HomeMy WebLinkAboutPZ PACKET 7-11-2022 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 July 11th, 2022 at 7:00 p.m.
AGENDA 1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. June 13th, 2022 b. June 27th, 2022
4. Public Hearings a. CONIDTIONAL USE PERMIT FOR CHAPEL– 8249 Demontreville Trail Carmelite Hermitage of the Blessed Virgin Mary
5. New/Unfinished Business-N/A 6. Communications/Updates-N/A 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.
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City of Lake Elmo Planning Commission
Meeting
City Council Chambers – 3800 Laverne
Avenue North
Minutes of Regular Meeting of June
13, 2022
CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Risner, Steil, Graen, Rehkamp, Vrieze
COMMISSIONERS ABSENT: Mueller
STAFF PRESENT: Planning Director Just, City Planner Ben Hetzel
Approve Agenda:
M/S/P: Risner / Steil made a motion to approve the agenda with amendments. Vote: 5-0, motion carried
unanimously.
Approve Minutes:
M/S/P: Steil / Rehkamp made a motion to approve the 5-9-22, 5-23-22. Vote: 5-0, motion carried unanimously.
Public Hearings:
a. VARIANCE- 1567 Ivory Avenue N side yard setback for an accessory structure.
Al Woolhouse (Applicant) on behalf of Brenda LeCuyer (Property Owner) recently submitted an application for a
side yard setback variance for the property located at 1567 Ivory Avenue N located in the subdivision of Parkview
Estates Open Space PUD– Parcel 28.029.21.13.0015 (Subject Property). The property owner is proposing to
construct a detached garage to the southeast of the existing home and southwest of an existing in-ground pool and
patio. To do this, the applicants are requesting to encroach within the 15 foot side yard setback as required by the
Open Space PUD zoning district. The proposed garage would be placed at the end of an existing driveway and abut
a 5-foot drainage and utility easement located along the south property line. The applicant is requesting the
maximum relief from the setback while not placing the structure within the drainage and utility easement.
City Planner Hetzel Just gave presentation and answered questions on the proposed variance.
In advance of the public hearing staff received 4 public comments from neighbors, three in support and one against
the proposed variance.
Staff recommends that the Planning Commission recommend denial of the request from Al Woolhouse on behalf of
Brenda LeCuyer for a variance to reduce the side yard setback to 5 feet where a minimum of 15 feet is required at
1567 Ivory Avenue N.
Applicant Al LeCuyer and Brenda LeCuyer (1567 Ivory Avenue North) spoke regarding the need for this variance.
And answered questions.
Public hearing opened at 7:21 PM.
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No comments from the public.
Public hearing closed at 7:22 PM.
FINDINGS OF FACT: The applicant states that meeting the required setback near the desired building location
would involve the removal and replacement of a portion of professional landscaping and create a visible
obstruction of an immovable playset. In addition, meeting the 15 foot setback would result in an obstruction in
front of the proposed garage door due to the existing well location. The applicant is aware of the possibility to
connect to city water, but also understands that it may not be required. The applicant claims that the garage
cannot be built on the north side of the home due to HOA rules and septic system components. The City does not
enforce HOA rules and only requires accessory structure placement to be in the side or rear yard. City code would
define the front yard to the west and side yard to the north. The City has documentation indicating that the
referred to septic system is located on outlot E on the other side of Ivory Ave N allowing for buildable area to the
north.
The applicant has not proven that unique circumstances that justify the need for a variance were not created by
the property owners. While the existing well location may not have been determined by the current property
owners, there is no clarification whether the property owners are responsible for the professional landscape
placement or playset location. The applicant has the opportunity to connect to city water and abandon the well,
which would allow the proposed garage to meet the 15 foot side yard setback. The property owner would be
establishing a self-created hardship by deciding not to connect to city water.
The proposed garage location would not alter the essential character of the surrounding area. The garage would
be located in the rear yard. The structure would be screened from the neighboring homes to the northeast and
southeast by existing trees. The other neighboring home to the southwest would be approximately 113 feet from
the proposed garage.
The proposed variance does not impair adjacent properties. The proposed addition will not face a public street and
is screened from 2 out of 3 adjacent properties by existing vegetation. The building location would also be
screened from Ivory Ave due to existing trees at the driveway entrance and the existing home location. Approval
of the variance would not result in increased public street congestion or diminished property values.
M/S/P: Graen/Vrieze moved to recommend approval of the request from Al Woolhouse on behalf of the property
owner Brenda LeCuyer for a variance to reduce the side yard setbacks to 5 feet where a minimum of 15 feet is
required at 1567 Ivory Avenue North with the recommended conditions. Vote: 3-2 (Steil & Rehkamp – Nay)
Motion carried (Risner, Graen, & Vrieze are in support of the location of the garage and this variance. Steil feels
this should not be approved as it doesn’t fit city guidelines. Rehkamp does not believe they meet the qualifications
of the variance. Mueller was absent.)
b. ZONING TEXT AMENDMENT- Animal Inn Training LLC is requesting an amendment to Table 12-1 of Section
105.12.920 to allow Commercial Kennel as a conditional use in the Limited Commercial zoning district.
Katie and Corwin Cheng, owners of Animal Inn Training LLC, recently submitted an application for a Zoning Text
Amendment to amend Table 12-1 of LEC 105.12.920. Animal Inn Training is an existing legal non-conforming
commercial kennel that offers pet boarding, training, and grooming services. The current zoning of the property is
Limited Commercial, which does not allow for Commercial Kennels as a permitted use or conditional use.
Nonconforming uses may be continued through repair, replacement, restoration, maintenance, or improvement.
However, continuation of a nonconforming use does not include expansion. The applicants wish to expand in the
future. In order to expand, the applicant must receive approval of a Zoning Text Amendment and a conditional use
permit (CUP) amendment.
City Planner Hetzel Just gave presentation and answered questions on the proposed text amendment.
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Applicant Katie Cheng, 8611 34th St N, spoke regarding the reason for the text amendment change request.
Public hearing opened at 7:45 PM.
No comments from the public.
Public hearing closed at 7:45 PM.
FINDINGS OF FACT: The proposed amendment would only affect the Animal Inn property, the Prairie Ridge Office
Park directly east, and the surrounding properties. The 2040 Comprehensive Plan has Animal Inn and the Prairie
Ridge Office Park guided for Limited Business (LB) according to the Future Land Use Map. Once again, these are
the only properties designated for the LB district. The land directly to the west is guided for Business Park (BP),
which is has similar allowed uses and serves a similar purpose. There would be minimal impact on the other
surrounding properties as the land to the north and south is guided for residential development, but separated by
Stillwater Boulevard and railroad property.
The proposed amendment would not impact the subdivision code.
The amendment does meet the purpose of the Limited Commercial district by offering a basic convenience type
service to the neighborhoods in the area that are not planned for public sanitary sewer services. In addition, there
are uses that provide similar uses allowed in the Limited Commercial district. For example, a day care center is
allowed as a conditional use and Veterinary Services is listed as a permitted use as per Table 12-1. By allowing
commercial kennels as a conditional use, any new or expansions of commercial kennels would have to be reviewed
by city staff and be in conformance with the Lake Elmo Design Guidelines and Standards Manual as stated by LEC
105.12.960. Meeting these design guidelines and standards follow the intent of the Limited Commercial district.
M/S/P: Steil/Graen moved to recommend approval of a of the request from Animal Inn Training LLC to amend
Table 12-1 of LEC 105.12.920 to allow a Commercial Kennel as a Conditional Use in the Limited Commercial district.
Vote: 5-0, motion carried unanimously. (Risner, Steil, Graen, Rehkamp, Vrieze were all in favor. Mueller was
absent)
c. ZONING TEXT AMENDMENT- City initiated amendment to add a minimum 40 foot setback for buildings along 5th
Street North, Hudson Boulevard, Inwood Avenue, Keats Avenue, Lake Elmo Avenue, and Manning Avenue.
Amended sections to include Section 105.12.930; Section 105.12.720; Section 105.12.880.
The City Council has directed the Planning Department to pursue amendments to the Medium Density Residential
(MDR) and High Density Residential (HDR) zoning districts. As development has been proposed and occurred along
the new 5th Street in the South Planning Area, some buildings have been located closer to the public way than
others. With the varying land use densities and intensities planned for 5th Street this is an opportunity to guide
building placement along this new local street.
Director Just gave presentation and answered questions on the proposed zoning text amendments.
Public hearing opened at 8:17 PM.
No comments from the public.
Public hearing closed at 8:17 PM.
M/S/P: Risner/Steil moved to recommend adoption of the zoning text amendments to incorporate an increased
building set back from the named streets in Section 105.12.720 Urban Residential Districts of Lot Dimensions and
Buildings and Bulk Requirements. Vote: 4-1 (Graen – Nay) Motion carried. (Graen thinks that it is the private
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property owner’s rights to develop their land with the current setbacks. Risner, Steil, Rehkamp, Vrieze were all in
favor. Mueller was absent)
M/S/P: Steil/Risner moved to recommend adoption of the zoning text amendments to incorporate an increased
building setback for residential uses from the named streets in Section 105.12.930 Commercial Districts of Lot
Dimensions and Buildings and Bulk Requirements. Vote: 4-1 (Graen – Nay) Motion carried. (Graen thinks that it is
the private property owner’s rights to develop their land with the current setbacks. Risner, Steil, Rehkamp, Vrieze
were all in favor. Mueller was absent)
M/S/P: Vrieze/Rehkamp moved to recommend adoption of the zoning text amendments to incorporate an
increased building set back from the named streets in Section 105.12.880 Mixed-Use Commercial and Mixed-Use
Business Park Districts of Lot Dimensions and Buildings and Bulk Requirements. Vote: 4-1 (Graen– Nay) Motion
carried. (Graen thinks that it is the private property owner’s rights to develop their land with the current setbacks.
Risner, Steil, Rehkamp, were all in favor. Mueller was absent)
d. ZONING TEXT AMENDMENT- City initiated text amendment to require a minimum mix of uses in the Mixed-Use
Commercial and Mixed-Use Business Park Districts. Amended sections to include Section 105.12.850; Section
105.12.860; Section 105.12.870.
The City Council has directed the Planning Department to pursue amendments to the Mixed Use Commercial (MU-
C) and Mixed Use Business Park (MU-BP) zoning districts. The purpose of the MU-C district is to promote mixed use
development that supports a mix of retail, commercial and residential uses that benefit from their proximity to each
other. Similarly, MU-BP promotes development in the city that will have a mix of general business, business park
and residential uses which allows for better integration of uses and more flexibility to respond to market demands.
Director Just gave presentation and answered questions on the proposed zoning text amendments.
Public hearing opened at 8:34 PM.
No comments from the public.
Public hearing closed at 8:34 PM.
M/S/P: Rehkamp/Steil moved to recommend adoption of the zoning test amendments to require a minimum mix
of uses in the Mixed Use Commercial and Mixed Use Business Park zoning districts. Vote: 2-3 (Graen & Risner,
Vrieze – Nay) Motion failed (Graen doesn’t think there is a need for this as there is no demand for Mixed use, he
doesn’t think that the city should be legislating that there needs to be, as this would affect the existing owners and
could force an in-cohesive mixed uses development. Vrieze agreed with Graen. Risner was not in favor of forcing a
Mixed Use. Rehkamp and Steil agree that this will provide a variety of options to a developer. Mueller was absent)
e. ZONING TEXT AMENDMENT- City initiated text amendment to Article XIII Village Mixed-Use District. Incorporate
Village Medium Density Residential (V-MDR) and Village High Density Residential (V-HDR) into City Code. Amended
sections to include Section 105.12.770; Section 105.12.780; Section 105.12.790; Section 105.12.820
The City of Lake Elmo Planning Department has initiated a zoning text amendment of Article XIII Village Mixed Use
District to incorporate the Village Medium Density Residential (V-MDR) and Village High Density Residential (V-HDR)
zoning districts into the City Code. The incorporation of these districts is in implementation of the 2040
Comprehensive Plan. The 2040 Comprehensive Plan recommends creation of strong and vibrant districts in the
Village Planning Area so that it becomes a destination for all residents of the community.
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Director Just gave presentation and answered questions on the proposed zoning text amendments.
Public hearing opened at 9:01 PM.
No comments from the public.
Public hearing closed at 9:01 PM.
M/S/P: Rehkamp/Graen move to recommend approval of the proposed text amendments to Article XIII Village
Mixed Use District to incorporate the V-MDR and V-HDR zoning districts into the City Code. Vote: 5-0, motion
carried unanimously. (Risner, Steil, Graen, Rehkamp, Vrieze were all in favor. Mueller was absent)
New/Unfinished Business:
a. PRELIMINARY PLAT & PLANNED UNIT DEVELOPMENT, ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT
- 9450 Hudson Boulevard.
Dominik Jenson, representing SRD 2.0, LLC, is requesting approval of a zoning map amendment (rezoning),
preliminary planned unit development (PUD) and preliminary plat for the property located on the north side of
Hudson Boulevard, west of Julia Avenue (9450 Hudson Boulevard). The plat depicts two parcels and the PUD depicts
a 190-unit apartment building on one parcel and a daycare center, known as the Goddard School, on the other parcel.
Brad Coats of the Goldridge Companies is requesting approval of a conditional use permit for the daycare center on
the rezoned property. Daycare centers are allowed by conditional use permit in the Mixed-Use Commercial District.
The daycare center would be licensed by the Washington County for up to 188 children and would be limited to
providing daycare and preschool between the hours of 6:30 am and 6:30 pm Monday through Friday.
Director Just gave presentation and answered questions.
FINDINGS OF FACT FOR REZONING:
That the proposed rezoning will be consistent with the land use designation of the site which is MU-C (mixed use
commercial) as depicted in the 2040 Comprehensive Plan.
M/S/P: Rehkamp/Graen Move to recommend approval of the rezoning of the site of the proposed multifamily
building and daycare center at 9450 Hudson Boulevard from RT (rural transitional) to MU-C (mixed use commercial)
based on the findings listed in the staff report. Vote: 5-0, motion carried unanimously. (Risner, Steil, Graen,
Rehkamp, Vrieze were all in favor. Mueller was absent)
FINDINGS FOR CONDITIONAL USE PERMIT:
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.
2. The use or development conforms to the city comprehensive plan.
3. The use or development is compatible with the existing neighborhood.
4. The proposed use meets all specific development standards.
5. If the proposed use is in a floodplain management or shore land area, the proposed use meets all the
standards.
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6. The proposed use will be designed, constructed, operated, and maintained so it will not change the
essential character of that area.
7. The proposed use will not be hazardous or create a nuisance to existing or future neighboring structures.
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.
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.
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.
11. Vehicular approaches to the property will not create traffic congestion or interfere with traffic on
surrounding public thoroughfares.
12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic features of major
importance.
RECOMMENDED CONDITIONS OF APPROVAL:
1. The daycare center shall remain licensed at all times and for no more than 188 children
2. The daycare center and preschool hours of operation shall occur between 6:30 am and 6:30 pm
Monday through Friday.
3. Prior to opening the daycare center and preschool the applicant shall provide evidence of
licensure.
4. No City permits for work related to the daycare center/preschool shall be issued until the public
improvements for the approved plat and PUD have been found complete and are accepted by the
City.
M/S/P: Steil/Vrieze move to recommend approval of the Conditional Use Permit for the proposed Goddard School
daycare center for 188 children at 9450 Hudson Boulevard based on the findings and conditions listed in the staff
report. This approval will be subject to the City approving the proposed zoning map amendment from RT (rural
transitional) to MU-C (mixed use commercial). Vote: 5-0, motion carried unanimously. (Risner, Steil, Graen,
Rehkamp, Vrieze were all in favor. Mueller was absent)
FINDINGS FOR PRELIMINARY PLAT/PRELIMINARY PUD:
1. That the preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive
Plan and the 2040 Land Use Map for this area.
2. That the preliminary PUD Plan complies with the general intent of the Mixed Use Commercial zoning
district with PUD modifications.
3. That the preliminary PUD Plan generally complies with the City’s Zoning Code except for parking setbacks
from a residential zone, parking placement for the daycare center, and the maximum allowed density.
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4. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards
Manual.
5. That the preliminary plat generally complies with the City’s Subdivision regulations.
6. That the preliminary plat generally complies with the City’s design standards.
7. That the preliminary plat generally complies with the City’s Zoning Code.
8. That the preliminary PUD Plan must be revised to be consistent with the City’s engineering standards and
as noted in the City Engineer’s memorandum.
9. That the preliminary PUD Plan must be revised to be consistent with the City’s landscape plan and tree
replacement standards pursuant to the Landscape Architects memo.
10. That the preliminary PUD Plan must be revised to be consistent with the City’s fire department memo.
11. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum lot area,
open space and street layout.
12. That the preliminary PUD Plan meets one or more of the required PUD objectives identified in Article 18
including providing: Planned unit developments should not be allowed simply for the purpose of increasing
overall density or allowing development that otherwise could not be approved.
a. Innovation in land development techniques that may be more suitable for a given parcel than
conventional approaches.
b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public
facilities.
c. Provision of more adequate, usable, and suitably located open space, recreational amenities,
natural resource protection and other public facilities than would otherwise be provided under
conventional land development techniques.
d. Accommodation of housing of all types with convenient access to employment opportunities
and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing.
e. Preservation and enhancement of important environmental features through careful and sensitive
placement of buildings and facilities.
f. Preservation of historic buildings, structures or landscape features.
g. Coordination of architectural styles and building forms to achieve greater compatibility within the
development and surrounding land uses.
h. Creation of more efficient provision of public utilities and services, lessened demand on
transportation, and the promotion of energy resource conservation.
i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the
City and to ensure the redevelopment goals and objectives will be achieved.
j. Higher standards of site and building design than would otherwise be provided under conventional
land development technique.
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13. That the preliminary PUD Plan includes amenities that may be worthy of amenity points to increase the
overall housing density in the development from a max of 15 units per acre to 15.57 units per acre. The
qualifying amenity is the provision of underground parking to reduce the amount of impervious surface.
Per code requirements, the proposed underground parking reduces the amount of surface parking stalls
located outside of the footprint of the principal structure by a minimum of 25 percent. For every additional
five percent of surface parking stalls reduced above 25 percent the applicant may be awarded one
additional amenity point, up to a max of 10 amenity points or a 10% increase in density. See Article 18,
Table 16-2.
RECOMMENDED CONDITIONS OF APPROVAL:
1. That the City approves a Zoning Map Amendment to rezone the site from rural area development (RAD) to
MU-C (mixed use commercial).
2. That the future final plat and final PUD plans would be for the parcel with the PID 34.029.21.34.0012.
3. That the application for final plat and final PUD Plans identify all requests for flexibility from the City Code.
4. That prior to the City finding any application for final plat and PUD plan complete, before approval of the
subject Conditional Use permit, and before approval of the subject rezoning, the developers of the subject
property and the subject buildings and prospective owners of each parcel shall submit in writing an
agreement outlining responsibility for construction of on and off-site improvements and a formal
recognition of the implications of delays or default by either party.
5. That the final plat and PUD plan depict a shared parking and access easement across the plat and that prior
to release of the final plat the applicant shall provide to the City a recorded shared parking, access and
maintenance agreement for all parcels on the plat.
6. That prior to the City finding any application for final plat and PUD plan complete the applicant shall
address all comments in the City Engineer’s memo dated June 8, 2022 to the satisfaction of the City
Engineer.
7. That prior to the City finding any application for final plat and PUD plan complete the applicant shall
resubmit the storm water management plan and it shall be found complete to the satisfaction of the City
Engineer.
8. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise
the landscape plan to meet Article VIII Environmental Performance Standards in accordance with the City
Landscape Architect’s memo dated June 9, 2022 to the satisfaction of the City Landscape Architect.
9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall
resolve the following to the satisfaction of the Fire Chief.
A. From their April 28, 2022 memo - All roads and drive lanes shall meet the Lake Elmo Fire
Department requirements for widths and turning radiuses. The turning radius plan overlay has
been provided. Following review of the submitted turning radius overlay, several areas exist where
the turning radius overlay extends past the curb line and shall be addressed.
i. Comments to my concerns about the turning radius overlay extending past the curb line
have not been addressed or discussed. Additional information shall be provided to the fire
department regarding curb type and drivability in these areas.
B. Final approval of fire hydrant locations shall be made in coordination with engineering and public
works.
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C. Currently the water supply is proposed as a combined fire/domestic water main. Additional
information and discussion shall be provided regarding the combined services prior to any system
approvals. The fire department prefers the domestic water supply and the fire suppression water
supply be two separate mains. I recommend that the fire department meet with the developer
and the fire suppression engineer to review.
10. That prior to the City finding any application for final plat and PUD plan complete the applicant shall
demonstrate that the plans reflect compliance with South Washington Watershed District (SWWD)
preliminary review comments and that the applicant provide the City evidence that all conditions attached
to a SWWD permit will be met before the starting any grading activity on the site.
11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits
(building, grading, sign, etc.), NPDES/SWPPP permits and South Washington Watershed District approval
before starting any grading or construction activities.
12. The applicant/developer is responsible, at their own expense, for installing all required improvements in
and adjacent to Julia Avenue and Hudson Boulevard.
13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements for
Hudson Boulevard and Julia Avenue.
14. All storm water facilities internal to the site shall be privately owned and maintained. A storm water
maintenance and easement agreement in a form acceptable to the City shall be executed and recorded
with the final plat.
15. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards
and design requirements unless specifically addressed otherwise in these conditions.
16. That the PUD overlay zoning allow for the following:
A. A 20 foot parking setback from a residential zone (on the northern property line);
B. Parking located between the daycare building and the street (Julia Avenue);
C. Residential density at 15.57 units per acre.
D. The maximum building height shall be 50 feet.
17. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading
work and storm sewer discharges to adjacent properties before starting any site work, grading and as part
of any final plat or final PUD application.
18. Prior to finding an application for final plat and PUD plan complete that the applicant or developer shall
submit a photometric plan for the development for staff review and approval. All lighting must meet the
requirements of the City Code.
19. Before the installation or construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans to the City for review and obtain a sign
permit from the City.
20. Before the execution and recording of a final plat for the development, the developer or applicant shall
enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be
approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible
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for the design, construction and payment for the required improvements with financial guarantees
therefore. The Agreement shall outline any approved phasing plan.
21. The applicant or developer shall enter into a separate grading agreement with the City before starting any
grading activity in advance of final plat of PUD approval. The City Engineer shall review any grading plan
that is submitted in advance of a final plat or final PUD, and said plan shall document extent of any
proposed grading on the site.
22. That the City does not allow any parking or construction staging, including the loading and unloading of
materials and equipment at any time on Hudson Boulevard or Julia Avenue during the construction of the
site improvements and building.
23. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval
for City review and approval. The revised applicant/developer project plans and other materials shall meet
all of the above conditions before the City will find complete any final plat or final PUD application for the
development and before the start of any clearing or grading activity on the site.
24. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council
action, unless the applicant requests and the City Council approves a time extension.
M/S/P: Vrieze/Steil Move to recommend approval of the preliminary PUD plan and preliminary plat as requested
by Dominek Jensen (of SRD2.0 LLC) for PID:34.029.21.34.0012 for a plat with two parcels and to include two
buildings at 9450 Hudson Boulevard based on the findings of fact and 24 recommend conditions of approval listed
in the staff report. Vote: 5-0, motion carried unanimously. (Risner, Steil, Graen, Rehkamp, Vrieze were all in favor.
Mueller was absent)
Communications/Updates
June 7, 2022 City Council Approved:
a. CONDITIONAL USE PERMIT FOR A POOL AND FITNESS CENTER - 11441 20th St. N
b. COMPREHENSIVE PLAN AMENDMENTS – Addition to the MUSA and change in land use designation for
Approximately 110 acres of City property at the northeast corner of 34th Street and Ideal Avenue. (both the MUSA
expansion and land use changes)
c. ZONING AMENDMENTS - Zoning Code, §400 Fencing Regulations (with amendments for clarity). Building
Regulations Code, §160 Swimming Pools (as-is). General Provisions, §040 Required Screening (as-is).
d. Kyle and Morgan Traynor, 4622 Lilac Lane N – Variance.
Upcoming Meetings
a. June 23rd, 2022
b. July 11th, 2022
Meeting adjourned at 9:30 PM.
Respectfully submitted,
Diane Wendt
Permit Technician
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City of Lake Elmo Planning Commission
Regular Meeting
3800 Laverne Avenue North
Council Chambers
Minutes of June 27, 2022
CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning
Commission at 7:00 p.m.
COMMISSIONERS PRESENT: Risner, Steil, Graen, Rehkamp
COMMISSIONERS ABSENT: Mueller, Vrieze
STAFF PRESENT: Planning Director Just
Pledge of Allegiance at 7:00 PM
Approve Agenda:
M/S/P: Graen / Risner made a motion to approve the agenda. Vote: 4-0, motion carried unanimously.
Approve Minutes: N/A
Public Hearings: N/A
New/Unfinished Business: N/A
Training:
a. Role of The Planning Commission
Director Just presented a review of the Planning Commission Member Handbook and identified
opportunities for the Commission to communicate to the City Council and identified opportunities
to improve the minutes as a tool for communication to the Council. The Commission spent time
discussing situations in which it would be appropriate to use the Advisory Communication as a
tool to communicate to the Council. Time was spent discussing instances when the City Council
took action that was not consistent with Planning Commission recommendations. It was
identified that the last Joint Work Session between the Commission and the Council was in 2019
and that it could be a good time to have another. Time was spent discussing the appearance of
impropriety around discussing land use applications outside of advertised meetings and public
hearings and the laws against conducting a meeting outside of an advertised meeting.
b. Procedures
i. Variances. Director Just covered the statutorily required criteria that must be met to approve a
variance.
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ii. Conditional Use Permits. Director Just covered the statutory provisions relating to CUPs,
stressing that if the criteria are met then the use must be approved.
Communications/Updates
a. June 21, 2022 City Council Actions
i. 8012 Hill Trail North Variance Request – Approved - Resolution 2022-064 ii. Zoning Text Amendment – Increased Building Setbacks in Certain Areas in the South Planning Area Tabled for further consideration iii. Zoning Text Amendment – Requirement for Mix of Uses in Mixed-Use Commercial and Mixed-Use Business Park Districts – Tabled for further consideration iv. Zoning Text Amendment – Amend Article XIII Village Mixed Use District to Incorporate Two New Zoning Districts (V-MDR and V-HDR) in Compliance with the 2040 Comprehensive Plan – Approved – Ordinance 2022-10; Resolution 2022-067
b. Staff Update
c. Upcoming PC Meetings:
1. July 11, 2022
2. July 25, 2022
Meeting adjourned at 9:08 PM.
Respectfully submitted,
Diane Wendt
Permit Technician
STAFF REPORT
DATE: 7/11/22
REGULARITEM# 4A: – PUBLIC HEARING
MOTION
TO: Planning Commission FROM: Molly Just, Planning Director ITEM: Carmelite Hermitage of the Blessed Virgin Mary Conditional Use Permit
for Chapel
BACKGROUND
Carmelite Hermitage of the Blessed Virgin Mary (Applicant) has applied for a Conditional Use Permit (CUP) for construction of a chapel on the property located at 8249 Demontreville Trail N
(PID# 09.029.21.12.0002). The proposed 5,778 square foot chapel and detached 978 square foot
bathroom and mechanical room would be for use by members and outside visitors. The use is allowed by CUP in the Public Facilities (PF) zoning district.
PROPOSAL DETAILS/ANALYSIS
Applicant: Carmelite Hermitage of the Blessed Virgin Mary
Property Owners: Discalced Carmelite Nuns of St. Paul
Location: 8249 Demontreville Trail N.
Request: Application for a Conditional Use Permit (CUP) to allow a chapel
Site Area: 89.6 acres
Existing Land Use: Religious Institution
Existing Zoning: Public Facilities (PF) and Shoreland Overlay District
Surrounding: North – single family homes zoned RR and A West – Lake Demontreville South – single family homes zoned RS
East – single family homes zoned RR
Comprehensive Plan: Institutional
History: The property has been owned by the Discalced Carmelite Nuns of St. Paul since 1955. In 1983 the priests and brothers of the Carmelite Hermitage of the Blessed Virgin Mary joined the property. The property has been used as a religious institution by the members and guests. In 1991 the City of
Lake Elmo approved the master plan of the Carmelite Hermitage of the Blessed Virgin Mary. The master plan included a phasing plan of four parts. 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 was constructed in 2001/02. Phase 3 consists of a
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chapel which is what is currently being proposed. Phase 4 will consist of a
visitor building, library, and rooms for community workshops, this is
planned for 2028. In August of 2019 the City Council approved a conditional use permit for their chapel. The Carmelites subsequently relinquished the conditional use permit as a part of an agreement with the Jesuit Retreat House to settle issues with access. In 2021 a variance was
granted to allow a new road to provide direct access between
Demontreville Trail and the Carmelites.
Deadline for Action: Application Complete – 6/23/2022 60 Day Deadline – 8/23/2022
Regulations: Article XVI – Public and Semi-Public Districts
Article XIX – Shoreland Overlay District 105.12.290 – Conditional Use Permits
PROJECT ANALYSIS
Because the property does not have a conditional use permit as is required by the Zoning Code,
the existing use is considered legal non-conforming. The City’s ordinance states that the lawful use of a building or structure may continue, but that the continuation of the non-conforming use does not include expansion. Since the applicant is requesting expansion of the non-conforming use, by adding a chapel, the City must approve a conditional use permit in order for the applicant
to add the chapel and to bring the property in to compliance.
The proposed chapel would be to the west of the existing buildings and south of the existing driveway into the site. As shown on the plans, the chapel would be about 5,778 square feet with a 978 square foot detached bathroom and mechanical room. The Chapel height would be about
40 feet with an additional 5 foot cross on the roof. The applicant noted in their project
description that the chapel would be used for liturgical services and for personal prayer and would have seating for 48 guests in addition to the seating for 12 members of their community. They also state that since their community members live in an Hermitage and since their way of
life is relatively secluded, they do not generate a significant amount of vehicle traffic. They are
anticipating an average of 10-15 visitors a day to the site, currently they typically average 1-2 visitors per day plus occasional deliveries. They have one part-time employee to help maintain the grounds and buildings. The Hermitage is open to the public between 7:30 AM and 4:30 PM. They are not planning to advertise or offer programs that would draw large crowds other than
special celebrations a few times a year in which guests are invited.
Setback and Impervious Surface Requirements. The following table outlines how the proposed use adheres to the setback and impervious surface requirements of the Public and Quasi-Public Open Space District.
Public and Quasi Public Open Space Zoning Standards
Standard Required Proposed
Maximum Parcel Area 20 acres 90 acres
3
Lot Width – Minimum (at ROW) 100 feet Approximately 1793 feet
Lot Depth – Minimum 150 feet Approximately 2015 feet
Maximum Height 50 feet Approximately 41 feet
Maximum Impervious Coverage 15% 1.2%
Front Yard Setback – Building 100 feet Approximately 1000 feet
Interior Side Yard Setback –
Building
100 feet Approximately 900 feet
Rear Yard Setback - Building 100 feet Approximately 1000 feet
Parking Lot Setback 100 foot Approximately 200 feet
Standards for Places of Worship within the Public and Quasi-Public Zoning District. The following outlines standards for places of worship as outlined in the Public and Quasi-Public zoning district.
a. Direct access is provided to a public street classified by the Comprehensive Plan as major collector or arterial;
• Staff Comment. The City approved a variance in 2021 for a direct access road to the Carmelites from Demontreville Trail. The City has classified Demontreville Trail as a
major collector street. b. No use may exceed 235 gallons wastewater generation per day per net acre of land;
• Staff Comment. It is unknown how much wastewater is generated, but it is assumed there is no more than 235 gallons being generated per net acre on a 90 acre site. c. No on-site sewer system shall be designed to handle more than 5,000 gallons per day;
• Staff Comment. The proposed drainfield is 15,000 square feet in area and according to
the SSTS design report dated May 8, 2019 is designed to handle 350 gallons of waste a day. d. Exterior athletic fields shall not include spectator seating, public address facilities or lighting;
• Staff Comment. There are no exterior athletic fields. e. No freestanding broadcast or telecast antennas are permitted. No broadcast dish or antenna
shall extend more than 6 feet above or beyond the principal structure.
• Staff Comment. There are no broadcast or telecast antennas, existing or proposed.
Parking Lot Landscaping and Screening Standards
Landscape Plans. The applicant has submitted surveys and project plans showing the existing
landscaping and wooded areas on the property. Since the site has extensive areas of trees and the since the proposed chapel would not be removing any existing trees, staff does not recommend that the City review or require additional landscaping on the property.
Septic Drainfield. The existing drainfield is to the south of the existing building and the proposed
chapel will not affect the existing drainfield. The project plans show a new drainfield to the south
of the proposed chapel. This new drainfield will require a permit from the Washington County Public Health and Environment Department before installation.
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REVIEW COMMENTS
Engineering Review. Engineering reviewed this request and provided the attached memo dated
June 20th, 2022. The comments must be addressed.
Fire Department Review. The Fire Department reviewed this request and provided the attached memo dated June 22nd, 2022. The comments must be addressed.
RECOMMENDED FINDINGS
Conditional use means a land use or development as defined by ordinance that would not be appropriate generally but may be allowed with appropriate restrictions as provided by official controls only upon a finding that all of the following provisions are met. 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 should not be detrimental or in any way endanger the public health, safety, comfort.
2.The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposed use conforms to the Comprehensive Plan.
3.The use or development is compatible with the existing neighborhood. The proposed use is permitted in Public Facilities zoning district subject to a CUP.
4.The proposed use meets all specific development standards for such use listed in the Zoning
Code. The proposed use must meet the provisions of Article XVI – Public and Semi-Public
Districts.
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 Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use must meet the Shoreland
Regulations.
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 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 chapel is to be set back from the public right of way and from adjacent land owners and so should not create a nuisance to existing or future neighboring structures.
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 chapel will be adequately served by public services or facilities.
5
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 andconditions of operation that will be detrimental to any persons, property or the generalwelfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
proposed use should not be detrimental to persons, property, or the general public welfare.
11. Vehicular approaches to the property, where present, will not create traffic congestion orinterfere with traffic on surrounding public thoroughfares. With the new direct access (Res.2021-092) the proposed use should not create traffic congestion. The chapel will mainly beused by members and intermittent guests.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. The proposed use should not impact natural or scenic
features.
FISCAL IMPACT
None.
RECOMMENDED CONDITIONS OF APPROVAL 1)The applicant must obtain all other necessary City, State, and other governing body permits and approvals before the commencement of any construction activity on the site. These include, but not limited to, a Valley Branch Watershed District permit, approval of revised
plans by the City Engineer, a building permit, and an on-site wastewater (septic) permit.
2)No construction may begin until all items and changes outlined by the City Engineer in the memorandum addressing the Carmelite Chapel Conditional Use Permit and Site Improvements dated June 20th, 2022 are addressed to the satisfaction of the City Engineer.3)No construction may begin until all items outlined by the Fire Chief in his memo dated
June 22nd 2022 are addressed to the satisfaction of the Fire Chief.
4)No construction may begin until the applicant has provided written documentation demonstrating adequate wastewater management facilities exist or are proposed to serve the proposed chapel. This should include either a Washington County inspection compliance report for the existing on-site wastewater system or a wastewater management
plan and permit approved by Washington County to serve the proposed chapel.
5)If the applicant or owner has not taken action toward starting the chapel or if substantial construction of the chapel has not taken place within 12 months of the City’s approval of conditional use permit, the CUP approval shall become void. The applicant or owner may request City Council approval of a time extension to start or implement the conditional use
permit.
OPTIONS: The Planning Commission may:
•Recommend approval of the Conditional Use Permit with recommended findings and
conditions of approval.
6
• Recommend approval of the Conditional Use Permit with amended findings and
conditions of approval.
• Recommend denial of the Conditional Use Permit, citing findings for denial.
RECOMMENDATION:
Staff recommends the Planning Commission recommend approval of the CUP to allow the
chapel on the subject property with the listed conditions.
Suggested motion:
“Move to recommend approval of a Conditional Use Permit (CUP) for the construction of a chapel with the listed conditions based on the findings listed in the staff report.”
ATTACHMENTS:
1. Carmelite Site Location Map 2. Engineering Memo (dated 6-20-2022) 3. Fire Department Memo (dated 6-22-2022) 4. Land Use Application
Context Map
)
Carmelite Property Site Map
)- Proposed Chapel Location
´
Map Created by: Planning DeptMap Date: June 2022
PAGE 1 of 2
MEMORANDUM
Date: June 20, 2022
To: Ben Hetzel, City Planner Re: Carmelite Heritage Chapel Site Improvements
Cc: Molly Just, Planning Director Engineering Site Plan Review
Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
A Site Plan engineering review has been completed for the Carmelite Hermitage Chapel Conditional Use
Construction Plan set. The site is located at 8249 DeMontreville Trail North in Lake Elmo. The submittal consisted
of the following documentation received on June 14, 2022:
Site Plans prepared by Pioneer Engineering, dated April 26, 2019.
Stormwater Management Report prepared by Pioneer Engineering, dated April 26, 2019.
Certificate of Survey prepared by Landmark Surveying, dated June 27, 2018.
Dated April 5, 2019.
Septic System Plan prepared by Steinbrecher Companies, Inc., dated May 8, 2019.
REVIEW FINDINGS AND RECOMMENDATIONS
Site Access. Access to the site will be provided by a private driveway extended from DeMontreville Trail.
The private driveway construction is in progress being implemented through a separate project permitted
by the city.
A Grading Permit is required per Section 105 of the City Code as the project will result in moving more than
50 cubic yards of material. Site plans have been submitted with the application and must be approved by
the city prior to the start of any construction.
A Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a storm water
management plan (SWMP) meeting State, VBWD and City rules and regulations. A permit was received by
the applicant in 2019 but has since expired.
Storm water facilities proposed for meeting State, VBWD and City permitting requirements must be
designed and constructed in accordance with the City Engineering Design Standards Manual available on
the City website, dated January 2022, including maintenance access roads.
Ownership and Maintenance. The storm water facilities constructed for this development should remain
privately owned and maintained. The applicant will be required to execute and record a Stormwater
Maintenance and Easement Agreement in the City’s standard form of agreement.
Easements. The storm water facility 100‐year HWL must be fully contained within the subject property and
easements must be provided to protect the 100‐year HWL flood area, all emergency overflow pathways,
and maintenance access roads.
Private Water Supply. Municipal water is not planned to serve this parcel in the 2040 Comprehensive Plan.
The proposed Chapel will receive its domestic water supply from an existing private well located onsite
through the extension of a private water service. Water facilities must be provided in accordance MDH
requirements (water supply well) and the Minnesota building code (water service plumbing). Municipal
water supply will not be available to the facility for fire suppression.
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
Private Sewer. The proposed Chapel resides outside the city’s 2040 Comprehensive Plan MUSA area. The
facility will be served by a private on‐site wastewater treatment system to be regulated by Washington
County. The applicant must obtain permit approval through Washington County and provide written
documentation of all approvals to the city. The approved wastewater management plan facilities must be
accurately shown to scale on the Site Plans.
No construction may begin until the applicant has received City Engineer approval for the Final Construction
Plans; the applicant has obtained and submitted to the City all applicable permits, easements and
permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering
department.
SITE IMPROVEMENT PLANS AND STORMWATER MANAGEMENT PLAN
Any revisions to the Storm Water Management Plan (SWMP) to meet VBWD permit requirements must be
resubmitted to the city for further review and consideration.
Sheet 4.10. A plan note should be added to indicate the private sanitary sewer and water service lines to
be installed per state plumbing code requirements.
Sheet 5.10. Revise grading plan to revise storm water BMP site to meet City of Lake Elmo and MN Storm
Water Manual standards and as follows:
Provide 10:1 aquatic bench and 10:1 maintenance bench around retention BMP. Add typical pond detail
cross section to identify required benches.
Provide defined rip rap overflow location between retention basin and infiltration basin and define
overflow spot elevation.
Sheet 5.10 Provide drainage and utility easement over storm water BMP including the 100‐year HWL,
emergency EOF pathway, and pond maintenance access road and access bench. Easement area must be
clearly shown on the plans.
Once an approved Washington County SSTS design is obtained, the site plans must be updated to show the
proposed on‐site SSTS design system location and redundant drain field location.
The plans must call out detailed site protection from construction activities for the proposed on‐site
wastewater treatment system (both primary and secondary drainfield) and for the proposed storm water
infiltration basin.
All plan details and plan notes relating to grading, site restoration, and erosion control must be revised to
be consistent with the City Engineering Design Standards details and plan notes, dated January 2022.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ben Hetzel, City Planner
From: Dustin Kalis, Fire Chief
Date: 6/22/22
Re: Conditional Use Permit for 8249 Demontreville Trail N, Carmelite Chapel
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Conditional Use Permit review for 8249 Demontreville Trail
N, Carmelite Chapel based on submittals dated 6/2/22 with the following comments:
1) Building shall have a separate address. 8253 Mount Carmel Road is to be used for the address of the
chapel.
2) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background. Addresses is required to be posted adjacent to or on
monument sign at Demontreville Trail and Mount Carmel Road.
3) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses. Provide layout showing Lake Elmo Fire Apparatus turning radius overlay on all drive
lanes and parking lot.
4) Further review of the parking lot as fire department access road is needed. Fire apparatus access roads
shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the
first story of the building as measured by an approved route around the exterior of the building.
5) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
6) A Fire Department lock box is required for emergency access to the building at an approved location
and provide keys for emergency access into and throughout the occupancy as required.
7) The fire sprinkler system shall be installed compliant with provisions of Minnesota State Building Code
Chapter 1306.0020 Municipal Option Subpart 3 (new buildings) and 2016 NFPA Standard 13,
Installation of Sprinkler Systems. City permit required prior to initiation of work.
8) Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
9) Install compliant exit signage as required by the 2020 MSFC.
10) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service
classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet
to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
“Proudly Serving Neighbors & Friends”
11) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler
risers and valves, or other fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection equipment and equipment
location, shall be constructed of durable materials, permanently installed and readily visible.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
2020 Minnesota State Building Code, Ch. 1306
Lake Elmo Fire Department Fire Code Policy
NFPA 72, 2016 edition
NFPA 13, 2016 edition
BASIN 100P
00-ENG-119045-SHEET-1.10-CVR
1.10COVERI 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
CARMELITE HERMITAGE CHAPEL
CONDITIONAL USE CONSTRUCTION PLAN SET
LAKE ELMO, MINNESOTA
LOCATION MAP
SHEET INDEX
COVER SHEET 1.10
LEGEND SHEET 1.20
UTILITY PLAN 4.10
OVERALL SETBACK PLAN
EROSION CONTROL PLAN
SEEDING PLAN 5.30
DETAILS 6.10-6.13
XXXXXX XX-XX
SITE PLAN 3.20
EXISTING CONDITIONS 2.10
3.10
5.20
GRADING PLAN 5.10
00-ENG-119045-SHEET-1.20-LGND
1.20LEGENDI 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
Garage
Porch
Wood Shop
PorchBuildings and Courtyards
BushesBushesWindow WellWindow Welloctagon stone pillar
octagon stone pillar
00-ENG-119045-SHEET-2.10-EX CON
2.10EXISTING CONDITIONSI 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
SETBACK SUMMARY
SETBACK COUNTY ROAD 2,750 FT
SETBACK PUBLIC STREET 1,025 FT
SETBACK OHW 980 FT
SETBACK TOP OF BLUFF 220 FT
SETBACK OHW - SEPTIC 810 FT
MAXIMUM IMPERVIOUS COVERAGE 1.2%
00-ENG-119045-SHEET-3.10-SITE
3.10OVERALL SETBACK 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
BASIN 100P
PARKING SUMMARY
STALLS 17
HANDICAPPED STALLS 1
00-ENG-119045-SHEET-3.10-SITE
3.20SITE 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
00-ENG-119045-SHEET-4.10-UTIL
4.10UTILITY 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
NOTE:
1.ONSITE DISPOSAL SYSTEM
DESIGNED BY OTHERS
00-ENG-119045-SHEET-5.10-GRAD
5.10GRADING 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
BASIN 100P
LEGEND
00-ENG-119045-SHEET-5.20-EROS
5.20EROSION 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
BASIN 100P
·
·
·
·
·
·
·
·
·
·
·
·
·
00-ENG-119045-SHEET-5.30-SEED
5.30SEEDING 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
·
·
·
·
·
·
·
00-ENG-119045-SHEET-6.10-DTLS
6.10GRADING 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
00-ENG-119045-SHEET-6.10-DTLS
6.11CITY 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
00-ENG-119045-SHEET-6.10-DTLS
6.12CITY 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
USED
00-ENG-119045-SHEET-6.10-DTLS
6.13CITY 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
13OFCARMELITE HERMITAGE CHAPEL
LAKE ELMO, MINNESOTA
04-26-2019
PJC
NCR
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
04-26-2019
CARMELITE HERMITAGE
8249 DEMONTREVILLE TRAIL NORTH19860
Paul J. Cherne 1. 7-15-2019 City Comments
LAKE ELMO, MN 55042
2. 8-5-2019 City Comments3. 6-22-2022 C.U.P. Resubmittal
Carmelite Hermitage Chapel
Lake Elmo, Minnesota
Storm Water Management Plan
April 26, 2019
Revised July 12, 2019
Revised August 22, 2019
Revised June 22, 2022
Property Owner: Carmelite Hermitage
8249 DeMontreville Trail N
Lake Elmo, Minnesota 55042
Consultant to Project Owner: Pioneer Engineering, P.A.
2422 Enterprise Drive
Mendota Heights Minnesota
5512
Carmelite Hermitage
PE Project #: 119045 Page 1 Date: 04/26/2019
Table of Contents
I. Introduction ............................................................................................................................................... 2
II. Existing Site Conditions ........................................................................................................................... 2
A. Current Land Use ................................................................................................................................. 2
B. Topography - Existing Hydrology ....................................................................................................... 2
C. Special or Impaired Waters .................................................................................................................. 2
D. Soils ...................................................................................................................................................... 2
III. Proposed Site Conditions & Design Considerations ............................................................................... 4
A. Proposed Development ........................................................................................................................ 4
B. Proposed Topography .......................................................................................................................... 4
C. Design Requirements ........................................................................................................................... 4
1. Rate Control ...................................................................................................................................... 4
2. Water Quality .................................................................................................................................... 4
3. Volume Control ................................................................................................................................ 4
4. Storm Sewer Design ......................................................................................................................... 5
D. Proposed Hydrology ............................................................................................................................ 6
1. Rate Control ...................................................................................................................................... 6
2. Water Quality .................................................................................................................................... 6
3. Volume Control ................................................................................................................................ 7
Appendix A: Hydrology Maps
Appendix B: Hydrology Calculations Appendix C: Soils Reports Appendix D: Storm Sewer Pipe Design
I hereby certify that this Specification, plan, or report was prepared by me or under my direct supervision
and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota. Paul Cherne Minn. Reg. No. 19860
Date: April 26, 2019
Carmelite Hermitage
PE Project #: 119045 Page 2 Date: 04/26/2019
I. Introduction
The following is a hydrology summary for the construction of a 5,000 sf chapel, utility building and related parking and sidewalks. The site is located east of Lake DeMontreville, approximately ½ mile south of DeMontreville Trail N in Lake Elmo, Minnesota.
II. Existing Site Conditions
A. Current Land Use
The development site is a 90 acre parcel consisting of woods and pasture. The property borders Lake
DeMontreville on the west. The current use of the site is a residential religious community.
B. Topography ‐ Existing Hydrology
The topography of the site is generally rolling and majority of the site drains west to Lake DeMontreville. The Surface Waters that receive stormwater within one mile are shown in the Drainage Maps in
APPENDIX A.
C. Special or Impaired Waters
A special and impaired waters search was completed using the MPCA search engine ( http://pca-gis02.pca.state.mn.us/CSW/index.html ) on April 8, 2019. Based on that review, this project has no discharge point within one mile of, and flows to, a special water listed in Appendix A, Part B of the
NPDES Construction Site General Permit. The project does not have a discharge point within one mile of, and flows to, a water listed as impaired under Section 303(D) of the Federal Clean Water Act.
D. Soils
A geotechnical report was performed on the site. The soils encountered are the site consists of topsoil at the surface followed by mostly glacially deposited soil to the termination depths of the borings. Some fills were also encountered. The topsoil layer varied from about 1/4 to 1/2 foot thick. The material was mostly silty sand with varying amounts of organic material, as well as layers of silt and clay interwoven within the silty sand.
One soil boring was executed within the proposed infiltration area that showed silty soils. These findings led to an infiltration rate of 0.2 in/hr for the proposed basin. This rate determined the area required to
drawdown the volume flowing into the basin within 48 hours (see Infiltration Volume Summary Table under Proposed Hydrology Section). The full report can be found in Appendix C.
The hydrologic soil groups obtained from the USDA Natural Resources Conservation Services Soils Survey Map were used in the existing and proposed models of the site. Shape file data was downloaded from the USDA Web Soil Survey to determine their locations.
A review of the USDA Natural Resources Conservation Services Soils Survey Map (See Appendix C) indicated the following soils on site:
Carmelite Hermitage
PE Project #: 119045 Page 3 Date: 04/26/2019
Soil Symbol Soil Name Hydrologic Soil Group Erosion Potential % of Site
49 Antigo silt loam, 0 to 2 percent slopes B Slight 6.1% 49B Antigo silt loam, 2 to 6 percent slopes B Slight 19.1%
49C Antigo silt loam, 6 to 15 percent slopes B Slight 62.8%
Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly
wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D,
B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist
mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having
a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high-water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious
material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and
the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes.
Carmelite Hermitage
PE Project #: 119045 Page 4 Date: 04/26/2019
III. Proposed Site Conditions & Design Considerations
A. Proposed Development
The proposed project consists of a 5,000 sf chapel, utility building and related parking and sidewalks.
B. Proposed Topography
The proposed drainage patterns will be reflective of the existing drainage patterns when possible. The drainage maps are shown in Appendix A.
C. Design Requirements
The Valley Branch Watershed District Revised Rules and Regulations and the City of Lake Elmo
Stormwater Rules require all new development to meet flow rate, water quality and volume requirements. These requirements are summarized as follows:
1. Rate Control
The proposed flow rate from the proposed development shall not exceed the flow rate of the existing drainage areas for the 2-, 10- and 100-year storm events and the 100 year 10-day snowmelt event.
2. Water Quality
The City of Lake Elmo requires proposed stormwater management plans to meet all requirements of the NPDES Construction Stormwater permit and watersheds having jurisdiction over the site. To meet the
NPDES Construction Stormwater Permit the permanent sedimentation basins must:
The basin must have a permanent volume of 1,800 cubic feet of storage below the outlet pipe for each acre that drains to the basin.
The basin must be designed to provide live storage for a water quality volume (calculated as an instantaneous volume) of one (1) inch of runoff from the new impervious surfaces created by the project.
Basin outlets shall be designed such that the water quality volume is discharged at no more than 5.66 cubic feet per second (cfs) per acre of surface area of the pond. The basin’s water quality volume is calculated as ½ inch of runoff from the new impervious surfaces created by the project.
3. Volume Control
The City of Lake Elmo requires the volume of stormwater runoff discharging from a proposed site shall not be greater than the volume of stormwater runoff discharging prior to proposed site alteration for the 2-, 10-, and 100-year storm events. The analysis for the volume of stormwater runoff shall be calculated
using the Soil Conservation Service Type II time distribution for the 2-, 10-, and 100-year 24-hour storm events. The volume of stormwater runoff prior to the proposed development shall be calculated at the pre-settlement condition as defined in the State of Minnesota Stormwater Manual for a “meadow”
condition based on the applicable hydrologic soil group(s) for the development.
Carmelite Hermitage
PE Project #: 119045 Page 5 Date: 04/26/2019
Hydrologic Soil Group Runoff Curve Number
A 30
B 58
C 71
D 78
On sites without restrictions, stormwater runoff volumes will be controlled and the post-construction
runoff volume shall be retained on site for 1.1 inches of runoff from impervious surfaces. If a site has restrictions where infiltration is not feasible or advised, such as karst topography, very fast or very slow infiltrating soils, shallow bedrock, a shallow confining layer/rough terrain, shallow groundwater, Drinking Water Management Supply Areas, and/or potential stormwater hotspots, as determined by the applicant and agreed upon by the VBWD or as determined by the VBWD, the applicant must follow these flexible treatment options:
i. Project must first attempt to design the site to achieve retention of at least 0.55 inches of runoff from the proposed impervious surfaces and remove 75% of the annual total phosphorus load leaving all points on the site. Options considered and presented shall examine the merits of relocating project elements to
address varying soil conditions and other constraints across the site. ii. If the project cannot achieve the standards listed in Standard 6Di above, the project shall achieve
volume reduction to the maximum extent practicable and remove 75% of the annual total phosphorus load leaving all points on the site. Options considered and presented shall examine the merits of relocating project elements to address varying soil conditions and other constraints across the site.
iii. If the project cannot achieve the standards listed in Standard 6Dii above, the project shall achieve volume reduction to the maximum extent practicable and remove 60% of the annual total phosphorus load leaving all points on the site. Options considered and presented shall examine the merits of relocating project elements to address varying soil conditions and other constraints across the site. iv. Off-site mitigation (including banking or cash or treatment on another project) will be considered by the VBWD on a case-by-case basis. In all cases, the receiving water shall be protected.
To meet the NPDES Construction Stormwater Permit the infiltration systems must:
Be design so that the water quality volume of one (1) inch of runoff from the new impervious surfaces created by thee project is retained on site (i.e. infiltration or other volume reduction practices) and not discharged to a Surface Water.
Discharge the water quality volume routed to the system through the soil surface or filter media within 48 hours or less.
Verify soil type and to ensure a minimum of three (3) feet of separation from the seasonally saturated soils (or from bedrock) and the bottom of the proposed infiltration/filtration system.
4. Storm Sewer Design
Storm sewer in the City of Lake Elmo must be designed to handle a 10 Year Storm Event.
Carmelite Hermitage
PE Project #: 119045 Page 6 Date: 04/26/2019
D. Proposed Hydrology
One stormwater retention basin with adjacent infiltration area (Basin 100P). The parking lot, the existing buildings and the north portion of the chapel will drain to the north to Basin 100P. The south half of the chapel will drainage to a grass swale the will then discharge to Lake DeMontreville. Rate control and volume control for all new impervious will be provided in Basin 100P by treating the existing impervious
surface. Soil borings and double ring infiltration tests reveal soils that are suitable for volume control practices.
The test results can be found in Appendix C.
1. Rate Control
The City of Lake Elmo requires that proposed flow rate from the proposed development shall not exceed the flow rate of the existing drainage areas for the two, ten and 100-year storm events as well as the 10-day snowmelt event.
The following table is a summary of the results of the flow rate derived by the HydroCAD models.
Drainage Designation Drainage Description
2-Year Flow Rate (cfs) 10-Year Flow Rate (cfs) 100-Year Flow Rate (cfs) 10-Day Flow Rate (cfs)
Existing Proposed Existing Proposed Existing Proposed Existing Proposed
W Offsite West 1.73 1.20 9.06 7.83 32.44 30.71 4.64 4.15
Rate control is met for all events per City of Lake Elmo requirements.
2. Water Quality
The City of Lake Elmo requires proposals to meet NPDES permit requirements, which states that basins
must have a permanent volume of 1,800 cubic feet of storage below the outlet pipe for each acre that drains to the basin.
NPDES Basin Treatment Volume
Basin Model Name (HydroCAD)
Drainage Area (acre) Requirement (cfs/acre)
Treatment Volume Req. (ac*ft)
Volume Proposed (ac*ft)
100P 10.38 1,800 0.43 0.32
Based on the NPDES Treatment Volume Requirement, this proposed basin does not have enough storage. However, further evaluation using a MIDS model was utilized to evaluate 75% TP reduction. Local
climate data for an average year (1958-59) was used to compile the results. Per the MIDS results (found in Appendix B), the TP Reduction Requirement is achieved per City of Lake Elmo requirements.
Carmelite Hermitage
PE Project #: 119045 Page 7 Date: 04/26/2019
Basin outlets shall be designed such that the water quality volume is discharged at no more than 5.66 cubic feet per second (cfs) per acre of surface area of the pond. The basin’s water quality volume is
calculated as 1 inch of runoff from the new impervious surfaces created by the project.
Basin Water Quality Volume Discharge Requirement
Basin Model Name (HydroCAD)
Surface area (acre) WQ Discharge (cfs) Discharge per acre (cfs/acre)
100P 0.14 0.01 0.07
Water quality volume discharge is met for the proposed basin per City of Lake Elmo requirements.
3. Volume Control
To meet the NPDES Permit the project must be designed so that the water quality volume of one and one tenth (1.1) inch of runoff from the new impervious surfaces created by the project is retained on site (i.e. infiltration or other volume reduction practices) and not discharged to a Surface Water.
Runoff Quantity Reduction Required
Basin Name Total New Impervious
Area (ac)
Treatment Depth
(in/ac impervious)
Water Quality Volume Required (ac*ft)
100P 0.285 1.1 0.026
Offsite 0.081 1.1 0.008
Total 0.366 1.1 0.034
Total Existing Impervious Area (ac) Total New Impervious Area (ac)
0.726 0.366
Basins 100P will provide volume control with infiltration of 1.1” runoff over the new impervious area.
Drainage Designation Drainage Description
2-Year Volume (ac*ft) 10-Year Volume (ac*ft) 100-Year Volume (ac*ft) 10-Day Volume (ac*ft)
Existing Proposed Existing Proposed Existing Proposed Existing Proposed
W Offsite West 0.37 0.28 1.20 1.10 3.90 3.76 8.50 7.82
The volume control requirement is met for all events per City of Lake Elmo requirements.
Carmelite Hermitage
PE Project #: 119045 Page 8 Date: 04/26/2019
Infiltration Volume Summary Table
Basin Model Name
Captured Volume Below Outlet (ac*ft)
Impervious
Area (ac)
Treatment/Impounded Required Volume
1.1” x Impervious Area (ac*ft)
Infiltration Surface Area (sf)
Infiltration
Rate (in/hr)
Maximum
Volume Infiltrated In 48 Hours
(ac*ft)
100P 0.074 0.366* 0.034 4,000 0.2 0.074
*Note 1: This impervious is the total new impervious proposed. New impervious in subcatchment 1A (see Hydrology Map Proposed Conditions) drains offsite and will be treated by a grassy swale. Existing impervious in subcatchments 100A – 100C equal to the new impervious in 1A will be treated by Basin
100P. The maximum volume infiltrated in the required 48 hours exceeds the water quality volume required for the total new impervious area proposed. This meets the City of Lake Elmo volume control requirement.