was constructed in 2001/2002. Phase 3 consists of a chapel and is the building we
would now like to construct. Phase 4 will consist of a guest building and library. Additionally,
the City of Lake Elmo granted a variance to the Carmelite Hermitage in 1991 since the
Hermitage also used the easement over Jesuit land to access Demontreville Trail. The Jesuit
Retreat House made no objection to the variance.
When the Carmelite Hermitage applied in 2019 for a CUP in order to build a chapel (phase 3
of its master plan), an attorney for the Jesuit Retreat House sent a letter to the City Attorney
contending that the variance of 1991 is not valid for the construction of the chapel because the
CUP code enacted by the City in 2000 and amended in 2006 requires direct access to a collector
road or major arterials. The City Attorney stated that an argument can be made that the Carmelite
Hermitage do not have direct access. Furthermore the City Attorney contended that the 1991
variance applied only to the building which we built in 1991. We disputed this interpretation
because it contradicted the practice of the City to date. We have built several buildings since
1991, including one in 2007 which required an amendment to our master plan, and in none of
these cases did the City require a new variance. Nevertheless, we have agreed to apply for a new
variance in order to clarify all issues related to access to our property.
2.f.
The circumstances of our property are quite unique in that the property has never bordered a
public road since it was divided from the property to the north of it in 1904. At that time, an
unrestricted easement through the northern property was given in order that the southern
property could have access to Demontreville Trail. The Discalced Carmelite Nuns received this
easement as part of their deed of purchase.
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In 2011 the Carmelite nuns acquired three small lots that border their property as well as
Hidden Bay Trail. The lots are undeveloped and have no driveways into them. Hidden Bay Trail
is not a collector road or major arterial street. It is not suitable as an access road to our property.
Strict enforcement of the City Code requiring direct access creates not only a practical
difficulty but a serious hardship in that we would be unable to complete our monastery as
planned and as approved by the City of Lake Elmo in 1991.
2.g.
Our plight was in no way created by ourselves; it is rather the result of the division of the
property in 1904. Our circumstances were recognized as unique by the City Council in 1991, and
for this reason the Council granted us a variance.
2.h.
Granting a variance will in no way alter the essential character of the neighborhood. The only
change to the existing neighborhood will be the addition of a new driveway onto Demontreville
Trail a few hundred feet east of the existing driveway to the Jesuit Retreat House. The new
driveway will enter Demontreville Trail at a point which is removed from other existing
driveways and with good visibility in both directions. This section of of Demontreville Trail
contains only a few homes with very large lot sizes. There will be no disturbance to neighbors.
Traffic to the monasteries will remain more or less as it has been in the past ten years.
LOCATION MAP
00-ENG-120111-SHEET-COVR
0.1
CITY DETAILS
EROSION CONTROL PLANGRADING PLANLEGENDCOVERSHEET INDEX0.10.21.1-1.32.1-2.3
9.1
CARMELITE MONASTERY DRIVEWAY
FINAL GRADING UTILITY & STREET CONSTRUCTION PLAN
LAKE ELMO, MINNESOTA
COVER
SEEDING PLAN3.1
GRADING DETAILS5.1-5.2
STORM SEWER CONSTRUCTION7.1 DRIVEWAY CONSTRUCTION8.1-8.3
I hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
SWPPP4.1
WALKING PATH CONSTRUCTION6.1
00-ENG-120111-SHEET-LGND
0.2LEGENDI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-GRAD
1.1GRADING PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-GRAD
1.2GRADING PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-GRAD
1.3GRADING PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
LEGEND
00-ENG-120111-SHEET-EROS
2.1EROSION CONTROL PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
LEGEND
00-ENG-120111-SHEET-EROS
2.2EROSION CONTROL PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
LEGEND
00-ENG-120111-SHEET-EROS
2.3EROSION CONTROL PLANI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
·
·
·
·
·
·
·
·
·
00-ENG-120111-SHEET-SEED
3.1SEEDING PLANI hereby certify that this plan was prepared by
me or under my direct supervision and that Iam a duly Licensed Professional Engineerunder the laws of the State of Minnesota
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 551202422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-SWPPP
4.1STORMWATER POLLUTION
PREVENTION PLAN
I hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-GRAD-DTLS
5.1GRADING DETAILSI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-GRAD-DTLS
5.2GRADING DETAILSI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-WALK
6.1WALKING PATH CONSTRUCTIONI hereby certify that this plan was prepared by
me or under my direct supervision and that Iam a duly Licensed Professional Engineerunder the laws of the State of Minnesota
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 551202422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
III
III
III
00-ENG-120111-SHEET-STRM
7.1STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-ROAD
8.1DRIVEWAY CONSTRUCTIONI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-ROAD
8.2DRIVEWAY CONSTRUCTIONI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-ROAD
8.3DRIVEWAY CONSTRUCTIONI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
00-ENG-120111-SHEET-DTLS
9.1DETAILSI hereby certify that this plan 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
c
18OFCARMELITE MONASTERY DRIVEWAY
LAKE ELMO, MINNESOTA
06-25-2021
PJC
MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2021 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne
LAKE ELMO, MN 55042
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ken Roberts, Planning Director
From: Dustin Kalis, Fire Chief
Date: 7/20/2021
Re: Land Use Review – Variance Request - Carmelite Hermitage, 8249 Demontreville Trail
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a land use review of Carmelite Hermitage, 8249 Demontreville
Trail based on the Lake Elmo Planning Department packet dated 7/15/21 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
2) The approved fire apparatus access road shall be constructed with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds.
3) An approved fire apparatus turnaround shall be constructed at the end of the road if the road is a dead end.
Proper fire apparatus turnaround shall be maintained if using existing drive or parking areas at the end of the
new driveway.
4) The installation and use of gates shall be in compliance with the fire code. If a gate(s) is to be installed,
provide more detailed information for review.
5) Building address numbers shall be plainly visible from the street fronting the property and shall contrasting
color from the background.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
PAGE 1 of 2
MEMORANDUM
Date: August 4, 2021
To: Ken Roberts, Planning Director Re: Carmelite Monastery Driveway
Cc: Marty Powers, Public Works Director Engineering Construction Plan Review
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Carmelite Monastery Driveway Construction Plans to extend
from Demontreville Trail. The submittal consisted of the following documentation received on July 12, 2021:
Carmelite Monastery Driveway Construction Plans dated June 25, 2021.
No Stormwater Management Plan was provided.
STATUS/FINDINGS: Engineering review comments have been provided for the above referenced Construction
Plans. When submitting revised plans and specifications, please provide a point‐by‐point response letter that
details all changes made to the plans.
FINAL CONSTRUCTION PLANS
1. Access to DeMontreville Trail North. The proposed driveway connects to DeMontreville Trail a distance of
approximately 650 feet north of the Jesuit Driveway Access. The location of the proposed access must be
referenced on the plans with the spacing dimensions listed from the adjacent existing driveways in both
directions.
2. The proposed driveway is proposed with a 20‐foot bituminous width and 2‐foot gravel shoulders.
3. At the connection point to DeMontreville Trail, the proposed driveway appears to be designed to collect
and divert runoff to proposed infiltration basins (Area 200P and Area 250P) on either side of the driveway.
The design and construction of the driveway must be verified that runoff from the driveway is not
permitted to flow into the DeMontreville Trail roadway or right‐of‐way for any storm event.
4. Revise plans to clearly show all property lines, right‐of‐way and easements.
5. Sheet 0.1. Add plan note to identify the standard of care guideline for the collection and depiction of
existing subsurface utility data per CI/ASCE 38‐02.
6. Sheet 1.1 – 1.3. Add culvert pipe size, material, and invert for all proposed and existing culverts.
7. Sheet 1.1 – 1.3. Add the 100‐year HWL elevation and contour for all proposed infiltration basins. Add
emergency overflow elevations and flow paths.
8. Sheet 1.1 – 1.3. Add proposed drainage and utility easements for each infiltration basin, incorporating the
100‐year HWL elevation and contour, and maintenance access routes to all drainage structures.
9. Sheet 1.1. Revise grading plan to eliminate infiltration basin encroachments for areas 200P and 250P from
the DeMontreville Trail right‐of‐way. Revise plans as needed to ensure the EOF flow path from 200P and
250P remain outside of the public right‐of‐way.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
STORMWATER MANAGEMENT
1. The proposed grading and driveway construction is subject to a storm water management plan meeting
State, Watershed District and City rules. Permits will be required from the Valley Branch Watershed
District and the Minnesota Pollution Control Agency.
2. No Stormwater Management Plan was submitted for city review. Approval of the plans must be
conditioned on the applicant submitting a Storm Water Management Report and storm sewer
calculations supporting the proposed design and consistent with all city and watershed rules.
3. All storm sewer proposed for the work will remain privately owned. A Stormwater Easement and
Maintenance Agreement in the city’s standard form will be required for the private owned storm water
management system.
STAFF REPORT
DATE: 8/09/2021
REGULAR ITEM#: 4A – PUBLIC HEARING
MOTION
TO: Planning Commission FROM: Ken Roberts, Planning Director
AGENDA ITEM: Variance – Direct Access for a Place of Worship REVIEWED BY: Ben Prchal, City Planner
INTRODUCTION: The City has received a request from Rev. John Burns of the Carmelite Hermitage for a variance
from the City Code requirement about direct access for a place of worship. He is making this request in order to eventually add a chapel to the Carmelite’s site located at 8249 Demontreville Trail. In
this case, the applicant is asking for City approval for a variance as part of constructing a new driveway to provide access to their property. (Please see his letter, maps and attached plans for more information about this request.)
BACKGROUND:
On December 3, 1991, the City Council approved a variance from the section of the City Code about having frontage a public road for the Carmelite Monastery. The Carmelites made this request so they could construct a building on their parcel (which does not have frontage on a public road).
On August 12, 2019, the Planning Commission held a public hearing about a similar driveway access request for the Carmelites. In this case, they were proposing to use an existing driveway for access for their proposed chapel. The Planning Commission reviewed the applicant’s request and application materials, took testimony from several interested parties and then made a recommendation that the City Council should approve the variance as requested.
On August 20, 2019, the City Council approved the requests of the Carmelites for a variance to the City standard requiring direct access for a place of worship and a conditional use permit for the construction of a chapel on their property located 8249 Demontreville Trail.
On August 18, 2020, the City Council approved the extension of the CUP as contemplated by Condition No. 7 of the 2019 approval resolution and City Code § 154.106(K). Specifically, staff recommended the City Council approve a time extension that provided the Carmelites one year after the resolution of both lawsuits to build their chapel.
2
ISSUE BEFORE PLANNING COMMISSION:
The Commission is being asked to hold a public hearing, review and make recommendation on the above mentioned variance request.
VARIANCE REQUEST DETAILS/ANALYSIS:
Deadline for Action: Application Complete – 7/12/2021 60 Day Deadline – 9/11/2021
Extension Letter Mailed – N/A 120 Day Deadline – N/A
Applicable Regulations: Article V - Zoning Administration and Enforcement
Article XIV – Public and Semi-Public Districts
Variance Request: The Carmelite Hermitage of the Blessed
Virgin Mary requests a variance from the direct access requirement for places of worship as outlined in Section 154.600(B)(2) of the City Code.
Reason for Request. The reason for the variance request is to facilitate the construction of a chapel on their site. The City Code requires places of worship (such as chapels and churches) to have “direct
access” to a public street classified by the Comprehensive Plan as a major collector or arterial. The Carmelites property is land locked and does not have frontage on Demontreville Trail. The Comprehensive Plan classifies Demontreville Trail as a major collector street.
The applicants are proposing to construct a new 20-foot-wide bituminous driveway to the north and
east of the existing driveway that now crosses the Jesuits property that provides access to the Carmelites facility. The proposed driveway will provide access to the Carmelites facility and should not interfere with the Jesuits use of their property. The Jesuits submitted a letter of support dated July 14, 2021 for the proposed location of the new driveway.
REVIEW AND ANALYSIS/DRAFT FINDINGS
An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 154.109 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. 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.
3
FINDINGS: The addition of a chapel to Carmelites site has been planned since at least 1991 when the City first approved a Master Plan for their site. The Carmelites have been using the existing
driveway to Demontreville Trail for access to their site since that time. The proposed chapel is a
reasonable additional use of the Carmelites facility and property and the addition of a new driveway to Demontreville Trail for access purposes solves their access needs.
2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner.
FINDINGS: According to the applicant, the existing lot layout with the access easement to Demontreville Trail has been in place since 1904. This is a unique situation with circumstances not created by the landowner or the current land users – the Carmelite Monks.
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: The proposed variance will allow the Carmelites to use the proposed driveway for
access for their facilities including the proposed chapel. By using the proposed driveway to
Demontreville Trail, the Carmelites will not be altering the essential character of the locality (or area) in which their property is located.
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. The proposed variance to allow the use of the proposed driveway for access for their
facilities and the proposed chapel. It will not impair an adequate supply of light and air to
properties adjacent to the subject property, increase congestion of public streets or substantially diminish or impair property values within the neighborhood. The expected traffic levels on Demontreville Trail with the addition of the proposed chapel and the new driveway is expected to
remain about the same as it has been for the past ten years.
CITY ENGINEER REVIEW:
The applicant submitted to the City the proposed construction plans for the new driveway. The City Engineer reviewed the proposed plans and provided comments about them in his memo dated August 4, 2021. He noted that this driveway project will require a permit from the Valley Branch Watershed
District and that he will need to approve the final construction plans before the applicant starts the project. This review will be to ensure the driveway can support emergency vehicles and fire apparatus and that drainage or run-off from the new driveway will be controlled and managed as it is not permitted to flow into the Demontreville Trail roadway or right-of-way in any storm event.
FIRE DEPARTMENT REVIEW:
Dustin Kalis, the City Fire Chief provided planning staff with review comments about the proposed driveway plans. He noted that the driveway will need to meet the Fire Department requirements for
widths and turning radiuses and shall be constructed to support up to 75,000 pounds.
4
FISCAL IMPACT:
Staff has not found that the proposed variance will have any impact to the City.
OPTIONS:
The Planning Commission may:
• Recommend approval of the proposed variance.
• Recommend approval of the proposed variance with recommended conditions.
• Recommend denial of the variance, citing recommended findings of fact for denial.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the request from Rev. John
Burns of the Carmelite Hermitage for a variance from the City’s requirement for direct access to a
major collector or arterial street for a place of worship for the property located at 8249 Demontreville Trail.
“Move to recommend approval of the request from Rev. John Burns of the Carmelite Hermitage for a variance from the City’s requirement for direct access to a major collector or arterial street for a place of worship for the property located at 8249 Demontreville Trail. This approval shall be subject to the City Engineer and Fire Chief approving the final driveway construction plans and
the applicant receiving a permit from the Valley Branch Watershed District before starting the
construction of the new driveway.”
ATTACHMENTS:
1) Variance request narrative dated July 9, 2021 (5 pages) 2) July 14, 2021 letter from the Jesuit Retreat House 3) Location Map 4) Property Line Map 5) Proposed driveway plans dated June 25, 2021 (18 pages) 6) Fire Department Review dated July 20, 2021 7) Engineering Review comments dated August 4, 2021
SITE DEVELOPMENT PLANSFORENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTASHEET INDEXTHIS PLAN CONTAINS 12 SHEETSSHEET NO.DESCRIPTIONC1TITLE SHEETC2-C5DETAILSC6DETAILS & CONSTRUCTION NOTESC7EXISTING CONDITIONS & REMOVALS PLANC8SITE PLANC9GRADING & DRAINAGE PLANC10UTILITY PLANC11-C12 STORMWATER POLLUTION PREVENTION PLANGopher State One Call651-454-00021-800-252-1166Toll Free:Twin City Area:CALL BEFORE YOU DIG!SITELOCATIONSITELOCATIONCITY OF LAKE ELMOSECTION 34, TOWNSHIP 29, RANGE 21WASHINGTON COUNTYTHE SUBSURFACE UTILITY INFORMATIONDEPICTED IN THESE PLANS ARE SHOWNACCORDING TO CI/ASCE 38-02, "STANDARDGUIDELINES FOR THE COLLECTION ANDDEPICTION OF EXISTING SUBSURFACE UTILITYDATA," LEVEL D STANDARDS.SCALE IN FEET140002800PROJECTLOCATIONINTERSTATE 94LAKE ELMO10TH STREET NORTHLEGENDIMPAIRED WATERSCITY OFOAKDALECITY OFWOODBURYCITY OFLAKE ELMOINTERSTATE 494 INTERSTATE 694
KEATS AVENUE NORTH
INWOOD AVENUE NORTH15TH STREET NORTH4TH STREET NORTHHUDSON BOULEVARD NORTHLAKE ELMO AVENUE NORTHHUDSON ROAD NORTHGOOSE LAKEf:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Title Sheet.dwg
C1 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTATITLE SHEETI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comP R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Details.dwg
C2 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTADETAILSI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comP R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Details.dwg
C3 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTADETAILSI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.com2'
2'P R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Details.dwg
C4 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTADETAILSI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comNOTES:1. MOUNTED SIGN MUST BE CENTERED AT THE HEAD OF THE SPACE, BETWEEN 60 INCHES (MINIMUM)AND 66 INCHES (MAXIMUM) FROM THE PARKING SURFACE TO THE BOTTOM OF THE SIGN.P R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Details.dwg
C5 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTADETAILSI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comP R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Details.dwg
C6 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTADETAILS & CONSTRUCTIONNOTESI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comGENERAL CONSTRUCTION AND SOILS NOTES:1. THE 2018 EDITION OF THE MINNESOTA DEPARTMENT OFTRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION"SHALL APPLY.2. THE 2013 EDITION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA"STANDARD SPECIFICATIONS" SHALL APPLY.3. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNINGCODES, LAWS AND ORDINANCES.4. THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLEFOR FOLLOWING ALL APPLICABLE OSHA STANDARDS.5. CONTRACTOR SHALL VERIFY ALL EXISTING UTILITIES AND CALL GOPHERSTATE ONE CALL 48 HOURS PRIOR TO CONSTRUCTION WORK. EXISTINGUTILITIES SHOWN ON THESE PLANS ARE ONLY APPROXIMATE AND MAYNOT BE RELIED UPON AS EXACT OR COMPLETE.6. IF UTILITY RELOCATION IS NECESSARY, THE CONTRACTOR SHALL COORDINATE CONSTRUCTION ACTIVITIES WITH THE APPROPRIATE UTILITYCOMPANIES.7. MATERIAL UNSUITABLE FOR CONSTRUCTION ( E.G. TOPSOIL, SILTS,ROOTS, ORGANIC MATERIALS, PEATS, DEBRIS, ETC.) ENCOUNTEREDDURING EXCAVATION WITHIN THE PARKING LOT AND BUILDING SHALL BEREMOVED AND PROPERLY DISCARDED UNLESS OTHERWISE APPROVEDBY THE SOILS ENGINEER.8. FILL WITHIN THE PARKING LOT AND BUILDING SHALL BE SUITABLEMATERIAL AND PLACED IN LOOSE LIFTS NO THICKER THAN TWELVE (12)INCHES. COMPACTION WITHIN THE PARKING LOT AND BUILDING SHALL BECOMPACTED TO 100% OF THE MAXIMUM STANDARD PROCTOR DENSITYWITHIN THE TOP 3 FEET. SUITABLE MATERIAL SHALL CONSIST OF SW, SP,SP-SM, AND SM USCS CLASSIFICATIONS.9. TOPSOIL SHALL BE SALVAGED AND STOCKPILED FOR USE AS TOPSOIL INGREEN SPACES DISTURBED DUE TO CONSTRUCTION.10. THE CONTRACTOR IS RESPONSIBLE FOR DISPOSING OF BITUMINOUS ANDCONCRETE MATERIALS DISTURBED BY CONSTRUCTION IN ACCORDANCEWITH MNDOT SPEC 2104.3.11. ALL EXCESS MATERIAL SHALL BE DISPOSED OF OFFSITE.6" CONCRETEPAVEMENT6" GRANULAR BASECONCRETE DUMPSTER PAVEMENT NOT TO SCALE3C6PLACED ON APPROVEDSUBGRADE8" CLASS 5 AGGREGATE BASEPLACED ON APPROVED SUBGRADE1.5" TYPE SP 12.5 WEARINGCOURSE MIXTURE (SPWEA340C)2.0" TYPE SP 12.5 NON WEARINGCOURSE MIXTURE (SPNWB330C)TACK COATLIGHT DUTY BITUMINOUS PAVEMENT NOT TO SCALE2C6B612 TIPOUT CURB & GUTTER NOT TO SCALE1C64" CONCRETEPAVEMENT4" GRANULAR BASEPRIVATE CONCRETE SIDEWALK NOT TO SCALE4C6PLACED ON APPROVEDSUBGRADEP R E L I M I N A R Y
8" DIP CL 52 Watermain8" DIP CL 52 Watermain80LF 12" PVC SDR 26 @ 0.46%138LF 12" PVC SDR 26 @ 0.53%124LF 12" PVC SDR 26 @ 0.48%145 LF 12" PVC SDR 26 @ 0.41%111 LF 12" PVC SDR 35 @ 0.68%124 LF 12" PVC SDR 35 @ 1.65%249 LF 12" PVC SDR 35 @ 3.96%223 LF 12" PVC SDR 35 @ 0.41%8" DIP CL 52 Watermain30LF 15" RCPCL V @ 0.50%118LF 15" RCP CL V @ 2.79%120LF 15" RCP CL V @ 2.88%67LF 15" RCP CL V @ 2.96%150LF 15" RCP CL V @ 2.35%134LF 15" RCP CL V @ 3.76%134LF 18" RCP CL V @ 2.34%138LF 21" RCP CL IV @ 2.23%124LF 24" RCP CL III @ 2.59%81LF 24" RCP CL III @ 2.23%81LF 21" RCP CL IV @ 0.62%70LF 24" RCP CL III @ 0.53%77LF 42" CL III @ 0.20%55LF 15" RCP CL V @ 1.15%30LF 15" RCPCL V @ 0.60%30LF 15" RCPCL V @ 3.33%30 LF 15" RCPCL V @ 1.13%30LF 15" RCPCL V @ 0.83%25LF 15" RCP CL V @ 0.64%REMOVE 5LF STORMSEWER PIPEf:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Existing Conditions & Removals Plan.dwg
C7 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTAEXISTING CONDITIONS &REMOVALS PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comSCALE IN FEET30060LEGENDEXISTING CONTOURPROPOSED SAWCUT998EXISTING CURB & GUTTERPROPOSED CURB & GUTTEREXISTING STORM SEWERREMOVE STORM SEWEREXISTING CONCRETEPROPOSED BITUMINOUS PAVEMENTEXISTING CATCH BASINEXISTING SANITARY MANHOLESEXISTING WATERMAINEXISTING BITUMINOUS PAVEMENTREMOVE STORMSTRUCTURESAWCUT BITUMINOUS PAVEMENT (FULLDEPTH) (TYP.)REMOVE BITUMINOUSPAVEMENT (TYP.)SAWCUT CONCRETE CURB &GUTTER (FULL DEPTH) (TYP.)REMOVE CONCRETE CURB &GUTTER (TYP.)P R E L I M I N A R Y
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C8 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTASITE PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comCar SalesDR / Light Truck Ready / ReturnsDR / Light Truck StackSPACE ALLOCATION LEGENDCustomer / Visitor / EmployeePARKING DATADESCRIPTION:ACTUALTHROUGHPUT+ / -Car Sales Spaces141DR / Light Truck Ready18DR / Light Truck Returns10DR / Light Truck Stack43Total Daily Rental:71Customer / Employee Spaces29Handicap Spaces2Grand Total Spaces:24311111333334412555551255555655555555RAISED DISPLAY*9812985LEGENDEXISTING CURB & GUTTERPROPOSED CURB & GUTTEREXISTING STORM SEWERPROPOSED STORM SEWEREXISTING CONCRETEPROPOSED CONCRETEPROPOSED LIGHT DUTY BITUMINOUS PAVEMENTEXISTING CATCH BASINEXISTING SANITARY MANHOLESEXISTING WATERMAINPROPOSED WATER SERVICEPROPOSED CATCH BASINPROPOSED TIPOUT CURB & GUTTEREXISTING BITUMINOUS PAVEMENT102C63C612125513131313111111010111PROPOSED HEAVY DUTY BITUMINOUS PAVEMENT114" SOLID LINEWHITE (TYP.)10NUMBER OF PARKING STALLS1C614142226111511*111414242412121313102122224C613131313355665111111111178888859555555555555121212121212121212121212121212P R E L I M I N A R Y
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C9 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTAGRADING & DRAINAGE PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121651.905.5000JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comSCALE IN FEET30060EXISTING CURB & GUTTERPROPOSED CURB & GUTTEREXISTING STORM SEWERPROPOSED STORM SEWEREXISTING CONCRETEPROPOSED CONCRETEEXISTING CATCH BASINEXISTING SANITARY MANHOLESEXISTING WATERMAINPROPOSED WATER SERVICEPROPOSED CATCH BASINPROPOSED TIPOUT CURB & GUTTEREXISTING BITUMINOUS PAVEMENTGRADING LIMITSPROPOSED LIGHT DUTY BITUMINOUS PAVEMENTTW 994.5BW 987.0TW 994.6BW 985.5P R E L I M I N A R Y
8" DIP CL 52 Watermain8" DIP CL 52 Watermain80LF 12" PVC SDR 26 @ 0.46%138LF 12" PVC SDR 26 @ 0.53%124LF 12" PVC SDR 26 @ 0.48%145 LF 12" PVC SDR 26 @ 0.41%111 LF 12" PVC SDR 35 @ 0.68%124 LF 12" PVC SDR 35 @ 1.65%249 LF 12" PVC SDR 35 @ 3.96%223 LF 12" PVC SDR 35 @ 0.41%118LF 15" RCP CL V @ 2.79%120LF 15" RCP CL V @ 2.88%67LF 15" RCP CL V @ 2.96%150LF 15" RCP CL V @ 2.35%134LF 15" RCP CL V @ 3.76%134LF 18" RCP CL V @ 2.34%138LF 21" RCP CL IV @ 2.23%124LF 24" RCP CL III @ 2.59%81LF 24" RCP CL III @ 2.23%81LF 21" RCP CL IV @ 0.62%70LF 24" RCP CL III @ 0.53%77LF 42" CL III @ 0.20%55LF 15" RCP CL V @ 1.15%30LF 15" RCPCL V @ 0.60%30LF 15" RCPCL V @ 3.33%30 LF 15" RCPCL V @ 1.13%30LF 15" RCPCL V @ 0.83%25LF 15" RCP CL V @ 0.64%1010FFE=1000.0FFE=1000.0GF=1002.00FFE=1000.00MH-70172" DIA (R-1642)RIM=992.34INV(W)=979.65INV(N)=982.90 1INV(SE)=978.64LEGENDEXISTING CURB & GUTTERPROPOSED CURB & GUTTEREXISTING STORM SEWERPROPOSED STORM SEWEREXISTING CONCRETEPROPOSED CONCRETEEXISTING CATCH BASINEXISTING SANITARY MANHOLESEXISTING WATERMAINPROPOSED WATER SERVICEPROPOSED CATCH BASINPROPOSED TIPOUT CURB & GUTTERf:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Utility Plan.dwg
C10 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTAUTILITY PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comSCALE IN FEET30060CB-701A60" DIA (R-3067-V)RIM=995.83INV(S)=982.97 (FIELD VERIFY)INV(E)=983.40CB-703B48" DIA (R-3067-V)RIM=995.17INV(W)=985.45INV(NE)=990.05CBMH-70360" DIA (R-3067-V)RIM=994.52INV(E)=985.19INV(W)=989.31INV(N,S)=985.03CB-705C48" DIA (R-3067-V)RIM=997.65INV(W)=994.59INV(E)=995.19CB-705B48" DIA (R-3067-V)RIM=997.85INV(NW,E)=994.10CBMH-70560" DIA (R-3067-V)RIM=1001.32INV(NE)=994.93 1INV(NW)=994.97INV(SE)=993.65INV(S)=991.24107LF 15" HDPE @ 0.46%
116LF 15" HDPE @ 2.00%CONNECT TO EXISTINGSTORM SEWER20LF 21" RCP CL IV @ 0.35%CONNECT TO EXISTINGSTORM SEWERINV=985.30 (FIELD VERIFY)15LF 21" RCP CL IV @ 0.70%22LF 21" HDPE @ 0.70%15LF 18" RCP CL V @ 1.00%56LF 18" RCP CL V @ 1.00%CONNECT TO EXISTINGSTORM SEWERINV=993.80 (FIELD VERIFY)CB-701B48" DIA (R-2501-A)RIM=994.09INV(W,E)=985.29CB-701D48" DIA (R-2501-A)RIM=997.62INV(SW,N)=990.40INV(W)=990.95CONNECT ROOFDRAIN TO 4"PVC (TYP.)REFERENCE NOTES:1 INVERT NOT SHOWN ON SURVEY. INVERT PER CONSTRUCTION PLANS DATED 06-02-2014.FIELD VERIFY ELEVATION.CB-703D27" DIA (R-2501-A)RIM=998.04INV(SW)=993.27INV(E)=993.8299 LF 12" HDPE @ 2.04%CB-703C48" DIA (R-3067-V)RIM=995.93INV(S,NE)=991.25INV(E)=991.8060LF 12" HDPE @ 2.00%CB-701E48" DIA (R-2501-A)RIM=997.50INV(S)=991.87INV(W,NW)=992.42CB-701C48" DIA (R-3067-V)RIM=993.83INV(W)=987.10INV(NE)=987.3087LF 15" HDPE @ 2.08%155LF 12" HDPE @ 2.00%99LF 12" HDPE @ 1.49%97LF 4"
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108LF 4" PVC SCH 40 @ 2.50%70 LF 4" PVC SCH 40 @ 1.64%INV=994.05INV=994.97CONNECT TO EXISTINGSANITARY SERVICEINV=986.32 (FIELD VERIFY)CONNECT TO EXISTINGWATER SERVICECONNECT TO EXISTINGSANITARY SERVICEINV=988.29 (FIELD VERIFY)CONNECT TO EXISTINGWATER SERVICE4" PVC SCH 40WATER SERVICE4" PVC SCH 40WATER SERVICE220LF 6" PVC SCH 40 @ 2.50%140 LF 6" PVCSCH 40 @ 2.50%INV=989.80UTILITY NOTES:1. WATER SERVICES SHALL MAINTAIN A MINIMUM OF 7.5 FT OF COVER.2. ALL HDPE STORM SEWER SHALL BE DUAL WALL.EXISTING BITUMINOUS PAVEMENTPROPOSED LIGHT DUTY BITUMINOUS PAVEMENTPROPOSED HEAVY DUTY BITUMINOUS PAVEMENTCONNECTROOF DRAIN TO4" PVC (TYP.)59LF 4" PVC SCH 40 @ 1.70%22.5° BEND22.5° BENDP R E L I M I N A R Y
1010980990
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████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████████SILT FENCE (TYP.)INLET CONTROL (TYP.)PROPOSED SILT FENCEPROPOSED INLET PROTECTIONPROPOSED ROCK CONSTRUCTION EXITf:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Stormwater Pollution Prevention Plan.dwg
C11 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTASTORMWATER POLLUTIONPREVENTION PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121651.905.5000JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comSCALE IN FEET30060ROCK CONSTRUCTIONEXIT (TYP.)LEGENDEXISTING CONTOURPROPOSED CONTOURPROPOSED CONSTRUCTION/GRADING LIMITS998998███EXISTING CURB & GUTTERPROPOSED CURB & GUTTEREXISTING STORM SEWERPROPOSED STORM SEWEREXISTING CONCRETEPROPOSED CONCRETEEXISTING CATCH BASINEXISTING SANITARY MANHOLESEXISTING WATERMAINPROPOSED WATER SERVICEPROPOSED CATCH BASINPROPOSED TIPOUT CURB & GUTTEREXISTING BITUMINOUS PAVEMENTPROPOSED DRAINAGE PATHSILT FENCEMN/DOT SEED MIXTURE/SODFERTILIZERSTABILIZED ROCK EXITSTORM DRAIN INLET PROTECTIONMULCH2,500 LFSEE LANDSCAPE PLANSEE LANDSCAPE PLAN2 EACH20 EACHSEE LANDSCAPE PLANESTIMATED EROSION CONTROL QUANTITIESGRADING LIMITSPROPOSED LIGHT DUTY BITUMINOUS PAVEMENTP R E L I M I N A R Y
f:\survey\boulder ponds - washington\02 engineering - 88862\01 CAD\05 Sheet Files\Stormwater Pollution Prevention Plan.dwg
C12 OF C12DATE:LIC. NO.:SHEET NO.PROJECT: 88862REVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:ENTERPRISE RENT-A-CARXXX JADE TRAIL NORTHLAKE ELMO, MINNESOTASTORMWATER POLLUTIONPREVENTION PLAN NOTESI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.ENTERPRISE HOLDINGS2775 BLUE WATER ROADEAGAN, MINNESOTA 55121651.905.5000JEFFREY A. PRASCH, P.E.07.09.2152706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comPROJECT INFORMATION:DISTURBED AREA: 4.62 ACRESEXISTING IMPERVIOUS AREA: 0.00 ACRESPROPOSED IMPERVIOUS AREA: 3.20 ACRESNEW IMPERVIOUS AREA: 3.20 ACRESEROSION CONTROL SUPERVISOR CONTACT: TBDIMPAIRED WATERS WITHIN ONE (1) MILE THAT RECEIVE RUNOFF: NONEENTITY RESPONSIBLE FOR LONG-TERM OPERATION & MAINTENANCE OF PERMANENT UNDERGROUND STORM SEWER SYSTEMS: OWNER OF PROPERTYA PROPOSED ENTERPRISE RENT-A-CAR FACILITY IS PROPOSED ON OUTLOT F - BOULDER PONDS IN LAKE ELMO, MINNESOTA. THE CURRENT SITE IS 4.29 ACRES AND VACANT.THERE ARE COMMERCIAL BUILDINGS ADJACENT TO THE SITE TO THE EAST AND ACROSS THE STREET TO THE WEST. THERE IS A RESIDENTIAL DEVELOPMENT LOCATED TO THENORTHWEST OF THE SITE. CURRENTLY, THE ENTIRE SITE DRAINS TO “WET BASIN 7” TO THE SOUTH OF THE SITE VIA SURFACE FLOW.THE PROPOSED IMPROVEMENTS INCLUDE A BUILDING, CAR WASH, AND PARKING LOT. THE PROPOSED STORMWATER IMPROVEMENTS WILL INCLUDE AN UNDERGROUNDSTORM SEWER SYSTEM. MOST OF THE SITE STORM WATER FROM THE PROPOSED IMPROVEMENTS WILL BE DIRECTED TO AN ON-SITE STORM SEWER SYSTEM. FROM THERE, THESTORMWATER WILL BE CONVEYED TO ONE OF THREE STORM SEWER STUBS. THE SITE STORMWATER WILL THEN BE DIRECTED TO STORMWATER POND “WET BASIN 7” VIA CITYSTORM SEWER.KNOWLEDGEABLE PERSON/CHAIN OF RESPONSIBILITYTHE CONTRACTOR SHALL IDENTIFY A PERSON KNOWLEDGEABLE AND EXPERIENCED IN THE APPLICATION OF EROSION PREVENTION AND SEDIMENT CONTROL BMPS WHO WILLOVERSEE THE IMPLEMENTATION OF THE SWPPP, INCLUDING: INSTALLATION, INSPECTION AND MAINTENANCE OF THE EROSION PREVENTION AND SEDIMENT CONTROL BMPS. THEGENERAL CONTRACTOR SHALL ATTACH CONTACT INFORMATION TO THE SWPPP PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITY.THE CONTRACTOR SHALL ESTABLISH A CHAIN OF RESPONSIBILITY FOR ALL CONTRACTORS AND SUB-CONTRACTORS ON SITE TO ENSURE THE SWPPP IS BEING PROPERLYIMPLEMENTED AND MAINTAINED. THE CONTRACTOR SHALL PROVIDE THE CHAIN OF RESPONSIBILITY TO THE OWNER AND ATTACH TO THE SWPPP PRIOR TO ANY CONSTRUCTIONACTIVITY.STORMWATER POLLUTION PREVENTION PLAN NOTES:1. PRIOR TO ANY CONSTRUCTION ACTIVITIES, THE CONTRACTOR SHALL ACQUIRE THE NECESSARY MPCA NPDES STORM WATER PERMIT.2. ALL EROSION AND SEDIMENT CONTROL BMP'S SHALL BE INSTALLED PRIOR TO STARTING ANY CONSTRUCTION ACTIVITIES. BMP'S SHALL BE MAINTAINED UNTIL ALL DISTURBEDAREAS HAVE BEEN PERMANENTLY STABILIZED.3. THE CONTRACTOR IS RESPONSIBLE FOR ALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES FOR THE PROJECT.4. EROSION PREVENTION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS ARE THE ABSOLUTE MINIMUM REQUIREMENTS. THE CONTRACTOR SHALL IMPLEMENTADDITIONAL MEASURES AS NECESSARY TO PROPERLY MANAGE THE PROJECT AREA.5. THE CONTRACTOR SHALL KEEP THE SWPPP, INCLUDING ALL AMENDMENTS AND INSPECTION AND MAINTENANCE RECORDS ON SITE DURING CONSTRUCTION.6. THE CONTRACTOR SHALL DOCUMENT AMENDMENTS TO THE SWPPP AS A RESULT OF INSPECTION(S) WITHIN 7 DAYS.7. THE CONTRACTOR SHALL FILE A NOTICE OF TERMINATION WITHIN THIRTY (30) DAYS OF ACHIEVING PERMANENT STABILIZATION.8. THE CONTRACTOR SHALL SCHEDULE THEIR OPERATION TO MINIMIZE THE AMOUNT OF DISTURBED AREA AT ANY GIVEN TIME.9. THE INFILTRATION AREAS SHALL BE PROTECTED AND HAVE RIGOROUS EROSION AND SEDIMENT CONTROLS IF GRADED WITHIN 3 FEET OF THE FINAL GRADES. THE CONTROLSSHALL KEEP RUNOFF COMPLETELY AWAY FROM THE INFILTRATION AREAS UNTIL FINAL STABILIZATION IS COMPLETE.10. STABILIZE AREAS THAT ARE WITHIN 200 FEET OF AND DRAIN TO PUBLIC WATER WITHIN 24 HOURS DURING FISH SPAWNING TIMES.11. WATER SHALL BE USED, IF NECESSARY, FOR DUST CONTROL.12. ALL EROSION CONTROL SHALL CONFORM TO THE MNDOT EROSION CONTROL HANDBOOK.13. INLET PROTECTION SHALL BE INSTALLED AT ANY INLET THAT MAY RECEIVE RUNOFF FROM THE DISTURBED AREAS OF THE PROJECT. THE CONTRACTOR SHALL BERESPONSIBLE FOR INSPECTING AND MAINTAINING INLET PROECTIONS PLACED WITHIN THE PUBLIC RIGHT-OF-WAY UNTIL FINAL STABILIZATION IS ACHIEVED. IF A SPECIFICSAFETY CONCERN HAS BEEN IDENTIFIED, WRITTEN AUTHORIZATION MUST BE RECEIVED BY THE CITY ENGINEER IN ORDER TO REMOVE THAT PARTICULAR INLET CONTROL.14. ALL EXPOSED SOILS, INCLUDING STOCKPILES, SHALL BE TEMPORARILY STABILIZED PER MNDOT SPECIFICATION 2575 WITHIN 7 DAYS AFTER CONSTRUCTION ACTIVITY HASTEMPORARILY CEASED. STABILIZATION OF ALL EXPOSED AREAS MUST BE INITIATED IMMEDIATELY.15. STOCKPILES SHALL NOT BE PLACED ON ROADS, DRIVEWAYS, SURFACE WATERS OR SWALES. EFFECTIVE SEDIMENT CONTROL SHALL BE INSTALLED IMMEDIATELY AROUND ALLSOIL STOCKPILES.16. THE CONTRACTOR SHALL SWEEP AND REMOVE ALL SOILS AND SEDIMENT TRACKED OR OTHERWISE DEPOSITED ONTO PUBLIC ROADS OR PRIVATE DRIVEWAYS AS NEEDED ORAS DIRECTED BY THE CITY.17. THE NORMAL WETTED PERIMETER WITHIN 200 LINEAL FEET OF ANY PROJECT DISCHARGE LOCATION SHALL BE STABILIZED WITHIN 24 HOURS OF CONNECTING TO THEDISCHARGE LOCATION.18. IF DEWATERING IS NECESSARY, THE CONTRACTOR IS RESPONSIBLE FOR ADHERING TO ALL DEWATERING AND SURFACE DRAINAGE REGULATIONS. THE APPROPRIATE PERMITSSHALL BE ACQUIRED PRIOR TO COMMENCING DEWATERING ACTIVITIES.19. TURBID AND SEDIMENT-LADEN WATERS SHALL BE DIRECTED TO A TEMPORARY SEDIMENT POND PRIOR TO DISCHARGING. A VISUAL CHECK SHALL BE CONDUCTED PRIOR TODISCHARGING TREATED WATER FROM THE SEDIMENT POND TO ENSURE NUISANCE CONDITIONS WILL NOT RESULT FROM THE DISCHARGE.20. ALL EROSION AND SEDIMENT CONTROL DEVICES SHALL BE REMOVED FROM THE SITE WITHIN THIRTY (30) DAYS AFTER PERMANENT STABILIZATION HAS BEEN ACHIEVED.21. THE CORRECTIVE ACTION MUST BE COMPLETED BY THE NEXT BUSINESS DAY AFTER DISCOVERY WHEN PERIMETER CONTROL DEVICES BECOME NONFUNCTIONAL OR THESEDIMENT REACHES ONE-HALF (1/2) THE HEIGHT OF THE DEVICE.22. PERMITEE MUST MINIMIZE SOIL COMPACTION. METHODS OF MINIMIZING SOIL COMPACTION INCLUDE THE USE OF TRACKED EQUIPMENT AND STAYING OFF AREAS TO BE LEFTCOMPACTED. AREAS OF COMPACTED SOIL WILL BE REMOVED OR LOOSENED VIA TILLING TO A DEPTH OF NO LESS THAN 6 INCHES.23. CONTRACTOR SHALL CONSISTENTLY MAKE SURE INLET PROTECTIONS ARE IN GOOD WORKING ORDER AND EMERGENCY OVERFLOWS ARE NOT BLOCKED OF DEBRIS.24. SECTIONS 5.11, 5.13-5.16, 5.18, & 5.22 OF THE 2018 CONSTRUCTION STORMWATER GENERAL PERMIT DO NOT APPLY.TRAINING DOCUMENTATION:SWPPP DESIGNER: JEFF PRASCH (DEMARC LAND SURVEYING & ENGINEERING) - "DESIGN OF CONSTRUCTION SWPPP" TRAINING EXPIRES MAY 31, 2020.THE CONTRACTOR (OPERATOR) SHALL ADD TO THE SWPPP TRAINING RECORDS FOR THE FOLLOWING PERSONNEL:·INDIVIDUALS OVERSEEING THE IMPLEMENTATION OF, REVISING, AND AMENDING THE SWPPP·INDIVIDUALS PERFORMING INSPECTIONS·INDIVIDUALS PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE AND REPAIR OF BMPSEXPECTED SEQUENCE OF CONSTRUCTION1. INSTALL ROCK STABILIZING EXIT(S), PERIMETER CONTROL, INLET CONTROL AND STABILIZE DOWN GRADIENT BOUNDARIES.2. COMPLETE SITE GRADING.4. INSTALL UTILITIES.5. APPLY EARLY APPLICATION OF BASE COURSE.6. INSTALL CURB AND GUTTER, AND PAVING.7. COMPLETE FINAL GRADING AND PERMANENT STABILIZATION.8. REMOVE EROSION AND SEDIMENT CONTROL BMPs AFTER PERMANENT STABILIZATION IS ACHIEVED.TEMPORARY SEDIMENT BASINS1. THE CONTRACTOR SHALL INSTALL SEDIMENT BASIN(S) REQUIRED BY THE NPDES CONSTRUCTION PERMIT IF FIVE (5) OR MORE ACRES DISCHARGE TO A COMMON LOCATION.2. TEMPORARY SEDIMENT BASIN OUTLETS SHALL BE CONSTRUCTED TO PREVENT SHORT-CIRCUITING AND PREVENT THE DISCHARGE OF FLOATING DEBRIS.3. BASINS MUST HAVE THE ABILITY TO ALLOW COMPLETE DRAWDOWN, INCLUDE A STABILIZED EMERGENCY OVERFLOW, WITHDRAW WATER FROM THE SURFACE, AND PROVIDEENERGY DISSIPATION AT THE OUTLET.4. TEMPORARY SEDIMENT BASINS SHALL BE PROVIDED WITH ENERGY DISSIPATION AT ANY BASIN OUTLET TO PREVENT SOIL EROSION.5. SEDIMENT BASINS MUST BE SITUATED OUTSIDE OF SURFACE WATERS AND ANY BUFFER ZONES, AND MUST BE DESIGNED TO AVOID THE DRAINING WATER FROM WETLANDS.6. BASINS SHALL BE SIZED ACCORDING TO THE CONSTRUCTION STORMWATER GENERAL PERMIT REQUIREMENTS. CALCULATIONS SHALL BE PROVIDED WITH THE SWPPP.7. SEDIMENT BASINS SHALL NOT BE PLACED IN FUTURE INFILTRATION AREAS.8. SEDIMENT BASINS SHALL BE DRAINED AND SEDIMENT REMOVED WHEN IT REACHES 12 THE STORAGE VOLUME WITHIN 72 HOURS.INSPECTIONS AND MAINTENANCE1. ALL INSPECTIONS, MAINTENANCE, REPAIRS, REPLACEMENTS AND REMOVAL OF BMPS SHALL BE CONSIDERED INCIDENTAL TO THE BMP BID ITEMS.2. THE CONTRACTOR SHALL COMPLETE SITE INSPECTIONS, AND BMP MAINTENANCE TO ENSURE COMPLIANCE WITH THE PERMIT REQUIREMENTS.3. THE CONTRACTOR SHALL PROVIDE A TRAINED PERSON TO INSPECT THE ENTIRE CONSTRUCTION SITE AT LEAST ONCE EVERY SEVEN (7) DAYS DURING ACTIVE CONSTRUCTIONAND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL INSPECTIONS MUST BE RECORDED IN WRITING WITHIN 24 HOURS OFCONDUCTING THE INSPECTIONS AND THE RECORDS MUST BE RETAINED WITH THE SWPPP. IF ANY DISCHARGE FROM THE SITE IS OBSERVED THE DISCHARGE MUST BEDESCRIBED AND PHOTOGRAPHED.4. TEMPORARY AND PERMANENT SEDIMENT BASINS SHALL BE DRAINED AND THE SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 12THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE COMPLETED WITHIN 72 HOURS OF DISCOVERY.5. IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZEOFF-SITE IMPACTS.POLLUTION PREVENTION MANAGEMENT MEASURES1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL POLLUTION PREVENTION MANAGEMENT MEASURES.2. ALL POLLUTION PREVENTION MEASURES ARE CONSIDERED INCIDENTAL TO THE BMP BID ITEMS, UNLESS OTHERWISE NOTED.3. THE CONTRACTOR IS RESPONSIBLE FOR INFORMING ALL VISITORS AND/OR PERSONNEL ON-SITE OF THE POLLUTION PREVENTION MANAGEMENT MEASURES. POLLUTIONPREVENTION MANAGEMENT MEASURES INCLUDE BUT ARE NOT LIMITED TO THE FOLLOWING:A. SOLID WASTE SUCH AS COLLECTED SEDIMENT, ASPHALT AND CONCRETE MILLINGS, CEMENT PRODUCT WASTE, FLOATING DEBRIS, PAPER, PLASTIC, CONSTRUCTIONDEBRIS AND OTHER WASTES MUST BE DISPOSED OF PROPERLY OFF SITE.B. HAZARDOUS WASTES SUCH AS OILS, GASOLINE, PAINT, CEMENT BASED PRODUCTS, ETC. SHALL BE PROPERLY STORED WITH SECONDARY CONTAINMENT TO PREVENTSPILLS, LEAKS OR OTHER DISCHARGES. IF STORED ON THE PROJECT SITE, THEY SHALL BE STORED IN RESTRICTED ACCESS AREAS TO PROTECT AGAINST VANDALISM.STORAGE AND DISPOSAL SHALL BE IN COMPLIANCE WITH THE MPCA.C. CEMENT BASED PRODUCT WASHOUTS ARE NOT PERMITTED ON SITE.D. THE CONTRACTOR SHALL INCLUDE SPILL KITS WITH ALL FUELING SOURCES AND MAINTENANCE ACTIVITIES. SECONDARY CONTAINMENT MEASURES SHALL BEINSTALLED AND MAINTAINED BY THE CONTRACTOR.E. THE CONTRACTOR SHALL ENSURE SPILLS ARE CONTAINED AND CLEANED UP IMMEDIATELY UPON DISCOVERY. SPILLS LARGE ENOUGH TO REACH THE STORMWATERCONVEYANCE SYSTEM SHALL BE REPORTED TO THE MINNESOTA DUTY OFFICER AT 1.800.422.0798.FINAL STABILIZATION1. THE CONTRACTOR IS RESPONSIBLE FOR ENSURING FINAL STABILIZATION OF THE ENTIRE SITE. FINAL STABILIZATION INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING:A. COMPLETION OF ALL CONSTRUCTION ACTIVITY.B. INSTALLATION OF PERMANENT COVER OVER ALL AREAS PRIOR TO SUBMITTING THE NOTICE OF TERMINATION. PERMANENT COVER SHALL CONSIST OF 4 INCHESTOPSOIL, AND SOD, UNLESS OTHERWISE SPECIFIED.C. VEGETATIVE COVER MUST CONSIST OF A UNIFORM PERENNIAL VEGETATION WITH A DENSITY OF 70 PERCENT OF ITS EXPECTED FINAL GROWTH. VEGETATION IS NOTREQUIRED WHERE THE FUNCTION OF A SPECIFIC AREA DICTATES NO VEGETATION, SUCH AS IMPERVIOUS SURFACES OR LANDSCAPED AREAS.D. CLEAN THE PERMANENT STORMWATER TREATMENT SYSTEMS OF ANY ACCUMULATED SEDIMENT AND MUST ENSURE THE SYSTEM MEETS ALL APPLICABLEREQUIREMENTS AND IS OPERATING AS DESIGNED.E. REMOVAL OF ALL SEDIMENT FROM CONVEYANCE SYSTEMS.F. REMOVAL OF ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPs.G. FINAL STABILIZATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2018 SPECIFICATION 2575.P R E L I M I N A R Y
EXISTING &PROPOSED(RESIDENTIAL)JADE TRAIL NORTHWash/Vac Bays1,655 sfEquip
OfficeDaily RentalLobbyVendingDRStorageWork/KeyRoomI.T.VestibuleVestibuleBreak RoomCar SalesLobbyOffice Off
ice
OfficeVestibuleCelebrationCanopy1,073 sfVestibuleMBL Facility5,777 sfMother'sRoomJanitorCorridorStorageRestRoomFuture ParkingExpansionMech/ElecStorageCSStorageOUTLOT 'A'OUTLOT 'B'OUTLOT 'C'EXISTING BUSINESS "Cranky Ape"OUTLOT 'F'OUTLOT 'B'
WET BASIN 7996 996
990992 99499
0
988988
986986
994
99499499499
6
9
9
4
986
986988
990
992
98899099
2 992990988986984
984984
984984982982
982
982982980980980980 980
99
8
998 998 998 998 9961000 1000100210001002100210001002100410041004
984 996(30) DAYLILY 'STELLA DORO'(15) GRASS 'KARL FOERSTER'(3) CRABAPPLE 'SPRING SNOW' 8' HGTCLUMP(20) SPIREA 'TOR' #5 CONT(30) DAYLILY 'STELLA DORO'(21) GRASS 'KARL FOERSTER'(3) CRABAPPLE 'SPRING SNOW' 8' HGTCLUMP(23) SPIREA 'TOR' #5 CONT(3) SPRUCE 'BLACK HILLS'6' HGT, BB(4) AUSTRIAN PINE, 6' HGT, BB(3) SPRUCE 'BLACK HILLS'6' HGT, BB(2) AUSTRIAN PINE, 6' HGT, BBEXTG BOULEVARDTREES TO REMAINEXTG BOULEVARDTREES TO REMAINSEED/ SODSEED/ SOD1.5" TRAP ROCKGRAVEL IN ISLANDSWITH FABRIC1.5" TRAP ROCKGRAVEL IN ISLANDSWITH FABRIC(8) TAUNTON YEW #5 CONT.(3) HYDRANGEA 'ANNABELLE'#5 CONT.(12) GRASS 'KARL FOERSTER' #1 CONT.(21) CATMINT 'WALKERS LOW' #1 CONT(5) TAUNTON YEW #5 CONT.(12) DAYLILY 'CHICAGO APACHE' #1 CONT(17) CATMINT 'WALKERS LOW' #1 CONTSEED/ SOD,TYP1.5" TRAP ROCKGRAVEL IN ISLANDSWITH FABRIC(60) DAYLILY 'STELLA DORO'(48) GRASS 'KARL FOERSTER'(6) CRABAPPLE 'SPRING SNOW' 8' HGT CLUMP(43) SPIREA 'TOR' #5 CONT(6) SPRUCE 'BLACK HILLS' 6' HGT, BB(6) AUSTRIAN PINE, 6' HGT, BB(13) TAUNTON YEW #5 CONT.(3) HYDRANGEA 'ANNABELLE' #5 CONT.(12) DAYLILY 'CHICAGO APACHE' #1 CONT(38) CATMINT 'WALKERS LOW' #1 CONTLARGE EVERGREEN TREESORNAMENTAL TREESSHRUBSPERENNIALSPLANT SCHEDULE:DARK SHREDDED HARDWOOD MULCH IN ALLPLANTING BEDS, 3" DEPTHENTERPRISE RENTALLAKE ELMO, MNFORREVIEW Qualification:This electronic drawing (CAD) file was prepared by B.E. LANDSCAPEDESIGNS. for this project, and is an Instrument of Service owned by B.E.LANDSCAPE DESIGNS. and to be used solely with respect to thisproject. This electronic drawing (CAD) file shall not be used on otherprojects, for additions to this project or for completion of this project byothers without written approval by B.E. LANDSCAPE DESIGNS. Thisdrawing shall be used for information and reference only. All intentional orunintentional revisions, additions or deletions to these CAD files shall bemade at the full risk of that party making such revisions, additions ordeletions and that party shall indemnify, hold harmless and defend B.E.LANDSCAPE DESIGNS. from any & all responsibilities, claims andliabilities.L100LANDSCAPEPLANLANDSCAPE PLANSCALE= 1" = 30'-0"1
EXISTING &
PROPOSED
(RESIDENTIAL)
JADE TRAIL NORTH
Future Parking
Expansion200' Building Setback30'-0"
Property Line 15'-0"15'-0"Front Yard, Building,
Parking & Utility Easement
30'-0"24'-0"typical18'-0"9'-0"18'-0"18'-0"9'-0"
30'-0"24'-0"
18'-0"9'-0"18'-0"9'-0"18'-0"24'-0"24'-0"24'-6"
18'-0"9'-0"Property Line
Building, Parking &
Utility Easement
Property Line
Building, Parking &
Utility Easement
OUTLOT 'A'OUTLOT 'B'OUTLOT 'C'
EXISTING BUSINESS "Cranky Ape"
OUTLOT 'F'OUTLOT 'B'WET BASIN 715'-0"1010
S100099699699899899899899810021004990100098498698899299299299499699699699810021004100010021004100610101008101210001000100099699810101008SCALE: 1" = 20'-0"
DATE: 07/09/21
Location and
Site Plan
A100
G R U B E
A R C H I T E C T S
Conditional Use Permit
EXTERIOR ELEVATIONS KEYNOTE LEGEND:
1 EXTERIOR INSULATION FINISH SYSTEM (EIFS)
2 CAST STONE BASE
3 PRECAST STONE WATERTABLE
4 ALUMINUM STOREFRONT DOOR AND FRAME
5 ALUMINUM STOREFRONT SYSTEM
6 METAL PARAPET COPING OVER CORNICE
7 ALUMINUM FRAME WINDOW SYSTEM
8 BUILDING SIGNAGE
9 ACM PANEL CANOPY
10 PAINTED STEEL CANOPY COLUMN
11 CONCRETE BASE AT COLUMN
XX
2
A101
ELEVATION
SCALE: 1/8" = 1'-0"
1
A101
ELEVATION
SCALE: 1/8" = 1'-0"22'-0"14'-0"12'-0"3'-4"RETURNSCANOPYCAR RENTALCANOPY
(BEYOND)
1
3
2
6
4
5
14'-0"3'-4"10
9
11 17'-4"21'-3"54'-8"42'-8"
114'-8"
99
1
HVAC
Office
Daily Rental
Lobby
Vending
DR
Storage
Work/Key
Room
I.T.
Vestibule
Vestibule
Break Room
Car Sales
Lobby
Office Office Office
Vestibule
Celebration
Canopy
1,073 sf
Vestibule
MBL Facility
5,777 sf
Mother's
Room
Janitor
Corridor
Mech/
Elec
Storage
CS
Storage
HVAC Units
SCALE: 1/8" = 1'-0"
DATE: 07/09/21
Floor Plan
and Elevations
A101
G R U B E
A R C H I T E C T S
Conditional Use Permit
74'-8"23'-858"44'-0"
1'-53 4"
110'-8"26'-0"28'-8"54'-8"77'-4"33'-8"21'-7"22'-11"32'-0"22'-0"54'-0"78'-2"26'-0"60'-0"32'-0"
118'-0"
27'-8"58'-4"33'-8"
119'-8"
1
A102
ELEVATION
SCALE: 1/8" = 1'-0"
2
A102
ELEVATION
SCALE: 1/8" = 1'-0"
1
3
2
6
4
5
6
14'-0"3'-4"22'-0"10
9
11 22'-0"17'-4"88
RETURNSCANOPY
CELEBRATIONCANOPY17'-4"EXTERIOR ELEVATIONS KEYNOTE LEGEND:
1 EXTERIOR INSULATION FINISH SYSTEM (EIFS)
2 CAST STONE BASE
3 PRECAST STONE WATERTABLE
4 ALUMINUM STOREFRONT DOOR AND FRAME
5 ALUMINUM STOREFRONT SYSTEM
6 METAL PARAPET COPING OVER CORNICE
7 ALUMINUM FRAME WINDOW SYSTEM
8 BUILDING SIGNAGE
9 ACM PANEL CANOPY
10 PAINTED STEEL CANOPY COLUMN
11 CONCRETE BASE AT COLUMN
XX
22'-0"14'-0"12'-0"3'-4"26'-0"60'-0"32'-0"
118'-0"
32'-0"22'-0"
54'-0"
21'-4"26'-5"
1
6
Office
Daily Rental
Lobby
Vending
DR
Storage
Work/Key
Room
I.T.
Vestibule
Vestibule
Break Room
Car Sales
Lobby
Office Office Office
Vestibule
Celebration
Canopy
1,073 sf
Vestibule
MBL Facility
5,777 sf
Mother's
Room
Janitor
Corridor
Mech/
Elec
Storage
CS
Storage
HVAC Units
SCALE: 1/8" = 1'-0"
DATE: 07/09/21
Floor Plan
and Elevations
A102
G R U B E
A R C H I T E C T S
Conditional Use Permit
74'-8"23'-858"44'-0"
1'-53 4"
110'-8"26'-0"28'-8"54'-8"77'-4"33'-8"21'-7"22'-11"32'-0"22'-0"54'-0"78'-2"26'-0"60'-0"32'-0"
118'-0"
27'-8"58'-4"33'-8"
119'-8"
PAGE 1 of 3
MEMORANDUM
Date: August 2, 2021
To: Ken Roberts, Planning Director Re: Enterprise Rent‐A‐Car (Boulder Ponds Outlot F)
Cc: Marty Powers, Public Works Director Engineering Site Plan Review – Final plat
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
A engineering review has been completed for the Site Development Plans for Enterprise Rent‐A‐Car be located
along Jade Trail North on Boulder Ponds Outlot F. The submittal consisted of the following documentation
received on July 14, 2021:
Pingree Addition Final Plat, preliminary draft dated July 8, 2021.
Site Development Plans for Enterprise Rent‐A‐Car dated July 9, 2021.
Landscape Plans and Details, not dated.
“Partial” Stormwater Management Plan, dated July 9, 2021.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final
Plat/CUP approval, and one to assist with the completion of the final Construction Plans. Please see the following
review comments relating to the Final Plat/CUP application.
FINAL PLAT/CONDITIONAL USE PERMIT
1. Boulder Ponds Outlot F will be platted into a single lot, Lot 1, Block 1 of the Pingree Addition. There are no
Outlots being created by this Plat.
2. Ten (10) foot drainage and utility easements are proposed along all lot lines as required. The 10‐foot
drainage and utility easement must be reserved through the site plan for the purpose of small/dry utilities
along Jade Trail.
3. The application does not address if the site is adequately served by essential public facilities and services.
Information missing from the application includes the following:
Average daily traffic (trip generation) projections for the full buildout of the site.
Domestic sewer use projections. Submit SAC determination per Met Council SAC manual.
Domestic water use projections. Submit SAC determination per Met Council SAC manual.
Identify proposed water use for car washing facility (using Met Council SAC determination).
Needed Fire Flow (NFF) from the municipal water supply in GPM (gallons per minute) and duration of
flow (minutes).
Statement on whether the building(s) are equipped with fire sprinklers.
MUNICIPAL WATER AND SANITARY SEWER SERVICE
1. Connection to existing sanitary sewer service stubs. The project proposes to connect to existing 6‐inch
sanitary sewer service stubs located along Jade Trail, one connection for each building. The sanitary sewer
services interior to the site will be private services and must meet state plumbing code requirements.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 3
2. Connection to existing watermain stubs. The project proposes to connect to existing 6‐inch watermain
service stubs located along the Jade Trail, one connection for each building. The water services interior to
the site will be private services and must meet state building code requirements unless hydrants are
required to be placed interior to the site (see comments below). The plans must also be revised to change
the service pipe materials to meet city standards.
3. Fire Hydrant locations. No new fire hydrants have been proposed. There is one existing fire hydrant
located along Jade Trail North approximately 220 feet from the proposed office building. If fire hydrants
are required to be placed interior to the site of Outlot F, as may be required by the Lake Elmo Fire
Department, the fire hydrants and connecting watermain will be city owned and maintained. If required,
the site and utility plans, and project specifications must be revised and resubmitted for city review,
showing the proposed hydrants and connecting watermain using city design standards, details and
specifications. Utility easements must be dedicated to the city, minimum width of 30‐feet centered over
the pipe and hydrants, and all easements must be shown on the Site Plan, Utility Plan and Grading Plan.
STORMWATER MANAGEMENT
1. The proposed development is subject to a storm water management plan meeting State, Watershed
District and City rules. Permits will be required from the South Washington Watershed District and the
Minnesota Pollution Control Agency.
2. The applicant submitted a Stormwater Management Report dated July 9, 2021. The report remains
incomplete to verify the report assumptions that stormwater management has been addressed for the
development. The report must be resubmitted to include the following missing information:
Figure 2 (Drainage Areas Proposed Conditions) was not included with the submittal.
Figure 3 (Rational Method Storm Sewer Calculations) was not included with the submittal.
A breakdown of the proposed impervious surface areas, by building structures and pavement
surfaces. Also, impervious surface breakdown by initial phase and future expansion areas.
Supporting documentation from the Boulder Ponds Stormwater Management Report dated May 7,
2015, demonstrating that the site was planned for 85% impervious surfaces.
3. A private storm sewer system is proposed interior to the site to capture and convey storm water runoff to
the city owned storm water pond located on Boulder Ponds Outlot E (immediately south of the
development property). The private storm sewer system will connect to the existing 21‐inch RCP storm
sewer stub pipe located on the south property line.
4. A Stormwater Easement and Maintenance Agreement in the city’s standard form is required for the
private owned storm sewer system.
5. The Boulder Ponds development was designed and constructed with an approved storm water
management system to meet the requirements of both the City of Lake Elmo and the South Washington
Watershed District. The most recent Boulder Ponds approved Stormwater Management Report is dated
May 7, 2015. The existing storm water pond located on Outlot E, located immediately to the south of the
proposed Enterprise Car‐Rental site, was assumed to be designed to accommodate an impervious surface
coverage of 85% for the Enterprise site (Outlot F).
6. The 4.29 acre Enterprise Site is creating a commercial building, car wash and parking lot that will result in
75% impervious surface coverage, including the proposed future parking lot area. Because the site is
assumed to be creating less impervious surface than planned, the Outlot E storm water basin is assumed
to have adequate capacity to fully accommodate this project without the need for further storm water
mitigation.
SITE PLAN
1. The Enterprise Site parking area is designed with two concrete commercial driveway accesses to Jade Trail
North, located approximately 180 feet part. The access locations do not appear to align with the driveway
locations along the west side of Jade Trail for Growing Explorers Daycare or for the Senior Living Center.
2. The Site Plan and Landscape Plan improvements must be clarified. The landscape plans indicate boulevard
trees as existing, while the existing conditions plan show no boulevard trees present. The Site plans
indicate the boulevard trees as proposed.
PAGE 3 of 3
3. The existing conditions plan, grading plans and erosion control plans must include all exiting conditions,
contours, utilities, and existing site features within the development site and to a minimum distance of 150
feet from all construction limits. This information must include all cub cuts and driveway locations along
Jade Trail, street lights, signs, boulevard trees, and topographic survey information for the property located
east of the site. The utility plans must include existing pipe sizes, materials and slopes, including water and
sewer services.
4. The Site and Grading Plans must be revised as necessary to ensure the sidewalk, boulevard trees and
boulevard grading is constructed per the city standard detail 805. Boulevard must be graded toward the
street at 4% with 2% trail cross slope. Boulevard trees must be located 5‐feet from back of curb. The 10‐
foot utility corridor must be graded at 4% per the city standard detail.
5. Specifications must be submitted for city review prior to construction. The City of Lake Elmo standard
specifications dated April 2019 must be used for all public infrastructure, work within the public right‐of‐
way, and for erosion control and restoration.
6. Engineering did not review impervious surface requirements, parking requirements, or the lighting and
photometrics plan.
PAGE 1 of 2
MEMORANDUM
Date: August 2, 2021
To: Kevin Rolfes, KRdesign Re: Enterprise Rent‐A‐Car (Boulder Ponds Outlot F)
Cc: Joshua Calderon, Enterprise Holdings Engineering Site Plan/Construction Plan Review
Ken Roberts, Planning Director
Marty Powers, Public Works Director
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Site Development Plans for Enterprise Rent‐A‐Car be located
along Jade Trail North on Outlot F of the Boulder Ponds 1st Addition. The submittal consisted of the following
documentation received on July 14, 2021:
Pingree Addition Final Plat, preliminary draft dated July 8, 2021.
Site Development Plans for Enterprise Rent‐A‐Car dated July 9, 2021.
Landscape Plans and Details, not dated.
“Partial” Stormwater Management Plan, dated July 9, 2021.
STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat/CUP comment memo
to direct plan corrections necessary for final construction plan approval. When submitting revised plans and
specifications, please provide a point‐by‐point response letter that details all changes made to the plans.
FINAL CONSTRUCTION PLANS FOR ENTERPRISE RENT‐A‐CAR
1. C2‐C6. Add city standard details 105, 201, 313, 315, 405, and 606.
2. C7‐C9/L100. Clarify if existing conditions include existing boulevard tress along Jade Trail. The landscape
plans indicate boulevard trees as existing, while the existing conditions plan show no boulevard trees
present. The Site plans indicate the boulevard trees as proposed.
3. C7. The existing conditions plan must include all exiting conditions, contours, utilities, and existing site
features within the development site and to a minimum distance of 150 feet from all construction limits.
This information must include all cub cuts and driveway locations along Jade Trail, street lights, signs,
boulevard trees, and topographic survey information for the property located east of the site.
4. C7. Revise plans to include all existing pipe size, material and slopes, including water and sewer services.
5. C7. Add plan note to require all removals within the city right‐of‐way to be field marked and approved by
the city prior to work being completed.
6. C8. Add Plan Note to require all construction parking, including deliveries and equipment
loading/unloading, to be maintained interior to the construction site unless specifically Permitted by the
city for specified limited dates through a right‐of‐way permit.
7. C8. Add plan dimensions and labeling for existing street width, right‐of‐way width, and easement width.
Label easement and property lines.
8. C8. Add city standard detail 805 to the Site Plan and revise plans as necessary to ensure the sidewalk,
boulevard tree and boulevard grading is constructed per the city standard detail. Boulevard must be graded
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
toward the street at 4% with 2% trail cross slope. Boulevard trees must be located 5‐feet from back of curb.
10‐foot utility corridor to be graded at 4%.
9. C9. Show existing conditions contours for a minimum distance of 150 feet from all construction limits to
demonstrate matching design conditions. Contours are missing along the east property line and are
required to facilitate city review.
10. C9. Revise grading plan as necessary to grade the right‐o‐way and easement corridor along Jade Trail per
city standard detail 805.
11. C9. Revise grading plans to ensure minimum 2% grade for all non‐paved areas.
12. C9 and C11. Add the City standard plan notes to the grading and erosion control plans, City details 600A,
600B, 600C, and 600D. Remove these plan notes from the detail plan sheets.
13. C10. Revise catch basin structure (replacing existing structure 701A) with city standard sump manhole.
14. C10. Revise storm sewer pipe material to RCP for the storm sewer connection from CB703B.
15. C10. Provide storm sewer profiles for all proposed storm sewer pipe, public or private.
16. C10. Provide proposed water and sewer service pipe size and materials. Also provide connection details and
connection inverts as applicable.
17. C10. Add water service city standard detail and revise water service pipe to city standards.
18. C10. Fire Hydrants. No new fire hydrants have been proposed. If fire hydrants are required to be placed
interior to the site of Outlot F, as may be required by the Lake Elmo Fire Department, the fire hydrants and
connecting watermain will be city owned and maintained. If required, the site and utility plans, and project
specifications must be revised and resubmitted for city review, showing the proposed hydrants and
connecting watermain using city design standards, details and specifications. Utility easements must be
dedicated to the city, minimum width of 30‐feet centered over the pipe and hydrants, and all easements
must be shown on the Site Plan, Utility Plan and Grading Plan.
19. C11. Revise SWPPP plan documentation to update expired training documentation.
20. L100. Clarify site and landscape plans. Landscape plans indicate boulevard trees as existing. Existing
conditions plan show no boulevard trees. Site plan shows boulevard trees as proposed.
21. L100. Add city standard plan notes for landscaping, including requirement to field stake for city review prior
to planting trees, and to place boulevard trees per city standard detail 805.
22. Specifications. Project Specifications must be submitted for city review prior to plan approval. The City of
Lake Elmo standard specifications dated April 2019 must be used for all public infrastructure, work within
the public right‐of‐way, and for erosion control and restoration.
STORMWATER MANAGEMENT
1. The proposed development is subject to a storm water management plan meeting State, Watershed District
and City rules. Permits will be required from the South Washington Watershed District and the Minnesota
Pollution Control Agency.
2. Revise and resubmit the Stormwater Management Report to provide supporting documentation for the
report assumptions and to address the following missing information.
a. Figure 2 (Drainage Areas Proposed Conditions) was not included with the submittal.
b. Figure 3 (Rational Method Storm Sewer Calculations) was not included with the submittal.
c. A breakdown of the proposed impervious surface areas, by building structures and pavement
surfaces. Also, impervious surface breakdown by initial phase and future expansion areas.
d. Supporting documentation from the Boulder Ponds Stormwater Management Report dated May 7,
2015, demonstrating that the site was planned for 85% impervious surfaces.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ken Roberts, Planning Director
From: Dustin Kalis, Fire Chief
Date: 7/20/2021
Re: Site Plan Review – Enterprise Holdings
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a site plan review of Enterprise Holdings based on the Lake
Elmo Planning Department packet dated 7/15/21 with the following comments:
1. All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses. The provided turning radius overlay is adequate and meets the requirements of the
fire department.
2. An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
3. Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
4. Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background.
5. A Fire Department lock box is required for emergency access to building at an approved location(s) and
provide keys for emergency access into and throughout the occupancy as required.
6. The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13,
Installation of Sprinkler Systems.
7. Fire Department sprinkler connection location to be approved prior to installation.
8. The fire alarm system, shall be installed compliant with provisions of 2016 NFPA Standard 72, National
Fire Alarm Code. City permit required prior to initiation of work.
9. The sprinkler system shall be properly monitored by a qualified monitoring company.
10. Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
11. Install compliant exit signage as required by the 2020 MSFC.
12. 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
“Proudly Serving Neighbors & Friends”
to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
13. 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.
o 2020 Minnesota State Fire Code
o NFPA 72, 2016 edition
o NFPA 13, 2016 edition
Memo
To: Ken Roberts, City of Lake Elmo
Planning Director
From: Sarah Harding, Landscape Architect
Jenna Niday, Landscape Designer
File: City of Lake Elmo Landscape Plan Review
Enterprise Rent-A-Car, Review #1
Date: July 23, 2021
Submittals
▪ Land Use Application, not dated, received July 9, 2021
▪ Civil, Architectural, Photometrics, Survey, and Landscape Plans, not dated, received July 9, 2021.
Location: South of 5th Street North, along the east side of Jade Trail North, and north of Hudson Boulevard Land Use Category: Commercial Surrounding Land Use Concerns: None. Special landscape provisions in addition to the zoning code: None. Tree Preservation: A. A tree preservation plan has not been submitted. The only existing trees onsite are boulevard trees
shown on the landscape plan which are shown as intended to remain. Landscape Requirements: The landscape plans do not meet the code required number of trees. The applicant is utilizing the 25 existing boulevard trees toward the required number of trees, but does not meet the minimum code required trees.
Code Required Proposed
Street frontage 978 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 978 Lineal Feet
/50 Feet = Required Frontage Trees (Existing) 20 20 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 4.29 Acres
*5 = Required Development Trees 22 12 Trees
Interior Parking Lot Spaces* 243 Spaces
/10 = Required Parking Lot Trees 25 0 Trees
Perimeter Parking Lot Frontage Length 400 Lineal Feet
/50 = Required Frontage Strip Trees 8 11 Trees
Required Mitigation Trees 0 0
July 23, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 2 of 3
Required Number of Trees 75
Total Trees to Date 43
The landscape plans do meet the minimum compositions of required trees when including the existing boulevard trees:
Master Plan Qty %
Composition Deciduous Shade Trees 12 28% >25% required
Coniferous Trees 25 58% >25% required
Ornamental Trees 6 14% <15% required
Tree Count 43
A. A landscape plan has been submitted that does not include all requirements.
1. Ground cover material specifications are not included. 2. The landscape plan does not include required City standard notes and details.
3. All utilities are not shown on the landscape plan to review for tree placement conflicts.
4. The plan does not include a quantity of shade trees to meet the interior parking lot planting
requirements per Code 154.258.D.
July 23, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 3 of 3
Findings:
1. The applicant is utilizing the existing boulevard trees toward the minimum overall landscape
requirements for the site.
a. The existing and proposed tree quantities shown do not meet the minimum landscape
requirements.
b. Interior parking lot landscaping is not shown, however is required per section
154.258.D.
c. Revise and resubmit the landscape plan to fulfill the landscape requirements.
2. Provide the type of seed and where it is to be used and show where sod is to be used in place of
seed.
3. City standard notes and details have not been provided.
4. Utilities are not shown on the landscape plan to check for planting conflicts. Please show utilities
on the revised landscape plan. Recommendation: It is recommended that conditions of approval include: 1. Submit a revised landscape plan.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 215-2661 E: sharding@wenck.com
1
Diane Wendt
From:Christopher Beaudet <cjbeaudet@gmail.com>
Sent:Tuesday, August 3, 2021 7:21 AM
To:Ken Roberts
Subject:Potential Enterprise Rent-A-Car Facility
Caution: This email originated outside our organization; please use caution.
Dear Mr. Roberts, As I am unable to attend the Lake Elmo Public Hearing scheduled for Monday, 9 August 2021, to discuss the
proposed Enterprise Rent-A-Car facility to be built on the vacant lot on the east side of Jade Trail across from the newly built Boulder Ponds Senior Living. I am the owner and resident of a villa in the Boulder Ponds development at 9043 Jade Circle North. Jade Trail is my usual route of entry and exit into the development. I have come to appreciate the newly built senior living
since it maintains the residential feel of Boulder Ponds. Regrettably, Boulder Ponds abuts a storage facility to the east with its large parking lot for stored vehicles. It is an unsightly property and undoubtedly lowers the property value of my home and those around it. I would not want a business with yet more vehicles in a lit parking lot to cross even closer to the Boulder Ponds
development. A rent-a-car facility is not as high class a business as I would hope the neighborhood would develop. Hudson Road already has low-end businesses in old, antiquated buildings that haven’t kept up with the new development of the area. I stand in opposition to amending the zoning code for this purpose and I appreciate the opportunity to lodge my
concern. If you have any questions, please feel free to contact me at the information below. Very gratefully, Christopher
Christopher J. Beaudet, JCD cjbeaudet@gmail.com 612. 239. 4659
1
Diane Wendt
From:Torol Saddeus <jahanv@msn.com>
Sent:Wednesday, August 4, 2021 10:46 AM
To:Ken Roberts
Subject:Enterprise Rental Hearing
Caution: This email originated outside our organization; please use caution.
Hello,
I am unable to attend the hearing due to it occuring when I am working.
However, I do have some questions/comments/concerns about this proposal.
In the proposal they state that there is already an auto‐body shop and that there are similar auto sales
nearby(Which is false the nearest one that I can find on google is about 3 miles away ‐ on the other side of the
highway, in a large business center.) nearby so this shouldn't be any difference. I disagree with this sentiment,
if you look at the auto‐body shop that they're referring to, it is not really near any of the residences. It is also
completely secluded by trees. Additionally, most of their clientel are towed there so there isn't as much traffic
as one would think. Will they be required to also surround their business with a similar amount of foliage as to
avoid being an eye sore? As it stands right now, we have a rental place which burned down last year ‐ and
doesn't seem like they're going to repair it. However they have made an effort to plant enough trees that in a
few years it will be obscured from view for the neighborhoods.
Additionally, this states that their business will include both the rental and sale of vehicles. Does this imply
that we're going to get people speeding through our neighborhoods to test our the cars? As it stands right
now, our neighborhoods only get the traffic of the people living in them. So at the moment people feel safe
letting their kids play in the street, bike around, etc... However the behavior of people driving a rental car vs
their own car is quite a bit different, the same goes for when test driving and seeing 'what the vehicle can
do.'
They also list, they only intend for their lot to be an outlet to the main road. however it isn't specific in this
statement what the main road is, is the main road Jade Trail, or is the main road Hudson?
On the note of hazardous materials, they are a car rental place and typically those have gas stations built into
them. Will this one have a fueling service, if so what measures will be taken to prevent contamination into the
ground? Who will be accountable for any cleanup if in 10‐20 years if they find the resevoire had been leaking
into the ground? Same with having an on‐site car wash. What assurances are there about the chemicals they
will be using in the car wash, which will get into the air when the water mists? Car wash soaps do produce an
odor that can travel distances as can be demonstrated by going near any car wash.
In section X it says that it will not generate excessive amounts of various pollutions. How is excessive defined?
What happens if they do start to generate excessive traffic for instance?
2
In section xii. They declare that the land is bare. The land is certainly not bare. Bare is an empty parking lot.
This land is a field with trees and wildlife.
I personally do not think this is a needed addition to the neighborhood and that this is going to be disruptive
to many of the nearby residence lives. As I mentioned, the increase in vehicular traffic from people test driving
vehicles will cause a nusance for children playing in the immediate neighborhoods.
Seeing as I am unable to attend this hearing in person. How will I be able to hear the responses to these
concerns?
Thanks,
Jahan.
1
Diane Wendt
From:Calderon, Joshua <Joshua.Calderon@ehi.com>
Sent:Wednesday, August 4, 2021 11:15 AM
To:Ken Roberts
Cc:kevin@krdesign.com; Kevin L. Grube
Subject:Re: Enterprise Rental Hearing
Caution: This email originated outside our organization; please use caution.
Thanks Ken we can address these concerns. I can outline the other nearby auto related property that we are specifically referring to. Whether it's considered nearby or close enough I guess is relative. I'm not sure what Jahan is referring to regarding hiding the "eye sore", we do not handle repairs on site or store wrecked
vehicles. The plans provided show a professional car sales facility? I also don't understand the burned down facility comment, we don't have a burned down facility anywhere.
We also will not have on site fuel.
The wash bay is intended for hand washing vehicles. No auto wash included. As a majority of our existing locations just involve an individual using a pressure washer. No under the hood degreasing will be involved.
Should we respond to the rest of Jahans concerns in a formal letter letter prior to the meeting? Is Jahan an engineer or member of the council?
Sent from my T-Mobile 5G Device
Get Outlook for Android
From: Ken Roberts <KRoberts@lakeelmo.org> Sent: Wednesday, August 4, 2021, 11:00 AM To: Calderon, Joshua Subject: FW: Enterprise Rental Hearing
Joshua –
Please be prepared to answer his questions and concerns at the PC meeting.
Thanks –
Ken
From: Torol Saddeus [mailto:jahanv@msn.com]
Sent: Wednesday, August 4, 2021 10:46 AM
To: Ken Roberts <KRoberts@lakeelmo.org>
Subject: Enterprise Rental Hearing
Caution: This email originated outside our organization; please use caution.
2
Hello,
I am unable to attend the hearing due to it occuring when I am working.
However, I do have some questions/comments/concerns about this proposal.
In the proposal they state that there is already an auto‐body shop and that there are similar auto sales
nearby(Which is false the nearest one that I can find on google is about 3 miles away ‐ on the other side of the
highway, in a large business center.) nearby so this shouldn't be any difference. I disagree with this sentiment,
if you look at the auto‐body shop that they're referring to, it is not really near any of the residences. It is also
completely secluded by trees. Additionally, most of their clientel are towed there so there isn't as much traffic
as one would think. Will they be required to also surround their business with a similar amount of foliage as to
avoid being an eye sore? As it stands right now, we have a rental place which burned down last year ‐ and
doesn't seem like they're going to repair it. However they have made an effort to plant enough trees that in a
few years it will be obscured from view for the neighborhoods.
Additionally, this states that their business will include both the rental and sale of vehicles. Does this imply
that we're going to get people speeding through our neighborhoods to test our the cars? As it stands right
now, our neighborhoods only get the traffic of the people living in them. So at the moment people feel safe
letting their kids play in the street, bike around, etc... However the behavior of people driving a rental car vs
their own car is quite a bit different, the same goes for when test driving and seeing 'what the vehicle can
do.'
They also list, they only intend for their lot to be an outlet to the main road. however it isn't specific in this
statement what the main road is, is the main road Jade Trail, or is the main road Hudson?
On the note of hazardous materials, they are a car rental place and typically those have gas stations built into
them. Will this one have a fueling service, if so what measures will be taken to prevent contamination into the
ground? Who will be accountable for any cleanup if in 10‐20 years if they find the resevoire had been leaking
into the ground? Same with having an on‐site car wash. What assurances are there about the chemicals they
will be using in the car wash, which will get into the air when the water mists? Car wash soaps do produce an
odor that can travel distances as can be demonstrated by going near any car wash.
In section X it says that it will not generate excessive amounts of various pollutions. How is excessive defined?
What happens if they do start to generate excessive traffic for instance?
In section xii. They declare that the land is bare. The land is certainly not bare. Bare is an empty parking lot.
This land is a field with trees and wildlife.
I personally do not think this is a needed addition to the neighborhood and that this is going to be disruptive
to many of the nearby residence lives. As I mentioned, the increase in vehicular traffic from people test driving
vehicles will cause a nusance for children playing in the immediate neighborhoods.
Seeing as I am unable to attend this hearing in person. How will I be able to hear the responses to these
concerns?
Thanks,
Jahan.
3
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STAFF REPORT
DATE: 8/09/2021
REGULAR
ITEM #_____
MOTION
TO: Planning Commission
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Zoning Code Text Amendment, Final Plat and Planned Unit Development
(PUD) Plans and Conditional Use Permit for Motor Vehicle Sales and
Rental Facility
REVIEWED BY: Jack Griffin, City Engineer
Dustin Kalis, Fire Chief
BACKGROUND:
The City has received a set of land use applications from Enterprise Holdings for a Zoning Code Text Amendment, Final Plat and PUD Plans and a conditional use permit for Outlot F of Boulder Ponds. They
have submitted these requests to allow for the development of an Enterprise facility that would include the sale and rental of vehicles on a property located on the east side of Jade Trail, just north of Hudson Boulevard. Please see the attached narrative, maps and project plans for more information about this
request.
ISSUE BEFORE PLANNING COMMISSION:
The Planning Commission is being asked to hold a public hearing and make recommendation on the requests for approval of a zoning code text amendment, final plat and PUD plans and a conditional use
permit as requested by Enterprise Holdings. These requests are for the 4.29 acre Outlot F of Boulder Ponds for the development of a motor vehicle sales and rental facility.
PROPOSAL DETAILS/ANALYSIS:
Applicants: Joshua Calderon (Enterprise Holdings), 2775 Blue Waters Road, Eagan, MN 55121
Property Owners: Ray Pruban (Lakeview Investment Inc.,) 2158 Oakgreen Avenue S., Afton, MN 55101
Location: Outlot F, Boulder Ponds, PID# 34.029.21.33.0027
Page 2
Requests:: Zoning Code Text Amendment, Final Plat and PUD Plans and Conditional Use
Permit for a motor vehicle sales and rental facility
Existing Land Use: Vacant property
Existing Zoning: C - Commercial
Surrounding Land Use / Zoning: South – Storm Water Pond, Hudson Blvd and I-94; West – Boulder Ponds Senior Living across Jade Trail (HDR – High Density Residential) ; East – Mini Storage (C - Commercial); North – 5th Street North and single dwellings
Comprehensive Plan Guidance: C - Commercial
Deadline(s) for
Action:
Application Complete – 7/09/2021
60 Day Deadline – 9/07/2021
Extension Letter Mailed – No
120 Day Deadline – N/A
Applicable Regulations: Chapter 153 – Subdivision Regulations
Section 154.106 – Conditional Use Permits
§154.210 – Off-Street Parking
Article XIV: Commercial Districts
Article VII – Specific Standards
Section 150.270 – Storm Water, Erosion and Sediment Control
§154.258: Landscape Requirements
PLANNING AND ZONING ISSUES
ZONING CODE TEXT AMENDMENT
Section 154.012 (B) (6) of the Lake Elmo Zoning Code lists the definitions of possible land uses for Automotive and Vehicular related land uses in the city. This section defines sales and storage lots as: Establishments engaged in the display for sale or lease of automobiles, trucks, machinery, recreational vehicles and manufactured homes, include automobile dealerships or thee farm commercial storage of privately owned trailers, boats, campers or similar vehicles.
This definition does not now allow for the rental of vehicles on these sites. Enterprise wants to sell and rent vehicles at their proposed facility so they are asking the City to amend the zoning code to include the rental of vehicles in the possible uses at such vehicle lots. Staff is supportive of this proposed zoning text amendment as the use of a facility for sales, leasing or rental of vehicles should not create any different concerns or impacts when compared to a facility that only sells and leases vehicles.
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To implement this zoning code change, staff is recommending the City amend the definition of sales and
storage lots to include the rental of vehicles and amend Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts to ensure the rental of vehicles is noted as a Conditional Use in the Commercial District along with the sales and storage lots.
FINAL PLAT AND PUD PLANS
Minimum Lot Size Requirements. The parcel is consistent with the outlot created as part of the Boulder Ponds 1st Addition Final Plat and meets the minimum lot size and width requirements of the Commercial zoning district.
Parkland Dedication. The City requires a $6000 per acre park dedication fee for commercial subdivisions. The proposed subdivision (final plat) will create one new buildable lot of 4.29 acres. Therefore, it is recommended that a condition of approval to require the applicant to pay $25,740 ($6000 X 4.29 acres) in park dedication fees for this development should the development plans move forward.
City Engineer Review. The City Engineer prepared a final plat review memo (dated August 2, 2021) and a site plan/construction review memo (dated August 2, 2021) related to these requests. I have attached these memos for your reference. The following is a summary of his review comments:
Application Information
• The application does not address if the site is adequately served by essential public facilities and services. Missing information includes: o Average daily traffic projects from full build out of the site. o Domestic sewer use projects. The City will need a SAC determination per the Met Council SAC manual. o Domestic water use projections. The City will need a SAC determination per Met Council SAC manual.
o Needed fire flow from municipal water supply in GPM (gallons per minute and duration of flow (minutes).
o Statement on whether the buildings will be equipped with fire sprinklers.
Stormwater Management
• The Boulder Ponds development was designed and constructed with an approved storm water management system to meet the requirements of both the City of Lake Elmo and the South Washington Watershed District. The existing stormwater pond located on City owned Outlot E was designed to accommodate an impervious surface coverage of 85% for this site.
• A private storm sewer is proposed interior to the site to capture and convey storm water runoff to the City owned storm water pond located on Boulder Ponds Outlot E. (immediately south of the development property). The private storm sewer system will connect to the existing 21-inch RCP storm sewer stub pipe located on the south property line.
• The 4.29-acre Enterprise site plan is shown with 75 percent impervious surface coverage. Because the site is assumed to be creating less impervious surface than planned, the existing storm water basin is assumed to have adequate capacity to fully accommodate this project without need for further storm water mitigation.
• The proposed development is subject to a storm water management plan meeting State, Watershed District and City rules. Permits will be required from the South Washington Watershed District and the Minnesota Pollution Control Agency.
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• A stormwater easement and maintenance agreement in the City’s standard form is required for the private storm water system.
Site Plan
• The site parking area is designed with two concrete commercial driveway accesses to Jade Trail North, located about 180 feet apart. The two access locations do not appear to align with the driveway locations on the west side of Jade Trail for Growing Explorers or for the senior living center.
• The site plan and the landscape plan improvements must be clarified. The landscape plans indicate boulevard trees as existing, while the existing conditions plan show no boulevard trees present. The site plans indicate the boulevard trees as proposed. Sanitary Sewer and Water Main Plans
• No new fire hydrants have been proposed. There is one existing fire hydrant located along Jade trail about 220 feet from the proposed office building. If fire hydrant(s) are required interior to the site as may be required by the Lake Elmo Fire Department, the fire hydrants and connecting water main will be City owned and maintained. If required, the applicant must revise and resubmit the and project specifications for City review, showing the proposed hydrant(s) and connecting watermain using City design standards, details and specifications. Utility easements
must be dedicated to the City that are at least 30-feet wide centered over the pipe and hydrants, and all easements must be shown on appropriate plans and on the final plat. Note: The Fire Department and the City Engineer have determined that the applicant will need to install a fire hydrant near the northwest corner of the building so the applicant will need to revise the project plans to show this hydrant and the watermain serving it.
• Connection to existing sanitary sewer service stubs. The project proposes to connect to existing 6-inch sanitary sewer service stubs located along Jade trail, one connection for each building. The sanitary sewer services interior to the site will be private services and must meet state
plumbing code requirements.
• Connection to existing watermain stubs. The project proposes to connect to existing 6-inch watermain service stubs located along Jade Trail, one connection for each building. The water services interior to the site will be private services and must meet state building code requirements unless hydrants are required to be place interior to the site. The plans also must be revised to change the service pipe materials to meet City standards. Preliminary Plat Conditions. Because conditions of approval for the preliminary plat for Boulder Ponds were related to the single family residential development, Staff will not be providing an analysis if preliminary plat conditions have been met.
Recommended Findings.
1) That the proposed Pingree (Enterprise) Final Plat and Final PUD Plan is generally consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014.
2) That the proposed Pingree (Enterprise) Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
3) That the proposed Pingree (Enterprise) Final Plat generally complies with the standards of the City’s Commercial zoning district.
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4) That the proposed Pingree (Enterprise) Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, except as noted in this report or attachment thereof.
5) That the proposed Pingree (Enterprise) Final Plat complies with the City’s subdivision ordinance.
6) That the proposed Pingree (Enterprise) Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance.
7) That the proposed Pingree (Enterprise) Final Plat 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 August 2, 2021.
Recommended Conditions of Approval. Staff recommends the following conditions be attached to
approval of the Pingree (Enterprise) Final Plat and PUD Plans:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in the review memos dated August 2, 2021 shall be incorporated into these documents (including the addition of a fire hydrant near the northwest corner of the building) before the City signs the Final Plat for recording.
2) Prior to the release of the Final Plat for recording, the Developer shall enter into a Developer’s Agreement or a Site Improvement Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of
the required improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to recording. Easements may need to be revised or added to
the final plat pending review by the City of a detailed right-of-way boulevard plan and updated utility plans (including any on-site fire hydrants and watermains).
4) The Final Landscape and Irrigation Plans shall be submitted for review and approval by the City
Landscape Architect before the City releases building permits for construction.
5) The applicant must obtain all other necessary City, State, and other governing body permits before starting any construction activity on the parcel including but not limited to building permits, conditional use permits, South Washington Watershed District permit, etc.
6) Any plans for construction on the newly created parcel must comply with the Lake Elmo Design
Standards Manual and specific general site considerations and development standards for specific uses within the Commercial zoning district. 7) The site plan is subject to a storm water management plan meeting State, South Washington Watershed District and City rules and regulations. The applicant must obtain all applicable permits before the City releases the final plat for recording.
8) A Stormwater Maintenance and Easement Agreement in the City’s Standard form is required for the privately-owned system.
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9) The applicant shall pay the City a parkland dedication fee in the amount of $25,740 before the
City releases to the final plat for recording.
CONDITIONAL USE PERMIT
Request. An automotive sales and storage lot is a conditional use within the Commercial zoning district and as such requires City approval of a conditional use permit. The proposed Enterprise facility would
sell and rent vehicles so the applicant has requested a zoning code text amendment as noted above to allow for the rental and sale of vehicles at this site. The proposed facility would have a sales and rental office building of about 5,800 square feet with 243 total parking spaces. They are proposing to have 141
car sales parking spaces, 71 parking spaces for light trucks and 31 parking spaces for customer and employee parking. The site plan shows two 30-foot-wide driveways onto Jade Trail for access to the site. At full capacity, the facility will have approximately 30 employees and operate from 7:30 am to 7:00 pm Monday through Friday, with rental hours from 9-12 and sales hours between 10:00 am to 6:00 pm on Saturday and closed on Sunday. Setback and Impervious Surface Requirements. The following table outlines how the proposed use and site plan adheres to the setback and impervious surface requirements of the Commercial zoning district.
The proposed site plan is meeting all the required zoning code standards.
Commercial District – Zoning Standards
Standard Required Proposed
Maximum Height 45 feet 22 feet
Maximum Impervious Coverage 75% 74.6%
Front Yard Setback – Building 30 feet 171 feet
Interior Side Yard Setback – Building 10 feet Approximately 200 feet
Rear Yard Setback - Building 30 feet 112 feet
Front Yard – Parking 15 feet 45 feet
Rear Yard - Parking 10 feet 15 feet
Minimum Building Floor Size N/A N/A
General Site Design Considerations, Commercial Districts. The following outlines how the proposed development adheres to the City’s General Site Design considerations for the Commercial zoning district.
Circulation.
o Internal connections when feasible. There are no feasible internal connections to the site. The site will be accessed off of Jade Trail North by two proposed driveways.
o Curb cuts minimized. There are two proposed curb cuts in order to provide better circulation.
Fencing and Screening. There is an existing storm water pond on the south end of the property facing Hudson Boulevard and a commercial property (Mini-storage) to the east. Staff is not recommending
the City require any special screening or fencing with this request.
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Lighting Design. The applicant submitted a photometric plan that meets the requirements of Sections
150.035-150.038 of the City Code.
Exterior Storage. The project plans are not showing any exterior storage on the site other than areas proposed for vehicle parking. It is a recommended condition of approval that Enterprise not store any
damaged or inoperable vehicles outside on their site.
Standards for Motor Vehicle Sales and Storage Lots within the Commercial Zoning District. There are four specific use standards for a vehicle sales and storage lot within the Zoning Code. They include:
1. The site shall have a minimum of 20,000 square feet and have access to collector or higher classification street. Staff Comment: The site of this proposal is 4.29 acres (186,872 square feet) and Jade Trail is noted as a collector street in the 2040 Comprehensive Plan. 2. All vehicle repairs shall be conducted in a completely enclosed building. Staff Comment: Enterprise is not proposing to conduct any vehicle service or repairs at this site. 3. A site plan shall be submitted showing the layout of vehicles, for sale, rent, employee parking and customer parking. Staff Comment: The applicant included the required site plan with their application materials. 4. Sound from any speakers used on the premises shall not be audible above a level of normal conversation at the boundary of any surrounding residential district or any residential property. Staff Comment: The applicant noted in their application materials that they do not use a public
address system that would cause a disturbance to the neighbors.
Parking Lot Requirements
Marking of Parking Spaces. Parking areas containing five or more spaces are required to be marked
with painted lines at least four inches wide. This is shown on the plans.
Curbing. Open off-street parking areas designed to have head-in parking along the property line shall provide a bumper curb or barrier of normal height. This is shown on the plans.
Accessible Parking. The proposed number of parking spaces is 243, of these, two are handicap –accessible with van access, which meets the Americans with Disabilities Act (ADA) requirements.
Parking Lot Screening Standards
Interior Parking Lot Landscaping. At least 5% of the parking lot is devoted to islands or corner planting beds as is required per the City’s interior parking lot landscaping standards. Additionally, the number of trees required to be provided within these interior islands and corner beds is not met.
Perimeter Parking Lot Landscaping.
o Frontage Strip. A well-over five-foot wide frontage strip is provided between the parking area and Jade Trail. The proposed landscape plan shows the planting of 12 coniferous trees to the north and west of the future parking area to help screen the site from the existing residential homes across Jade Trail.
The requirement that one deciduous tree be planted every 50 linear feet has been met along Jade Trail with the existing trees that were planted with the development of Boulder Ponds.
Landscape Plans. The applicant has submitted landscape plans which have been reviewed by the City’s
landscape architect. Below is a summary of the review comments dated July 23, 2021:
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• The submitted landscape plan does not include the required number of trees, as 75 are required, and 43 are proposed.
• Screening is required at the northern and western edge of the parcel due to the parcel to the across Jade Trail being of a less intense use.
• Ground cover material specifications are not included.
• The proposed landscape plan does not include required City standard notes and details.
• All utilities are not shown on the landscape plan to review for tree placement conflicts. All utility conflicts will need to be corrected.
• The plan does not include a quantity of shade trees to meet the interior parking lot planting
requirements per the City Code.
Lake Elmo Design Guidelines and Standards. The property is located within the I-94 district, and therefore must adhere to the Lake Elmo Design Guidelines and Standards.
• Site Design. Building is set back at least 30 feet from the right-of-way and oriented parallel to the street, providing convenient access to entrances and efficient on-site circulation.
• Streetscape. Streetscape improvements were provided with the trees and landscaping previously installed along Jade Trail.
• Landscaping. Trees and plant beds are utilized. Parking, service, storage and utility areas are buffered by plantings.
• Parking. Parking areas utilize more than 60% of primary street frontage, but additional landscaping is provided adjacent to the primary street.
• Building Design. There are no blank facades without windows or doors, and continuous expanses of wall through façade articulation, recession and projection is utilized.
• Building Materials. The primary exterior building materials include EIFS (exterior insulation finish system) and a cast stone base. The roof will flat
• Scale and Mass. The building front has several doors and windows to help break up the mass and to avoid monotonous design.
City Engineer Review. This can be referenced in the Final Plat and PUD plan review section (above) of
this report.
Fire Chief Review: Dustin Kalis, the Lake Elmo Fire Chief, review the proposed plans. I have attached his comments for your consideration. In summary, he did not note any major concerns or changes the Fire
Department would be requiring to the plans. However, the Fire Chief and the City Engineer recently re-reviewed the project plans and they determined that the applicant needs to add a fire hydrant near the northwest corner of the building in order to ensure there will be proper fire protection to the building and
site. As such, the applicant will need to update the utility plans to show this fire hydrant, with 30 foot-wide easements over the watermains and hydrants, and the Development Agreement or Site Improvement Agreement will require security for the cost of this public infrastructure.
Watershed District. The project area lies within the South Washington Watershed District (SWWD). It should be noted that the applicant must meet all the rules of the SWWD and will need to secure permits
from the SWWD in order to proceed with the development as planned.
Recommendation Findings. Staff recommends the following findings:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not be detrimental or in any way endanger the public health, safety, comfort.
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2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The property is guided for Commercial, in which a motor vehicle sales and storage facility
is a conditional use. 3. The use or development is compatible with the existing neighborhood. The proposed use is compatible with the existing neighborhood and will serve nearby residents and businesses in need of its services. 4. The proposed use meets all specific development standards for such use listed in Article 7 of this Chapter. The proposed use will meet the specific development standards for a
motor vehicle sales and storage facility and it should meet the general site design considerations of the Commercial district. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 150, §150.250 through
150.257 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located outside the 0.2% annual chance floodplain and shoreland area. 6. The proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity
and will not change the essential character of that area. The proposed use will be compatible in appearance with the existing and intended character of the general vicinity and will not change the essential character of the area. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use will not be
hazardous or create a nuisance. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be adequately served by all of these.
9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the
community. The proposed use will not create excessive additional requirements at public cost. 10. The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The proposed use will generate an increase in the number of vehicle trips per day over a vacant property but the traffic volume should lower than many of the other possible commercial land uses that could occur on the site. 11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The proposed use should not create traffic congestion or interfere with traffic on surrounding public streets. 12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. N/A
Recommended Conditions of Approval. If the Planning Commission wishes to recommend approval,
staff recommends the following conditions:
1) The applicant must obtain all other necessary City, State, and other governing body permits prior to the commencement of any construction activity on the parcel including but not limited to an
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approved stormwater management plan, utility plans, grading plan, street construction plans (if
required), parking lot permit, building permits, etc. 2) That City Council approve the requested zoning code text amendment to allow the rental vehicles at sales and storage facilities by conditional use.
3) The applicant revise all project plans to address the review comments of the City Engineer in his memos dated August 2, 2021. 4) The applicant shall revise the project plans to show a fire hydrant near the northwest corner of the
building at the direction of the Fire Department and the City Engineer. All fire hydrants shall be owned and maintained by the City. 5) Landscape plans must be revised and approved by the City’s Landscape Architect prior to recording of the final plat. The landscape plans must meet all City parking lot landscaping and screening requirements including screening on the northern portion of the property from adjacent properties and the public right-of-way.
6) The applicant shall secure a sign permit from the City for all signage associated with the
proposed motor vehicle sales and rental facility. 7) The proposed building shall meet the Lake Elmo Design Guidelines and Standards. 8) Enterprise and all future owners/operators on this site shall not store any damaged or inoperable vehicles outside on the site.
FISCAL IMPACT:
The City will collect Sewer Accessibility Charges and Water Accessibility Charges, building permit fees,
and property taxes.
OPTIONS:
The Planning Commission may:
• Recommend approval of the Zoning Code Text Amendment, Final Plat and PUD Plans and Conditional Use Permit with recommended findings and conditions of approval.
• Recommend approval of the Zoning Code Text Amendment, Final Plat and PUD Plans and Conditional Use Permit with amended findings and conditions of approval.
• Recommend denial of Zoning Code Text Amendment, the Final Plat and PUD Plans, citing findings for denial.
RECOMMENDATIONS:
Staff recommends that the Planning Commission recommend approval of the Zoning Code Text
Amendment that adds the rental of vehicles as a conditional use for sales and storage lots in the C (commercial) zoning district.
“Move to recommend approval of the zoning code text amendment(s) that adds the rental of vehicles as a conditional use for sales and storage lots in the commercial zoning district.”
Staff recommends that the Planning Commission recommend approval of the Pingree Addition Final Plat
and PUD Plans with recommended findings and conditions of approval:
“Move to recommend approval of the Pingree Final Plat and PUD Plans with recommended findings and conditions of approval as drafted by Staff.”
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Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit for a motor vehicle sales and rental facility as proposed by Enterprise Holdings for the property on the east side of Jade Trail, north of Hudson Boulevard:
“Move to recommend approval of a Conditional Use Permit for a motor vehicle sales and rental facility
as proposed by Enterprise Holdings for the property on the east side of Jade Trail, north of Hudson Boulevard, subject to the conditions of approval listed in the staff report and based on the findings of fact listed in the staff report.”
ATTACHMENTS:
• Applications and Narrative
• Location Map
• Property Line Map
• Aerial Photo
• Pingree Addition Final Plat
• Project Plans (12 sheets)
• Proposed Landscape Plan
• Elevation and Floor Plans (3 sheets)
• City Engineer Final Plat review memo dated August 2, 2021
• City Engineer Site Plan/Construction Plan review memo dated August 2, 2021
• Fire Chief Review memo dated July 20, 2021
• Landscape Architects review memo dated July 23, 2021
• Neighbor comments dated August 2, 2021
Wildflower at Lake Elmo 4th Addition – Written Statements
2.a.) Owner: Robert Engstrom Companies
4801 West 81st Street, Suite 101
Minneapolis, MN 55437
Authorized Agents or Representatives:
Bob Engstrom
Paul Engstrom
Tom Engstrom
Engineer & Surveyor:
John Molinaro & Peter Hawkinson
Pioneer Engineering, P.A.
2422 Enterprise Dr.
Mendota Heights, MN 55120
2.b.) Address: Unassigned: Intersection of Wildflower Dr. & Swallowtail Lane
Unassigned: End of Currently Constructed Prairieview Trail
Current Zoning: PUD
Parcel Size: 19.88 acres; 866,126 ft2
Property Identification #’s: 12.029.21.34.0091 & 12.029.21.43.0024
Current Legal Description: Outlot G, H, J, O and Q of Wildflower at Lake Elmo 1st Addition
2.c.)
i) Name of Final Plat: Wildflower at Lake Elmo 4th Addition
ii) Table Block # Lot # Size (ac) Width at Front Setback* (sf) Average Depth (sf) 1 1 0.2494 105 138
1 2 0.1953 80 130
1 3 0.2195 90 135
1 4 0.2389 92 134
1 5 0.2479 80 135
1 6 0.2479 80 135
1 7 0.2501 80 136
1 8 0.2865 90 138
2 1 0.2922 85 152
2 2 0.2450 90 125
2 3 0.3232 80 137
2 4 0.3223 80 130
2 5 0.2968 90 130
2 6 0.3947 93 185
2 7 0.2467 90 130
2 8 0.2537 85 130
2 9 0.2686 90 130
2 10 0.2424 80 132
2 11 0.3379 107 144
3 1 0.1912 70 120
3 2 0.1791 65 120
3 3 0.1791 65 120
3 4 0.1791 65 120
3 5 0.1791 65 120
3 6 0.1791 65 120
3 7 0.2234 86 120
4 1 0.1654 62 120
4 2 0.1405 51 120
4 3 0.1405 51 120
4 4 0.1654 62 120
5 1 0.1960 62 134
5 2 0.1497 51 123
5 3 0.1418 51 120
5 4 0.1657 62 120
6 1 0.1758 65 120
6 2 0.1515 55 120
6 3 0.1653 60 120
6 4 0.1653 60 120
6 5 0.1653 60 120
6 6 0.1515 55 120
6 7 0.1777 65 120
*Width is at the non‐garage side of courtyard lots
(Blocks 3, 4, 5 and 6)
iii) Final Area Calculations:
Park: 0
Trails: 0
Other: 0
Estimated Value of Dedicated Area: 0
iv) Final Area of Wetlands & Buffers
Wetlands: 0
Buffers: 0
v) Final Proposed right‐of‐ways: 5.3797 acres; 234,343 ft2
vi) Proposed legal descriptions for items not on Plat: NONE
2.d.) Addressing Issues since Preliminary Plat:
All items that have arisen have been addressed in the Final Platting Process.
2.e.) Density:
4th Addition Lot Area: 8.8862 acres
4th Addition Lot #: 41
Density: 4.61 lots/acre
2.f.) Proposed infrastructure improvements & phasing:
1 Phase Development
Continuation of installed Wildflower at Lake Elmo 1st, 2nd & 3rd improvements.
2.g.) Neighboring Properties Issues Addressed:
Developer has personally addressed issues with neighbors.
2.h.) Nearby Land Issues/Disturbances to wetlands or Natural Areas:
The project developed a Stormwater Management Plan with the review of the City of Lake
Elmo & the Valley Branch Watershed District to address and improve the watershed drainage
issues.
2.i.) Justification: Development is in conformance with approved Preliminary Plat.
2.j.) Lakeshore Access: NONE
2.k.) Parks & Open Space: Park and Open space dedication was completed with 1st Addition of Project.
2.l.) Development Timeline:
Begin Utilities: August ‐2021
Complete Utility Construction: October – 2021
Complete Street Construction: November – 2021
Complete Small Utility Construction: November – 2021
Complete Landscaping Installation: Spring ‐ 2022
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTSCIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
8.5' BI
T.
TR
A
IL
6' CO
NC
.
SI
DEW
A
LK
6' CONC. SIDEWALKREGISTERED PROFESSIONAL CIVIL ENGINEER
PREPARED BY PIONEER ENGINEERING, P.A.
REGISTERED PROFESSIONAL LAND SURVEYOR
DEVELOPER
REG. NO.
42299
JOHN M. MOLINARO
PETER J. HAWKINSON
REG. NO.
45831
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
CONTACT: ROBERT ENGSTROM
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
PROPOSED DEVELOPMENT PHASING
MASS GRADING TO BE PERFORMED IN ONE PHASE.
UTILITY AND STREET CONSTRUCTION TO BE PERFORMED
IN THREE PHASES.
LANDOWNER
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
04-ENG-114058-SHEET-COVER
1.01COVER SHEET
WILDFLOWER AT LAKE ELMO 4TH ADDITION
LAKE ELMO, MINNESOTA
SANITARY SEWER & WATERMAIN
COVER SHEETSHEET INDEX1.01.
3.11-3.17.
3.21-3.26
UTILITY AND STREET CONSTRUCTION PLANS
LEGEND SHEET1.02.
CONSTRUCTIONSTORM SEWER CONSTRUCTION
4.01-4.06.CITY DETAILS
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
LOCATION MAP
3.31-3.35.STREET CONSTRUCTION
L1.LANDSCAPE PLAN
OVERALL UTILITY2.01
3.41-3.42.SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-LEGEND
1.02LEGENDI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-UTIL-OVER
2.01OVERALL UTILITY PLAN
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-SSWR
3.11SANITARY SEWER & WATERMAIN
CONSTRUCTION
SWALLOWTAIL LANE
04-ENG-114058-SHEET-SSWR
3.12SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
SUNFLOWER LANE
04-ENG-114058-SHEET-SSWR
3.13SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-SSWR
3.14SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-SSWR
3.15SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
04-ENG-114058-SHEET-SSWR
3.16SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINSTAR COURT
04-ENG-114058-SHEET-SSWR
3.17SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
OFF ROAD SANITARY SEWER
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-STRM
3.21STORM SEWER CONSTRUCTION
SUNFLOWER LANE
04-ENG-114058-SHEET-STRM
3.22STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
HUMMINGBIRD PATH
04-ENG-114058-SHEET-STRM
3.23STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
MONARCH PATH
04-ENG-114058-SHEET-STRM
3.24STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-STRM
3.25STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-ROAD
3.31STREET CONSTRUCTION
SUNFLOWER LANE HUMMINGBIRD PATH
04-ENG-114058-SHEET-ROAD
3.32STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
MONARCH PATH SWALLOWTAIL WAY SWALLOWTAIL PARK
04-ENG-114058-SHEET-ROAD
3.33STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-ROAD
3.34STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
04-ENG-114058-SHEET-ROAD
3.35STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR COURT
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-LITE
3.41SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-LITE
3.42SIGNING, STRIPING & LIGHTING PLANI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.01CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.02CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.03CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.04CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.05CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.06CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
c
OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021 MINNEAPOLIS, MINNESOTA 55437-1111
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 1. X-XX-XXXX City Comments LANDSCAPE PLAN 1L1JLT/TLM
JLT/TLM
06-25-2021
04-PLAN-114058-SHEET-LAND.DWG
PAGE 1 of 1
MEMORANDUM
Date: August 2, 2021
To: Ken Roberts, Planning Director Re: Wildflower at Lake Elmo 4th Addition – Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wildflower at Lake Elmo 4th Addition. Final Plat/Final Construction
Plans were received on July 13, 2021. Grading Plans were not received until July 28, 2021. The submittal consisted of
the following documentation:
Wildflower at Lake Elmo 4th Addition Final Plat, not dated, received July 6, 2021.
Wildflower at Lake Elmo 4th Addition Construction Plans dated June 25, 2021.
Wildflower at Lake Elmo 4th Grading Plans dated June 25, 2021.
Storm Sewer Design Calculations dated June 25, 2021.
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: WILDFLOWER AT LAKE ELMO 4TH ADDITION
The Final Plat shall not be recorded until final construction plan approval is granted.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
Outlot A and Outlot B will be HOA owned with drainage and utility easements over all of each Outlot.
The Final Plat must be revised to provide a drainage and utility easement over all of Outlot B.
The Final Plat must be revised to provide additional drainage and utility easement along the north property
line of Lot 1, Block 2 to meet minimum easement requirements for the proposed trunk sanitary sewer main.
Wildflower at Lake Elmo 4th Addition includes trunk watermain (12‐inch diameter) pipe oversizing along
Sunflower Lane, connecting to the existing 12‐inch watermain along CSAH 14, and includes trunk sanitary
sewer (10‐inch diameter) pipe oversizing along Blazingstar Lane. Payment for pipe oversizing from the city
standard 8‐inch pipe should be addressed as part of the development agreement.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design
Standards Manual dated April 2019, using City details, plan notes and specifications and meeting City
Engineering Design Guidelines.
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated August 2, 2021.
No construction for Wildflower at Lake Elmo 4th Addition may begin until the applicant has received City
Engineer approval for the Final Construction Plans and Specifications; 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.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 1 of 3
MEMORANDUM
Date: August 2, 2021
To: John Molinaro, P.E., Pioneer Engineering Re: Wildflower at Lake Elmo 3rd Addition
Cc: Ken Roberts, Planning Director
Marty Powers, Public Works Director
Construction Plan Review
Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wildflower at Lake Elmo 4th Addition. Final Plat/Final Construction
Plans were received on July 13, 2021. Grading Plans were not received until July 28, 2021. The submittal consisted
of the following documentation:
Wildflower at Lake Elmo 4th Addition Final Plat, not dated, received July 6, 2021.
Wildflower at Lake Elmo 4th Addition Construction Plans dated June 25, 2021.
Wildflower at Lake Elmo 4th Grading Plans dated June 25, 2021.
Storm Sewer Design Calculations dated June 25, 2021.
No Project Specifications were provided.
STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat comment memo to
direct plan corrections necessary for final construction plan approval. When submitting revised plans and
specifications, please provide a point by point response letter that details all changes made to the plans.
FINAL PLAT AND EASEMENTS: WILDFLOWER AT LAKE ELMO 4TH ADDITION
Outlot ownership should be labeled on the grading and utility plans, including Outlots adjacent to the 3rd
Addition Plat. Identify Outlots E and F as HOA owned and identify the lift station site Outlot as City owned.
Outlot A and Outlot B will be HOA owned with drainage and utility easements over all of each Outlot.
The Final Plat and Construction Plans must be revised to provide a drainage and utility easement over all of
Outlot B.
The Final Plat and Construction Plans must be revised to provide additional drainage and utility easement
along the north property line of Lot 1, Block 2 to meet minimum easement requirements for the proposed
trunk sanitary sewer main.
The Construction plans must be revised to correctly identify Outlot ownership and drainage and utility
easements for the Wildflower 4th Addition. If Outlots from previous additions are shown on the plans, the
Addition must be identified.
FINAL CONSTRUCTION PLANS
Sheet 1.01. Add plan note to identify the standard of care guideline for the collection and depiction of
existing subsurface utility data per CI/ASCE 38‐02.
All plan sheets: Revise Outlot boundaries and naming to Wildflower 4th Addition naming structure.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 3
Add Existing Condition and Removals Plan sheet clearly depicting construction boundary areas and
construction details to match existing conditions in the field.
Detail private driveway removal and reconnection plans to Blazingstar Lane.
Add Erosion Control Plan sheets and SWPPP plan.
Sheet 3.12. Revise plans to add commercial water service and sanitary sewer service from Sunflower Lane
to 11550 Stillwater Boulevard.
Sheet 3.12. Revise plans along proposed trunk watermain in Outlot J to show all existing conditions. Plans
must identify all removals, protections, erosion control and restoration details.
Sheet 3.13. Revise services for Lots 1‐3, B5 to remove all bends.
Sheet 3.14. Revise services for Lot 3, B3 to remove all bends.
Sheet 3.14. Revise water/sewer layout and services for Lot 7, B3 and Lots 10‐11, B2 per the attached edits.
Sheet 3.15. Revise services for Lot 1, B2 to remove all bends.
Sheet 3.16. Revise water/sewer layout and services to eliminate/minimize service bends.
Sheet 3.17. Revise plans along proposed trunk sewer in Outlot H to show all existing conditions. Plans must
identify all removals, protections, erosion control and restoration details.
Sheet 3.17. Remove the proposed service wye that is shown to extend to the existing driveway. Service
cannot be extended to a property located outside of the City MUSA.
Sheets 3.21‐3.25. Replace Standard Plan Notes for Storm Sewer with City Plan Notes dated April 2019.
Sheets 3.21‐3.25. Revise plans along proposed storm sewer not placed in roadway corridors to show all
existing conditions. Plans must identify all removals, protections, erosion control and restoration details.
Sheet 3.22 Extend drain tile north from CBMH 1121 for 100‐foot with clean out.
Sheet 3.25. Extend storm sewer from CBMH 1305 along Blazingstar Court and install catch basins at the
transition to the cul‐de‐sac (as the grade transitions from 3% to 1%) to better facilitate drainage.
Sheet 3.31. Revise typical section for Sunflower Lane and make all plan revisions accordingly.
Revise tree setback to city standard minimum 5‐feet when sidewalk is along the boulevard.
Revise tree setback to city standard minimum 8‐feet when no sidewalk is present.
Revise sidewalk width to city standard 6‐feet when sidewalk is along only one side of the road. 5‐ft.
sidewalks are only allowed when placed on both sides of the street.
Revise mountable curb to B618 per plan view.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.31 and 3.32. Revise plan view to show location of sidewalk within the street right‐of‐way per the
proposed typical section.
Sheet 3.31. Revise typical section for 30’/32’ ROW Street to create two separate typical sections and
identify all applicable roadways by name to facilitate city review.
Revise tree setback to city standard minimum 5‐feet.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.33. Revise typical section for Wildflower Drive and 60‐foot ROW street and make all plan revisions
accordingly.
Add center median trees showing city standard minimum 5‐feet setback from back of curb.
Revise class 5 aggregate base material to class 6 per city standards.
Revise mountable curb to B618 per plan view.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.34 and 3.35. Revise typical section for 60‐foot ROW street.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.35. Remove typical section for 70‐foot ROW street. Typical section does not appear applicable.
Sheets 3.41 and 3.42. Revise plans to show existing street lights and signage to help facilitate
placement/review of signage and lighting for the Wildflower 4th Addition.
PAGE 3 of 3
Sheets 3.41 and 3.42. Standard Plan Notes for signing/pavement markings /lighting plans are outdated and
incorrect. Replace with City Standard Plan Notes dated April 2019.
Sheet 3.41. Add additional “No Parking” signs to meet city spacing requirements and additional stop signs
(see attached red lines).
Sheet 3.41. Remove rip rap channels from plan sheet.
Sheet 3.42. Add street light at intersection of Blazingstar Lane and Blazingstar Court.
Sheet 3.42. Add “No Parking” signs to Blazingstar Court; 3 signs along interior center landscape median; 4
signs along outer radius of cul‐de‐sac; and 2 signs along west bound drive lane.
Sheet 3.42. Add additional “No Parking” signs to Blazingstar Lane to meet city spacing requirements (no
greater than 250 feet).
Sheet 3.42. Remove private driveway and temporary driveway and show reconstructed permanent
condition.
CITY STANDARD DETAILS
Detail Sheets: Add City standard details 601, 603, 604, 605, and 606.
GRADING PLANS
Sheet G‐6: Add proposed lot corner elevation for SE corner of Lot 9, Block 2.
Sheet G‐8: Add the missing proposed lot corner elevations for Lot 3, B2 (1 missing); Lot 4, B2 (3 missing);
Lot 6, B2 (3 missing).
Sheets G6 and G8. Revise grading plan as necessary to meet minimum city standards to provide 2%
minimum slope for drainage within Outlot I and along rear lot lines for Lots 3‐11, B2.
SPECIFICATIONS
No project specifications were submitted. Project Specifications must be prepared and submitted for the
improvements using the City Standard Specifications for Public Infrastructure dated April 2019. The
specifications must state that the City Standard Specifications govern for the project unless specific written
approval by the City has been provided. Supplemental specifications may be included in the project manual
as follows if they are clearly labeled “Supplemental Specifications” and include the following statement as
the first clause of the supplemental provisions, “The City Standard Specifications for Public Infrastructure,
dated April 2019, shall apply to the work performed under this contract. Supplemental specifications are
intended to supplement the City Standard Specifications; however, they do NOT supersede the City
Standard Specifications, Details, Design Standards, or ordinances without specific written approval by the
City Engineer”.
LANDSCAPE PLAN
Sheet L1: Revise scale of proposed landscape plans to facilitate city review of tree planting locations in
regards to required offset separation distances.
Sheet L1: Add plan notes that detail the tree locations that are located in the center medians and along the
alleyways. Notes should indicate 8‐feet from back of curb and all trees should be relocated on the plans as
necessary to comply.
Sheet L1: Add proposed sanitary sewer to landscape plans that is running north of Lot 1 and 3, B2. Revise
landscaping to keep all tree plantings minimum 15‐feet from pipe/structure centerline.
Sheet L1: Proposed landscaping located in Outlot I appears placed along the proposed drainage swale and
will impede already limited drainage. Revise plan to indicate the location of drainage swale and add notes
to maintain plantings a minimum distance of 5‐feet from drainage swale bottom.
8.5' BI
T.
TR
A
IL
6' CO
NC
.
SI
DEW
A
LK
6' CONC. SIDEWALKREGISTERED PROFESSIONAL CIVIL ENGINEER
PREPARED BY PIONEER ENGINEERING, P.A.
REGISTERED PROFESSIONAL LAND SURVEYOR
DEVELOPER
REG. NO.
42299
JOHN M. MOLINARO
PETER J. HAWKINSON
REG. NO.
45831
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
CONTACT: ROBERT ENGSTROM
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
PROPOSED DEVELOPMENT PHASING
MASS GRADING TO BE PERFORMED IN ONE PHASE.
UTILITY AND STREET CONSTRUCTION TO BE PERFORMED
IN THREE PHASES.
LANDOWNER
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
04-ENG-114058-SHEET-COVER
1.01COVER SHEET
WILDFLOWER AT LAKE ELMO 4TH ADDITION
LAKE ELMO, MINNESOTA
SANITARY SEWER & WATERMAIN
COVER SHEETSHEET INDEX1.01.
3.11-3.17.
3.21-3.26
UTILITY AND STREET CONSTRUCTION PLANS
LEGEND SHEET1.02.
CONSTRUCTIONSTORM SEWER CONSTRUCTION
4.01-4.06.CITY DETAILS
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
LOCATION MAP
3.31-3.35.STREET CONSTRUCTION
L1.LANDSCAPE PLAN
OVERALL UTILITY2.01
3.41-3.42.SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-SSWR
3.14SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-LITE
3.41SIGNING, STRIPING & LIGHTING PLAN
Memo
To: Ken Roberts, City of Lake Elmo
Planning Director
From: Sarah Harding, Landscape Architect
Jenna Niday, Landscape Designer
File: City of Lake Elmo Landscape Plan Review
Wildflower 4th Addition, Review #1
Date: July 15, 2021
Submittals
▪ Civil and Landscape Plans, dated 6-25-2021, received 7-6-2021.
▪ Project Narrative, received 7-6-2021.
▪ Final Plat and Land Use Applications, received 7-6-2021.
Location: East of Lake Elmo Avenue North, North of 39th Street North, West of Lisbon Avenue North, and south of Veronica Pond in Lake Elmo, MN. Land Use Category: Medium Density Residential Surrounding Land Use Concerns: None. Special landscape provisions in addition to the zoning code: Greenbelt buffer required. The City has previously determined that a sufficient buffer was provided on the North of the plat.
July 15, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 2 of 3
Tree Preservation: A tree survey plan has been previously submitted, including a tree inventory showing individual trees that are exempt, removed and saved. The allowable tree removal limit (30% of the total diameter inches of significant trees) is exceeded; therefore replacement trees are required. The required number of replacement trees has been accounted for in the original plan submittals and no further action is needed.
Entire Site Total Caliper Inches of Significant Trees On-Site: 433.0 Cal Inches
Significant Inches Removed On-Site* 390 Cal Inches
Common Trees 390
Conifer/Evergreen Trees 0
Hardwood Trees 0
Tree Removal Limits (30% Significant Inches Removed On-Site) 130.00 Cal Inches
Subtract Common Tree Removals 390
Removals in excess of 30% allowance -260.00 Cal Inches
Removals in Excess of Allowance 260.0 Cal Inches
Common Tree Removals in Excess of 30% Allowance 260.0
Common Tree Replacement Needed (1/4 the dia inches removed) 65.0 Cal Inches
Common Tree Replacement Required @ 2.5" per Tree 26 # Trees
Landscape Requirements: The master and subsequent phase landscape plans meet the code required number of trees. Previous phases have planted more than the required number of trees. Previous inspections have found dead or dying trees in the 1st and 2nd additions and the City has allowed these trees to be removed and not replaced, because the proposed landscape has far exceeded the landscape requirements.
Landscape
Required
Phase 1 & 2
Installed
Phase 1 & 2
Removed
Phase 3
Proposed
Phase 4
Proposed
Deciduous
213
40
90 184
Coniferous 261 7 110
Ornamental 155 35
Total 879 629 589 97 329
Total Required per Landscape
Code 879
Total Landscape Remaining after
Removals, and Future Proposed 1,015
July 15, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 3 of 3
The landscape plans do meet the minimum compositions of required trees:
• At least 25% of the required number of trees shall be deciduous shade trees
• At least 25% of the required number of trees shall be coniferous trees
• Up to 15% of the required number of trees may be ornamental tree
Phase 4 Qty % Composition
Deciduous Shade Trees 184 56%
Coniferous Trees 110 33%
Ornamental Trees 35 11%
Tree Count Proposed 329 A. A landscape plan has been submitted that does not include all requirements:
1. Ground cover materials are not shown for all disturbed areas.
Findings: 1. All tree preservation, mitigation, and landscape requirements have been met.
2. All disturbed areas need to receive ground cover after work is completed. Notes have not been provided
to describe the proposed intent to meet this code requirement. Please provide ground cover
specifications for seed, sod, or other approved ground cover.
Recommendation: It is recommended that a condition of approval include: 1. Submit a revised landscape plan.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 215-2661 E: sharding@wenck.com
PUBLIC HEARING ITEM __
STAFF REPORT
DATE: 8/09/2021 AGENDA ITEM: __ – PUBLIC HEARING
TO: Planning Commission FROM: Ken Roberts, Planning Director
ITEM: Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plans REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
Robert Engstrom Companies is requesting City approval of the final plat and final PUD development
plans for the fourth and final phase of the Wildflower at Lake Elmo PUD development. The final plat includes 41 single family residential lots located to the east of the second phase of the Wildflower at Lake Elmo PUD. Staff is recommending approval of the request subject to meeting the conditions of approval listed in this report.
PROPOSAL DETAILS/ANALYSIS:
Applicant: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Property Owners: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Location: Outlots G, H, I, J, O and Q, Wildflower at Lake Elmo 1st Addition, and Outlot A, Wildflower at Lake Elmo 3rd Addition
Request: Application for lot Final Plat and Final Planned Unit Development (PUD) Plan approval for the fourth phase of the Wildflower PUD development. The final plat includes 41 single-family residential lots and two Outlots.
Existing Land Use/ Vacant outlots and MDR/PUD.
Zoning:
Surrounding: North – vacant outlot and MDR/PUD zoning –; west - Wildflower 2nd Addition and MDR/PUD zoning; south – offices, business park land – VMX – Village Mixed Use; east – Wildflower outlot (Storm water pond) and Field
of St. Croix II subdivision open space – RR and OP zoning.
Comprehensive Plan: Village Medium Density Residential (2.5-4.99 units per acre)/Village Open Space Overlay
History: The property is within the Village Planning Area boundary and municipal sewer service area. The site was historically been used for farming activities. The City approved a Comprehensive Plan Amendment in 2014 that removed portions of the site from the open space land category. The City approved a
PUD Concept Plan for the property on June 17, 2014, and a preliminary plat and preliminary PUD plans on April 7, 2015. Wildflower 1st Addition received final plat and PUD plan approval on 7/21/15 and Wildflower 2nd
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PUBLIC HEARING ITEM __
Addition received final plat and PUD plan approval on December 6, 2016. A PUD amendment was processed on June 6, 2017. The City Council approved the final plat and PUD plan for Wildflower 3rd Addition on March 20, 2018.
Deadline for Action: Application Complete – 7/13/2021 60 Day Deadline – 9/11/2021 Extension Letter Mailed – No 120 Day Deadline – NA
Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (MDR) Article 16 – Planned Unit Development Regulations §150.270 Storm Water, Erosion, and Sediment Control
PROJECT ANALYSIS
Robert Engstrom Companies is requesting approval of a final plat and final PUD plan associated with the fourth and final phase of the Wildflower at Lake Elmo Planned Unit Development (PUD). The proposed final plat will replat the Outlots G, H, I, O and Q, Wildflower at Lake Elmo 1st Addition, 19.88 acres, in to 41 single-family residential lots, of which 22 will be the “garden villa” homes
while the remaining 19 will be prairie-style lots for larger single-family homes located on Blazing Star Lane and Blazing Star Court. In addition to the 41 single family homes site, the final plat and PUD plans include two outlots. Outlot A is 7.96 acres in size and will be preserved for permanent open space. Outlot B is 0.58 acres, will be located in the center of the villa lots, will be owned and managed by the HOA for open space. The 22 garden villa lots average 0.17 acres in size with the
smallest lot being 0.1405 acres in size and the largest 0.2234 acres in size; the 19 larger, prairie-style single family lots average 0.27 acres in size, with the smallest being 0.1953 acres in size and largest being 0.3947 the acres in size. The proposed lots sizes and dimensions are consistent with the approved preliminary plat and PUD Plans.
Plat Summary:
Development area Overall: 19.88 acres Residential lots: 41 (22 villa, 19 prairie-style) Outlot for open space (Outlot A): 7.96 acres
R/W area: 3.78 acres Average garden villa lot size: 0.17 acres Average prairie lot size: 0.27 acres Parkland: 0 acres
Wetland and wetland buffers: 0 acres Grading. The site was rough graded with the first phase development but will require additional grading to complete this phase. The applicant included grading plans in the final plat submittal.
Stormwater. Stormwater issues within the Wildflower PUD were discussed with the approval of Wildflower 2nd Addition and 3rd Addition Final Plats. Staff has not identified any particular storm water issues with this phase of the development.
Street Names. Street names shall be given the suffix “N” prior to recording of final plat.
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PUBLIC HEARING ITEM __
Engineering Review. The City Engineer has reviewed the final plat submittal and has prepared two review memorandums for the Commission and City Council’s review. The applicant should address the comments in the City Engineer’s review memorandums dated August 2, 2021 before the City
releases the final plat for recording. Some key issues outlined in the review reports include:
• Payment for sanitary and watermain pipe oversizing should be addressed in the development agreement.
• Outlots A and B will be HOA owned with drainage and utility easement over each lot.
• The applicant will need to add drainage and utility easements in several places on the final plat.
• The proposed construction plans need several revisions including extending the proposed 10-
inch trunk sanitary sewer line in Outlot A to the north to the south edge of the tree line (about 420 feet) and to meet current City engineering design standards.
Landscape Plan. The applicant submitted a landscape plan to the City for the Fourth Addition for review. The City’s Landscape Architect noted that this plan meets all City tree preservation, mitigation and landscape requirements except that it does not specify the type of ground cover the
applicant will use. Approval of the revised landscape plan by the City’s Landscape Architect should be a condition prior to the City releasing the final plat for recording.
Protective Easement. A condition of preliminary plat was to protect all open space with protective easements. A protective easement will need to be prepared to protect Outlot A from any future
development. This should be a condition of approval that needs to be addressed before the City
release the final plat for recording.
Parkland Dedication. The 1st Addition Development Agreement indicated that all parkland dedication was satisfied within the first phase.
Timeline. The applicant’s narrative indicates the following proposed timeline: Utilities to begin
August of 2021 and completed in October 2021with small utilities in November 2021; street construction to be done in November 2021; and landscaping installation complete in Spring of 2022.
PUD Amendment. On December 6, 2017, the Council approved a PUD amendment to amend the Wildflower at Lake Elmo PUD Agreement. The PUD Amendment allowed for the following, which
affects lots in the 3rd and 4th Additions:
• Conservation and Prairie Lots will have setbacks consistent with LDR zoning.
• Driveway locations will be flexible on Lot 4, Block 3 and Lot 4, Block 5 in 3rd Addition. This is subject to City review of individual building permits for unforeseen conflicts or safety issues, and any changes to street curbing as a result of modified driveway locations must occur prior to the installation of the final lift of asphalt being installed.
• Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots with use of pervious pavers.
Preliminary Plat Conditions. The proposed final plat is generally consistent with the approved preliminary plat. The City approved the Wildflower at Lake Elmo preliminary plat and PUD plans subject to conditions. Staff has provided comments on the status of each these in bold italics:
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics):
1) No lots within a FEMA flood zone shall be approved as part of a final plat until such time that the City’s Floodplain Management Map has been amended to remove these lots. As an alternative to amending this map, the developer must provide documentation that all structures
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PUBLIC HEARING ITEM __
will be built above the regulatory flood protection elevation, that any public infrastructure will also meet Floodplain Ordinance requirements, and that the proposed storm water ponds may be constructed within the floodplain area. Comments: This condition applied to the First Addition
final plat and all subsequent stages. There are no buildable lots depicted on the Fourth Addition final plat that are located in a flood district. 2) Prior to any grading activity, the developer shall submit to the City temporary grading easements from the owner of the lots adjacent to Layton Avenue within the Brookman Addition in order to
construct the improvements within this right-of-way as documented in the preliminary construction plans. Comments: These easements have been secured and grading was
completed in earlier phases of the Development.
3) The developer has requested the inclusion of public art within common areas and public property
throughout Wildflower development. Prior to the placement of any art on publicly owned property or public rights-of-way, the developer and City shall enter into an agreement that clarifies the individuals or entities responsible for maintenance, upkeep and removal of any public art. No public art shall be lit in a manner that conflicts with the City’s Lighting
Ordinance. Comments: This is a condition that will apply to any placement of public art within the development, including that installed in Phase 1, the stamping of poetry into sidewalks and sculpture in the right of way. A landscape license agreement shall be executed
to include public art as a landscape element and shall be executed before the City issues
building permits in the Fourth Addition. 4) Prior to the submission of a final plat for any portion of the Wildflower PUD, the developer shall work with the City to determine the appropriate park dedication calculations for the entire development area. Comments: The development agreement for the first phase indicated that
all park dedication was satisfied with the first phase of the development. 5) The applicant must enter into a separate grading agreement with the City prior to the commencement of any grading activity in advance of final plat and plan approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat, and said plan
shall document extent of any proposed grading on the site. Comments: Rough grading of the site was completed with the first phase of the development. The applicant is now asking for City approval of the final PUD plan and final plat for the 4th Addition, including final grading
plan approval.
6) The utility construction plans shall be updated to incorporate the recommendations of the City Engineer as described in a February 18, 2015 memorandum to the City concerning the appropriate location and size of sewer services through the PUD planning area, including any requested oversizing of these facilities to service adjacent properties, prior to the submission of a
final plat. Comments: The Developer met this condition with the Third Addition. 7) The developer shall minimize the number of rain gardens within public rights-of-way consistent with the review comments from the City Engineer. Any such storm water infiltration features shall be subject to review and approval by the City Engineer. Comments: All rain gardens as
previously proposed have been eliminated from the plans.
8) The preliminary development plans must be revised to comply with City Street standards as referenced in the City Engineer’s review memorandum dated February 18, 2015. Comments:
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The City Engineer has noted several elements of the proposed construction plans that the Applicant needs to update or revise to meet current City standards.
9) The City approves all requests for flexibility from City Zoning and Subdivision requirements with the exception of the street standards noted in the preceding condition. Comments: The proposed plans address this condition.
10) The applicant is encouraged to incorporate elements from the Lake Elmo Theming Study into the open space areas within the subdivision. Comments: The final plans for the 4th Addition do not
include any specific references to the City’s theming study. This condition was not a mandatory requirement. 11) The preliminary landscape plan shall be updated to address the review comments from the City’s
landscape architecture consultant as noted in a review letter dated February 4, 2015. Comments: The Preliminary Landscape Plans for the entire PUD dated May 28, 2015 generally met the City’s requirements for landscaping. The applicant submitted a landscaping and tree plan for
the Fourth Phase of the Wildflower PUD. Approval of the revised landscaping and tree plan to include the revisions required by the by the City’s Landscape Architect and City Engineer shall be required before the City releases the 4th Addition final plat for recording.
12) All center median planting areas as depicted on the preliminary plat and plans shall be owned by the City of Lake Elmo and maintained by the Homeowners Association. The applicant shall enter into a maintenance agreement with the City that clarifies the individuals or entities
responsible for any landscaping installed in areas outside of land dedicated as public park, trails, or open space on the final plat. The developer entered into a landscape license agreement that meets this condition for the first phase which have been amended to address the public art. A
similar agreement will be required with the Fourth Addition and will be a condition of approval. The agreement shall be executed before the City issues building permits in the Fourth phase.
13) The Final Plat and Plans must address the requested modifications outlined in the City Engineer’s review memorandum dated February 18, 2015. Comments: The City Engineer has prepared
review comments dated August 2, 2021 for this phase of the development that the applicant will need to address before final plat approval.
14) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements.
Comments: The City and the applicant will enter into a development agreement for the Fourth Addition. 15) The developer shall provide an easement over or dedicate in a separate outlot all trails to be
dedicated for public use. Any such trails shall be considered a park land dedication provide said trails are constructed by the developer with other public improvements within the subdivision. Comments: There are two primary trails proposed with the 4th Addition - one along Wildflower Drive and another going to the east to connect to the Fields of St. Croix development.
16) The City will not approve a final plat for any portion of Wildflower until such time that the City
has approved construction plans and received financial security related to the construction of the
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public improvement project to connect the 39th Street Sewer to the 30th Street lift station. Comments: The applicant met this condition and as such it no longer applies.
17) The developer must follow all the rules and regulations of the Wetland Conservation Act, and adhere to the conditions of approval for the Valley Branch Watershed District Permit. Comments: The developers engineer has submitted the project plans to Watershed District for
a permit and approval. The Watershed District will need to approve the plans and issue a permit before the applicant starts any grading or any site work for this phase of the Development.
18) The developer shall maintain access to the Smith property (11514 Stillwater Boulevard North) during construction of the first development phase. Said access shall, at a minimum, be capable of supporting emergency management vehicles and be consistent with City access driveway
standards. The existing driveway easement shall be vacated prior to the recording of the final plat. Comments: The driveway easement from the Smith property providing access to Stillwater Boulevard has been vacated. Easements to the City and Mr. Smith have expired
upon the recording of the 2nd Addition Final Plat. Replacement easements were a condition of 2nd Addition Final Plat recording. 19) The developer shall establish a legally binding agreement to prevent further residential or commercial development of all outlots that are planned for open space or conservation uses within the preliminary plat. Comments: This condition has been met for the first phase and is
was addressed in the second phase to protect Outlot A. Platting of future phases will require such an easement over Outlot P as indicated in the preliminary plat. Outlot A of the Fourth Addition is subject to this condition thus it will require a conservation easement or some type
of legally binding agreement to prevent it from further development. Staff is recommending approval of the final plat and PUD plans with conditions intended to address the outstanding issues that require additional review and/or documentation.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff is recommending conditions as part of this final plat review to address issues highlighted in this report that include conditions of the preliminary plat that have not been fully addressed by the
applicant. The City Engineer’s review memorandums dated August 2, 2021 identify several issues the applicant needs to address before final plat approval and before starting construction. Based on the above Staff report and analysis, Staff is recommending approval of the final plat and final PUD development plans for Phase Four of Wildflower at Lake Elmo with the following conditions:
Recommended Conditions of Approval:
1) The applicant shall address the comments in the City Engineer’s review memorandums dated August 2, 2021 before the City releases the final plat for recording. The City Engineer shall review and approve the final construction plans prior to the recording of the Final Plat. All
changes and modifications to the plans requested by the City Engineer in the memorandums dated August 2, 2021 and any future reviews (including the extension of the 10-inch trunk
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sanitary sewer line to the north in Outlot A) shall be incorporated into these project documents before the City approves the final plans.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements for the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Development Plans with financial guarantees therefore.
3) 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.
4) The applicant shall submit to the City for approval a Common Interest Agreement concerning management of the common areas of Wildflower at Lake Elmo 4th Addition and establishing a homeowner’s association before the City issues a building permit for any structure within this subdivision.
5) The applicant also shall enter into a landscape license/public art agreement and maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping and public art installed in areas outside of land dedicated as public park and open space on the 4th Addition final plat.
6) The applicant shall revise the final landscape and tree planting plan for approval by the City before the City releases the final plat for recording.
7) The applicant shall install street signs and no parking signs on City Streets within the development before the City issues any building permits in the 4th Addition. 8) Street names shall be given the suffix “N” prior to recording of final plat.
9) The applicant shall prepare and the City shall approve a protective or conservation easement that protects Outlot A from any future development, building or subdivision. This easement shall be approved by the City before the City releases the final plat for recording.
DRAFT FINDINGS
Staff is recommending the Planning Commission consider the following findings with regards to the proposed Wildflower 4th Addition Final Plat and Final PUD Plans
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant.
2) That the proposed Final Plat for Wildflower at Lake Elmo 4th Addition consists of the creation of 41 single-family detached residential structures. 3) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on April 7, 2014.
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4) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
5) That the Wildflower at Lake Elmo 4th Addition Final Plat generally complies with the City’s Urban Medium Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans and PUD Agreement. 6) That the Wildflower at Lake Elmo 4th Addition Final Plat complies with all other applicable
zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, except as noted in this report or attachment thereof. 7) That the Wildflower at Lake Elmo 4th Addition Final Plat complies with the City’s subdivision
ordinance. 8) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance.
9) That the Wildflower at Lake Elmo 4th Addition Final Plat 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 August 2, 2021 and as otherwise identified in future reviews.
RECOMMENDATION:
Staff recommends the Planning Commission recommend approval of the Final Plat and Final
Development Plans for Wildflower at Lake Elmo 4th Addition with the nine conditions of approval as listed in the staff report.
Suggested motion:
“Move to recommend approval of the final plat and PUD development plans for the Wildflower at Lake Elmo 4th Addition with nine conditions based on the findings listed in the staff report.”
ATTACHMENTS:
1. Application and narrative dated July 1, 2021 2. Location Map 3. Property Line Map
4. Proposed Final Plat (4 sheets) 5. Proposed Project Plans 6. City Engineer Final Plat Review Comments dated August 2, 2021 7. City Engineer Construction Plan Review comments dated August 2, 2021
8. Landscape Architect Review comments dated July 15, 2021