HomeMy WebLinkAbout#03 - Lake Elmo Elementary1
STAFF REPORT
DATE: 11/14/2023
DISCUSSION
TO: City Council Workshop
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Sketch Plan Review – Lake Elmo Elementary School
REVIEWED BY: Kristina Handt, City Administrator
BACKGROUND:
The City is in receipt of a Sketch Plan application from Stillwater Area Public Schools for the
proposed Lake Elmo Elementary School. As a result of an assessment of school facility needs,
Stillwater Area Public Schools has identified the subject property as a location for a new
Elementary School to replace the existing Lake Elmo Elementary. The school district is seeking
feedback from the City regarding the approvals, standards, and review process should the district
receive the bond funding to move forward with this project.
A review of the concept plan and narrative supplied by the school district is provided in the
planning memo appended to this report.
ISSUE BEFORE THE CITY COUNCIL:
The City Council should provide feedback regarding the approvals necessary to allow Stillwater
Area Public School to establish a new school on the subject property.
ANALYSIS:
Staff have reviewed the concept level plan against the adopted 2040 Comprehensive Plan and the
City’s Zoning standards. The following approvals will be required for this project to be permitted:
1. Comprehensive Plan Amendment(s):
a. Amend the Future Land Use Map to revise the guidance for the subject property
from Rural Area Development (RAD) to Institutional (INST)
b. Amend the Comprehensive Plan to extend the MUSA boundary allowing for utility
extension to the site.
2. Rezone – Amend the Zoning Map to revise the subject property’s zoning district from
Agricultural (A) to Public Facilities (PF)
3. Major Subdivision – Required for the purposes of necessary Right of Way and Easement
dedications.
4. Conditional Use Permit (CUP) – Required to allow a public school.
FISCAL IMPACT:
There is no fiscal impact to the City at this time.
CONSIDERATIONS:
Comprehensive Plan Amendments require a 4/5 vote of the City Council to be approved.
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Staff have inquired to the Metropolitan Council about whether the MUSA boundary extension
could be approved if noncontiguous with surrounding properties. The Met. Council’s sector rep
has indicated that this could be allowed, which would allow the City to avoid impacts on the
overall density of land within the MUSA boundaries in Lake Elmo. If an amendment is requested,
staff would identify which chapters, sections, maps or figures to which revisions are necessary.
The rezoning would provide a land use consistent with the proposed future land use guidance. The
proposed rezoning to Public Facilities would allow only a narrow range of land uses should the
school project not materialize.
A major subdivision of the land may be required in order to ensure that property boundaries are
reflective of the City and County requirements for public right of way and easement dedication.
Public Schools are allowed through a CUP in the Public Facilities zoning district under the two
following conditions (in italics):
1. No use may exceed a ratio of 3.0 SAC units per 3.5 acres or 235 gallons per day per net
acre of land based on design capacity of all facilities, whichever is more restrictive; and
The school district and their consultants have provided data based on the usage at
Brookview Elementary in Woodbury. This is a new school with fixtures meeting current
state standards. With 6 gallons per student per day, and a design capacity for 1100
students, the estimated maximum daily wastewater generation is 6600 gallons. At 47.6
acres, the maximum daily usage would be 11,186 gallons.
2. Direct access is provided to a public street classified by the comprehensive plan as a
major collector or arterial.
Both Lake Elmo Avenue North and 10th St. N. are classified as arterial roadways.
FEEDBACK DESIRED:
• What feedback is there on the required land use approvals?
o Will the Comprehensive Plan Amendments and Rezoning be supported?
o Is there any feedback on the required subdivision or CUP?
o What conditions of approval might the applicant anticipate?
• What feedback might there be regarding the proposed use on this site?
o Does the land use meet the goals articulated by the City’s adopted comprehensive
plan?
o Is there support for this land use on this property?
• What feedback is there on the proposed site plan?
o Does the site plan adequately plan for the proposed use on the property?
o Will the City Council support the request to extend utilities to this property?
o Buffering will be required, what types of buffering might the Council find most
acceptable?
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ATTACHMENTS:
• Proposed School concept and narrative
• Planning Comment Memo – Sketch Plan Review
• City Engineering Comment Memo
• Assistant Fire Chief Comments
• Washington County Comments
• Valley Branch Watershed District Comments
MEMORANDUM
To: Kristina Handt, City Administrator, Lake Elmo
From: Paul Aplikowski | PA
Date: October 3, 2022
Comm. No: 9999
Subject: Submittal to City of Lake Elmo on behalf of Stillwater Area Public Schools, for the
proposed New Lake Elmo Elementary School project, located at the intersection of
Lake Elmo Avenue North and 10th Street North, Lake Elmo, Minnesota
(Property ID #2602921440001)
Sketch Plan Submittal Narrative:
On behalf of Stillwater Area Public Schools, we are submitting for City staff review of a sketch plan
for the proposed new Lake Elmo Elementary School site. The proposed 1,100-student elementary
school building would replace the current Lake Elmo Elementary School located at 11030 Stillwater
Boulevard, Lake Elmo, Minnesota. The new building is proposed to be a total of 148,000 square feet
and will likely be a two-story structure. At this time, the exact footprint size is unknown as the
design of the building will not commence until after a successful referendum vote.
The 47.6-acre site is currently zoned as agricultural and will require rezoning to accommodate the
future educational use. Access to the site is proposed to be from both adjacent roads (10th Street
North and Lake Elmo Avenue North). To help facilitate site safety, the District will endeavor to
keep the bus and visitor traffic separate. The bus entry is proposed to be off 10th Street North and
the visitor vehicular entry off Lake Elmo Avenue North. The visitor entry will be designed to allow
on-site stacking of waiting vehicles, which is expected to reduce backups onto Lake Elmo Avenue
North.
Aside from onsite parking and the school building, the site is proposed to include several other
amenities that have the potential to be jointly used by the school and the City of Lake Elmo
residents. Currently two ball fields, a greenspace field, and playground facilities are planned for the
site. We anticipate the need to include onsite stormwater control features such as settling ponds.
Feel free to contact Wold Architects and Engineers or the District with any questions or concerns
you may have.
CM/N:/Promo/ISD_834/crsp/oct23
10TH STREET NORTH(HIGHWAY 10)10TH STREET COURT NORTH
11TH STREET NORTH12TH STREET NORTHADDRESS: 10684 10THSTREET CT NOWNER: BENCKHANNAH & ANDREWLOT AREA: 1.5 ACREZONING: RSADDRESS: 10674 10THSTREET CT NOWNER: LUDWIGMICHEAL & PATRICIALOT AREA: 1.5 ACREZONING: RSADDRESS: 10664 10THSTREET CT NOWNER: WEMEIERBARBARA & GARYLOT AREA: 2.0 ACREZONING: RSADDRESS: 10654 10THSTREET CT NOWNER: KIMBERELYDALE JR & LORI A.LOT AREA: 1.8 ACREZONING: RSADDRESS: 10644 10THSTREET CT NOWNER: JOHNSONISAIAH & ROBYNLOT AREA: 1.6 ACREZONING: RSADDRESS: 10386 10THSTREET NOWNER: OAKDALEGUN CLUBLOT AREA: 22.5 ACREZONING: RRADDRESS: 1515 KEATSAVE NOWNER: WASHINGTONCOUNTYLOT AREA: 239.5 ACREZONING: PFADDRESS: 1515 KEATSAVE NOWNER: WASHINGTONCOUNTYLOT AREA: 12.4 ACREZONING: PFADDRESS: 1326 LAKEELMO AVE NOWNER: FRANCESANNE PETERSON TRSLOT AREA: 6.9 ACREZONING: RSADDRESS: 1326 LAKEELMO AVE NOWNER: FRANCESANNE PETERSON TRSLOT AREA: 0.7 ACREZONING: RSADDRESS: 1515 KEATSAVE NOWNER: WASHINGTONCOUNTYLOT AREA: 12.4 ACREZONING: PFADDRESS: 11031 14THSTREET NOWNER: CITY OF LAKEELMOLOT AREA: 2.7 ACREZONING: AADDRESS: -OWNER: HOMESTEADHOMEOWNERSLOT AREA: 8.5 ACREZONING: PFADDRESS: 11066 12THSTREET NOWNER: DUFAULTCHASE & JANETLOT AREA: 1.5 ACREZONING: RSADDRESS: 11040 12THSTREET NOWNER: DREYER PHILIP& MARY SUE SCHRANTZLOT AREA: 1.7 ACREZONING: RSADDRESS: 11047 12THSTREET NOWNER: HENDRICKSSTEPHEN & SUSANLOT AREA: 1.6 ACREZONING: RSADDRESS: 11075 12THSTREET NOWNER: VALLOTLAWRENCE & JUDITHLOT AREA: 1.6 ACREZONING: RSADDRESS: 11066 11THSTREET NOWNER: GUTIERREZSTEVEN & EMILYLOT AREA: 1.5 ACREZONING: RSADDRESS: 11048 11THSTREET NOWNER: HILLS JEFEREY& KATHRYNLOT AREA: 2.1 ACREZONING: RSADDRESS: 11063 11THSTREET NOWNER: BERKOWITZROBERT & SARAHLOT AREA: 1.6 ACREZONING: RSADDRESS: 11025 10THSTREET NOWNER: LUJAIN WADICO LLCLOT AREA: 0.8 ACREZONING: CADDRESS: 978 LAKEELMO AVE NOWNER: HOLMGRENTERI & STEVENLOT AREA: 2.5 ACREZONING: RSADDRESS: 10895 10THSTREET NOWNER: STEINMANTHOMAS & DEBRALOT AREA: 1.6 ACREZONING: RSADDRESS: 10841 10THSTREET NOWNER: JOHNSONBENJAMINLOT AREA: 4.1 ACREZONING: RSADDRESS: 10759 10THSTREET NOWNER: LUKINMICHAEL & ANNLOT AREA: 12.0 ACREZONING: RRADDRESS: 10699 10THSTREET NOWNER: MAMMENGAROBERT & CARRIELOT AREA: 12.0 ACREZONING: RRADDRESS: 10639 10THSTREET NOWNER: LOCKETTKENNETH III & JILLLOT AREA: 12.0 ACREZONING: RR89890090290490690891091291491691892092292492692893093293489890090290490690891091291491691892092292492692693293293092892692492292091891691491291090890690493
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16" HDPE DR 11 WATERMAIN 16" HDPE DR 11 WATERMAIN
16" HDPE FORCEMAIN 16" HDPE FORCEMAIN
HYDRANTHYDRANTHYDRANTADDRESS: -OWNER: MHC CIMARRON LLCLOT AREA: 104.1 ACREZONING: MDRADDRESS: 928 LAKE ELMOAVE NOWNER: HER KOU & KENGLOT AREA: 6.9 ACREZONING: RSLAKE ELMO AVENUE NORTH
(HIGHWAY 17)122826262819222124PLAYGROUNDSTORMWATERBASINSTORMWATER
BASIN
STORMWATERBASINBERMOPENFIELDBERMBERMNEWELEMENTARYSCHOOL153524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2023 Larson Engineering, Inc. All rights reserved.3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.NorthCheck:Drawn:Date:Comm:Scale:Greg A. Buchal, P.E.Date: Lic. No.:10.06.202323793I hereby certify that this plan, specifications or reportwas prepared by me or under my direct supervisionand that I am a duly licensed Professional Engineerunder the laws of the state of Minnesota.GABMTH10.06.202312236128RevisionsDescriptionDateNumFEDCBA12345678MNStillwater Area PublicSchools ISD #834POTENTIAL LAKEELMOELEMENTARYREPLACEMENTSKETCH PLAN1875 Greeley Street SouthStillwater, MN 55082Lake Elmo, MN 55042P:\Projects\Projects - 2023\12236128 - New Stillwater Elementary School - Wold\C. Design\Drawing Files - Lake Elmo\12236128 - C000 Overall Plan.dwg
C000ZONING ANDPROPERTYINFO PLAN0NORTH50100200SYMBOL LEGENDPROPOSED ROADWAY/TRAILSBITUMINOUS PAVEMENTPROPOSED CONCRETE PAVEMENTEASEMENT LINERIGHT-OF-WAY LINEPROPERTY LINEPARCEL INFOPID: 26.029.21.44.0001LOT SIZE: 47.57 ACRESZONING: AGRICULTURAL (A)LEGAL DESCRIPTION: PT OF S1/2 OF SE1/4 BEING E 1570.4FT SECTION 26 TOWNSHIP 029 RANGE 021
10TH STREET NORTH(HIGHWAY 10)89890090290490690891091291491691892092292492692893093293489890090290490690891091291491691892092292492692693293293092892692492292091891691491291090890690493
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904910920LAKE ELMO AVENUE NORTH
(HIGHWAY 17)122826262819222124PLAYGROUNDSTORMWATERBASINSTORMWATER
BASIN
STORMWATERBASINBERMOPENFIELDBERMBERMNEWELEMENTARYSCHOOL1524'24'24'18'24'36'24'18'24'24'18'24'36'24'18'24'24'2
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'39'206 PARKING STALLS,STALLS SHOWN ARE A TYPICALOF 18' LONG X 9' WIDEDRIVE LANES SHOWN ARE ATYPICAL OF 24' WIDEONE-WAY STUDENTDROP OFF LANESMAIN ENTRANCEBUSES ANDTRUCKS ONLYSTUDENT DROP-OFFAND TEACHER PARKINGENTRANCELOADING/UNLOADINGZONE3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2023 Larson Engineering, Inc. All rights reserved.3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.0NORTH3060120NorthCheck:Drawn:Date:Comm:Scale:Greg A. Buchal, P.E.Date: Lic. No.:10.06.202323793I hereby certify that this plan, specifications or reportwas prepared by me or under my direct supervisionand that I am a duly licensed Professional Engineerunder the laws of the state of Minnesota.GABMTH10.06.202312236128RevisionsDescriptionDateNumFEDCBA12345678MNStillwater Area PublicSchools ISD #834POTENTIAL LAKEELMOELEMENTARYREPLACEMENTSKETCH PLAN1875 Greeley Street SouthStillwater, MN 55082Lake Elmo, MN 55042P:\Projects\Projects - 2023\12236128 - New Stillwater Elementary School - Wold\C. Design\Drawing Files - Lake Elmo\12236128 - C100 Paving.dwg
C100SITE PLANSYMBOL LEGENDPROPOSED ROADWAY/TRAILSBITUMINOUS PAVEMENTPROPOSED CONCRETE PAVEMENTPROJECT AREA CALCULATIONSNEW BUILDING:SCHOOL AREA:113,950(2.62 AC)5.50%RIGHT-OF-WAY: TO BE DETERMINEDTOTAL SITE AREA:2,072,338(47.57 AC)100%IMPERVIOUS AREASNEW BUILDING AREA:113,950(2.62 AC)31.83%ROADWAYS/ PARKING AREAS:174,244(4.00 AC)48.68%CONCRETE SIDEWALK:18,538(0.43 AC)5.18%BIT TRAIL:11,878(0.27 AC)3.32%SPORTS IMPERVIOUS:39,337(0.90 AC)10.99%TOTAL IMPERVIOUS AREA:357,947(8.22 AC)100%IMPERVIOUS COVERAGE OF SITE:357,947 / 2,072,33817.27%EASEMENT LINERIGHT-OF-WAY LINEPROPERTY LINE
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
MEMORANDUM
Date: November 9, 2023
To: Stillwater Area Public Schools
Cc: Nathan Fuerst, AICP, Consulting
Planner
RE: Lake Elmo Elementary School – Sketch Plan Review
Description of Request
The City of Lake Elmo received a Sketch Plan review request from Stillwater Area Public
Schools for a project on a property located northwest of Lake Elmo Avenue N. and 10th
Street N. (PID 26.029.21.44.0001). The subject property is approximately 47.6 acres. The
sketch plan depicts a new school to serve 1100 students, ball fields, stormwater basins,
internal drives, and parking areas.
Access to this site is proposed from both Lake Elmo Avenue North and 10th Street North.
Parents and teachers will utilize the Lake Elmo Avenue North access and busses and
deliveries will use the 10th St. N. Access. An internal system of private drives will connect
those access points to parking, dropoff, and turnaround areas.
The Applicant is proposing to connect to City Sewer and Water services.
The proposal is characterized as a major subdivision. A major subdivision is required due
to the requirement for the dedication of public right of way for both abutting roads along
with the dedication of drainage and utility easements. At this time, existing easements,
wetlands, or other encumbrances are unknown.
Premature Subdivisions – Lake Elmo Water Capacity Concerns
The City is working through issues relating to the amount of water which it can draw
under an existing Minnesota Department of Natural Resources permit. A resolution on
this matter is made more complicated due to the PFAS contaminant issue in the East
Metro. Until the resolution of ongoing water issues, Lake Elmo’s City Council may choose
to reject any new subdivisions as premature.
Development Summary
Site Size: 47.6 acres
Proposed Use(s): Public School
Existing Future Land Use: Rural Area Development (RAD)
Proposed Future Land Use: Institutional
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Sketch Plan Review Narrative
The narrative provides general information on the proposed development, summarized
below:
• A maximum of 1,100 students are anticipated to be served on site.
• Building gross square feet is anticipated to be 148,000 square feet.
• Building is anticipated to be two stories.
• Onsite ball fields and playgrounds are proposed, and could be jointly used by the
School and City.
Mandatory Environmental Review - Environmental Assessment Worksheet (EAW)
Minnesota Rules Sec 4410.4300 establish the threshold for required environmental review.
The threshold for a mandatory Environmental Assessment Worksheet is 200,000 sq ft of
gross floor area. A mandatory EAW is not required for this project.
Land Uses
In order for the land use, a public school connected to City utilities, to be consistent with
the City’s adopted Comprehensive Plan and Zoning Ordinance, the following will be
required:
• Comprehensive Plan Amendment(s)
o Amend Future Land Use from Rural Area Development (RAD) to
Institutional (INST)
o If sewer services are extended, revise maps and figures as necessary
within Chapters 3 (Land Use) and 9 (Wastewater Services) to extend the
boundary of the Metropolitan Urban Services Area (MUSA).
• Rezoning
o Amend Zoning from Agricultural (A) to Public Facilities (PF)
• Major Subdivision
o Allow for public ROW and drainage/utility easement dedication.
• Conditional Use Permit
o Allow a Public School on the subject property.
Planned Unit Development (PUD)
At this time, it is not anticipated that a Planned Unit Development will be part of this
subdivision request. If identified as necessary in order to provide flexibility to City
standards, then a PUD Request consistent with Article 18 of the City’s Zoning ordinance
will be required. All PUDs are subject to the minimum requirements in LEC 105.12.1150.
Existing Zoning District: Agricultural (A)
Proposed Zoning District: Public Facilities (PF)
Adjacent Zoning
Designations:
North: Rural Single Family (RSF) and Public Facility (PF)
East: Rural Single Family (RSF)
South: Rural Single Family (RSF) and Rural Residential (RR)
West: Rural Single Family (RSF) and Rural Residential (RR)
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Development Standards for Public Schools (LEC 105.12.970)
In order to receive a Conditional Use Permit for this use, the following criteria must be met.
1. No use may exceed a ratio of 3.0 SAC units per 3.5 acres or 235 gallons per day
per net acre of land based on design capacity of all facilities, whichever is more
restrictive.
2. Direct access is provided to a public street classified by the comprehensive plan
as a major collector or arterial.
Public Facilities District Bulk Standards (LEC 105.12.970)
Staff have reviewed the concept for compliance with applicable bulk standards for this use
in the Public Facilities Zoning District. It is noted that not all standards may be listed here
as the site plan only provides conceptual information at this time.
Key: Met, Need Information, Not Met
Requirement
(lots w/ structure)
Proposed
Minimum Lot Size 20 Acres 47.57 Acres
Minimum Lot Width 100’ >1000’
Minimum Lot Depth >1000’
FY – Setback 50’ >200’
SY - Setback 50’ >200’
RY - Setback 50’ >200’
Buffer (North & West) 150’ >200’
Max Height* 50’ Two Stories (likely meets)
Max Impervious 35% 17.27%
*While building heights are allowed at 50’, structure side walls are only allowed to be 3.5’.
Shooting Range Proximity
It is noted that the public school is proposed on a parcel abutting an existing gun range,
the Oakdale Gun Club. A Conditional Use Permit granted by the City in 1988 guides the
City’s restrictions on that land use.
Minnesota State Statutes protect existing shooting ranges through Chapter 87A. Shooting
Ranges. That law protects shooting ranges from becoming noncompliant as a result of
adjacent development. State law establishes a 750 foot buffer from the shooting range
property boundary. In that area, the law prevents the establishment of any land use which
would cause the shooting range to become nonconforming with the performance
standards for shooting ranges which adopted by reference in state statute.
City planning staff are currently seeking a copy of the performance standards from the
Minnesota DNR in order to identify whether the land use shown in the concepts would
cause the Oakdale Gun Club to violate any performance standards. It is anticipated that
one of the primary standards is noise impacts. As such, it may be required that the new
school development document whether it may or may not cause the gun club to conform
with standards for noise impacts or other applicable performance standards.
Traffic Study Required
A traffic impact study is required for uses in the PF district. This is a requirement prior to
the approval of the site plan and would be necessary as a part of a complete application.
The code requirement can be reviewed in Sec. 105.12.970 (f)(7). This is also required by
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Washington County in the comment memo for this project dated 10/24/2023.
Building Design Standards (LEC 105.12.970)
No renderings of the building were provided with this submittal. Uses in the Public Facilities zoning
district are subject to specific architectural standards, beginning in Section 150.12.970 (f)(1). Several
key standards are summarized below:
• Detailed façade designs and renderings are required for review prior to any site plan review
approval.
• Primary exterior surfaces shall be limited to a minimum of 70% natural brick, stone, or glass.
• Accent materials must vary and can comprise no more than 30% of the façade. A list is provided
in City Code.
• Architectural standards cannot be minimized through the PUD process.
Off-Street Parking and Drives
All off-street parking shall be in compliance with requirements found in the following City
Code Sections:
• Number of stalls – 3 per classroom (LEC 105.12.970) or 1 per staff member plus
one space per five students of driving age (LEC 105.12.410), whichever is greater.
• Parking area location and design – must be consistent with standards in Sec.
105.12.410.
• Drives – must be consistent with standards for commercial and mixed-use districts
found in LEC 9.16.090
Signage
LEC 105.12.430 regulates signage. It is recommended that future submittals include
signage types, sizes, and locations for review against City requirements.
Lighting
All lighting shall comply with LEC 105.04.050 through LEC 105.04.070. It is
recommended that future submittals include lighting types, locations, and photometric
plans for review against City requirements.
Landscaping and Tree Preservation
This project will be subject to the standards for tree preservation and landscaping established in Article 8
of Lake Elmo City Code, Environmental Performance Standards. There are significant wooded areas on
this site, which will likely create notable tree mitigation requirements if impacted. The City’s consulting
Landscape Architect will review all landscaping and tree preservation plans for the site for conformance
with city requirements.
Buffer Area(s)
Buffer Areas are required abutting residential districts to be in compliance with LEC
105.12.970 (f)(4). In this case, that would be along the western and northern property
boundaries. Guidance for improvement of these areas is provided in LEC
105.12.970(f)(3) as follows: Yards adjoining any residential zone shall contain a buffer
area consisting of berming, landscaping, and/or fencing for the purpose of screening
noise, sight, sound, and glare.
Preliminary and Final Plat
Any Future submittal must address the requirements of LEC 103.00.090 and LEC
103.00.100. and LEC 103.00.140. Major Subdivision Preliminary Plat Application
Requirements are also in the application checklist available on the city’s website.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Engineering
The City Engineer has provided comments in the attached memo dated October 24, 2023.
There are high level comments regarding transportation and access, stormwater, and
water/wastewater service. Consideration of these comments should be given prior to
developing any further plans for the site.
Fire Department
The Lake Elmo Assistant Fire Chief provided comments in the attached memo dated October
24, 2023. All comments must be addressed with any future submittal.
Washington County
The Washington County comment letter dated October 24, 2023 shall be addressed in future
submittals. As previously indicated by the City, Right of Way dedication will be required by
the City for this site. Washington County Comments relating to access are significant for the
development of this site and are expected to cause revision to this site plan. A traffic impact
assessment is required by the County in their comment letter.
Valley Branch Watershed District (VBWD)
The Valley Branch Watershed District will require a permit for this project. VBWD comments
also include the identification of two landlocked depressions on the site and note that
significant grading will be required.
Required Next Steps
The Following applications, all identified in the review above, will be required prior to the
development of a public school served by City utilities on the subject property:
1. Comprehensive Plan Amendments
2. Rezoning
3. Preliminary Plat
4. Conditional Use Permit – Public School
Feel free to contact me with any questions about the City review of this concept or to discuss
any other matters regarding property improvements.
Nathan Fuerst, AICP
Consulting Planner
(612) 210-8150
Nathan.fuerst@bolton-menk.com
PAGE 1 of 3
MEMORANDUM
Date: October 24, 2023
To: Sophia Jensen, City Planner Re: ISD 834 Elementary School Sketch Plan
Cc: Nathan Fuerst, Planning Consultant PID 26‐029‐21‐44‐0001
Marty Powers, Public Works Director
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
Engineering has reviewed the ISD 834 Elementary School Sketch Plan to be located at the corner of Lake Elmo
Avenue (CSAH 17) and 10 Street (CSAH 10). The review consisted of the following documentation received on
October 10, 2023:
Sketch Plan Narrative dated October 3, 2023.
Lake Elmo Elementary School Sketch Plan, Sheets C000 and C100, dated October 6, 2023.
TRANSPORTATION IMPROVMENTS, ACCESS AND COLLECTOR STREETS
1. County Roadway Right‐of‐way Dedication. As part of any project and site development, the existing right‐
of‐way along Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10) must be clearly shown and
dimensioned and additional right‐of‐way dedication, if any, must be shown in accordance with the right‐
of‐way preservation requirements from the Washington County Comprehensive Plan.
2. Access Management. The proposed access location along both Lake Elmo Avenue (CSAH 17) and 10th
Street (CSAH 10) must be approved by Washington County.
3. Turn Lane Improvements. As part of the site improvements, dedicated right and left turn lanes must be
constructed along Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10) at both access locations. Turn
lanes must be constructed meeting Washington County standards.
4. Secondary Access. The site shows a single access for busing and a single access for all other vehicles.
Secondary access should be considered through internal connectivity to address vehicle distribution
during peak demands, and to address safe emergency vehicle access.
5. Traffic Impact Study. A traffic study should be prepared to determine additional traffic impact
requirements, including a potential traffic signal at the site access location with Lake Elmo Avenue (CSAH
17), at the site access location with 10th Street (CSAH 10), and at the intersection of Lake Elmo Avenue
(CSAH 17) and 10th Street (CSAH 10). The traffic study should also demonstrate adequate internal vehicle
queuing storage for AM and PM drop‐offs and pick‐ups without overflow to the County roadway system.
6. Small/Dry Utility Corridor Preservation. Minimum 10‐ft wide drainage and utility easements must be
dedicated along all public right‐of‐way, including Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10)
The 10‐ft. easement corridor must be preserved for the installation of small/dry utilities and remain free
from all encroachments, including trees, retaining walls, storm sewer, and stormwater BMPs.
7. County Trails. The design and construction of a bituminous trail should be considered along the full length
of the site, along both Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10). Pedestrian connectivity
should be planned as part of the school site, including internal pedestrian connections, connection to the
County Park Preserve, and pedestrian crossings for each County roadway.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
STORMWATER MANAGEMENT
1. The site plan is subject to a storm water management plan (SWMP) meeting State, Valley Branch
Watershed District (VBWD) and City rules. Storm water facilities proposed as part of the site plan to meet
State and VBWD permitting requirements must be constructed in accordance to City Engineering Design
Standards dated January 2022, even though the facilities will remain privately owned.
2. All stormwater facilities and BMPs will be privately owned and maintained by the school district. The
school district will be required to provide a Stormwater Maintenance and Easement Agreement in
accordance with the City’s standard form of agreement.
3. All storm water basins must be placed in easements in accordance with the Stormwater Maintenance and
Easement Agreement. The easements must fully incorporate the 100‐year HWL, 10‐foot maintenance
bench and all maintenance access roads. Maintenance access roads meeting city standards must be
provided for all storm water facilities and structures.
4. The SWMP will be required to verify that rate control and volume control requirements are met for all
points of discharge from the site. The existing and proposed drainage exhibits must clearly show and label
all points of discharge from the site, including any required public improvements and turn lanes. The
SWMP rate control tables must reference each discharge location independently and combined.
5. Overland emergency overflows or outlets will be required as part of the site plan.
6. All wetlands and wetland buffers must be delineated and protected by easement and should not be
allowed to encroach any individual lot.
7. Minimum floor elevations must be at least 2 feet higher than the adjacent 100‐year HWL elevation. Also,
all low opening elevations for all buildings must be at least 1‐ft higher than any adjacent emergency
overflow elevation (EOF).
8. All localized low points must be protected within a drainage easement.
MUNICIPAL WATER SUPPLY
1. Due to the PFAS groundwater contamination in the surrounding area, all proposed uses on the property
should be served by the City public drinking water supply.
2. Connection to the municipal water system is available to the existing trunk watermain running along Lake
Elmo Avenue (CSAH 17). The applicant will be responsible for connecting to the existing 16‐inch trunk
watermain located near the proposed Lake Elmo Avenue (CSAH 17) driveway entrance and running a
minimum 8‐inch ductile iron watermain internal to the site and throughout the property as necessary to
provide connection to all proposed uses.
3. A second watermain connection will be required to create a looped network by extending the watermain
south through the proposed 10th Street (CSAH 10) entrance, then east along 10th Street (CSAH 10) to
connect back to the existing trunk watermain at the intersection with Lake Elmo Avenue (CSAH 17).
4. Watermain oversizing may be required to ensure adequate water supply and fire suppression once the
site development water demands are known. Oversizing costs, if applicable, apply to watermain pipe sizes
over and above the minimum 8‐inch design standard.
5. The project will require the placement of fire hydrants and water system valves internal to the site as
determined by the Lake Elmo Public Works Director and Fire Department.
6. Minimum 30‐foot easements centered over the pipe/hydrant will be required when not located within
the public right‐of‐way. Easements must be free from all encroachments, including retaining walls, trees,
fences, small/dry utilities, or storm water management BMPs. Easements must be dedicated to the city as
part of the project.
WATEWATER MANAGEMENT / SANITARY SEWER
1. The proposed site is located outside of the City designated Municipal Urban Service Area (MUSA) for
sanitary sewer service. Therefore, any plans to construct the elementary school on the property will need
to provide for adequate wastewater management services in perpetuity, including professional
management of the system.
PAGE 3 of 3
2. All wastewater management sewer infrastructure must be provided at the developer’s sole cost and will
remain privately owned and maintained. The wastewater management system would require a NPDES
permit and be regulated through the MPCA.
3. Preliminary Plans, when submitted, must provide design details showing both a primary and secondary
community drain field system, each adequality sized to serve all proposed uses on the property. Septic
system dimensions, areas and setbacks must be shown on the plat and plans, including 10‐feet from all
property lines and 20‐feet from all structures. Setbacks must be dimensioned and labeled on the plans.
Septic systems must also remain fully outside of all easement areas including the 10‐foot small utility
corridors along the dedicated street rights‐of‐way, and including all 100‐year HWL from adjacent storm
water ponds and from the stormwater drainage pathways.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
October 24, 2023
Sophia Jensen, Planner
City of Lake Elmo
Re: Lake Elmo Elementary Sketch Plan: PID 2602921440001.
Prepared by: Anthony Svoboda, Fire Marshal
Approved by: Dustin Kalis, Fire Chief
Applicable Codes:
2020 Minnesota State Fire Code
2020 Minnesota State Building Code
Lake Elmo Fire Department Fire Code Policies
NFPA 13, 2016 edition
NFPA 13D, 2016 edition
Fire Department Comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
2) Approved fire apparatus roads shall be provided and maintained throughout all development phases in
coordination with engineering, public works, planning, and fire departments. In accordance with MSFC D104.2,
two fire apparatus access roads shall be maintained at all times.
3) Project construction phasing shall accommodate emergency access to the entire construction zone at all times,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be approved by
the fire department prior to construction.
4) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. On-
street parking shall be provided in approved locations following review by Engineering and Public Works. Parking
shall be prohibited on both sides of private drive lanes.
5) Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System.
6) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
7) Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting
color from the background. Size and placement of address numbers shall be approved by the fire and planning
departments.
8) A fire sprinkler system shall be installed in commercial buildings in accordance with the Minnesota State Fire
Code and Chapter 1306 of the Minnesota State Building Code. A permit is required prior to work.
a. Fire Department sprinkler connection locations shall be approved prior to installation.
9) A fire alarm system shall be installed in commercial buildings in accordance with the Minnesota State Fire Code
(907.2.3) and Lake Elmo Ordinances. A permit is required prior to work.
10) An emergency responder radio coverage amplifier shall be installed throughout the building if the fire
department determines that signal strength is not reliable.
11) An exterior door numbering system shall be utilized to determine exterior doors on all sides of the building.
Door numbering convention shall be approved by the fire department prior to installation.
12) A KNOX rapid access lockbox shall be installed in an approved location, on all commercial buildings.
a. Multiple KNOX rapid access lockboxes may be required as determined by the fire department.
13) KNOX locking Fire Department Connection Caps shall be installed on all fire department connections.
14) All gates, whether manual or electric, shall be accompanied by either a KNOX lock or KNOX gate control switch
for rapid access.
15) All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
Questions, clarifications, or the request to provide code documents can be made using the contact information listed
below.
Respectfully,
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
October 24, 2023
Sophia Jensen
City Planner
City of Lake Elmo
3880 Laverne Avenue
Lake Elmo, MN 55042
Lake Elmo Elementary Sketch Plan
Dear Sophia,
Thank you for the opportunity to review and comment on the sketch plan for Lake Elmo Elementary,
proposed for the intersection of CSAH 17 & CSAH 10. The proposed rural location adjacent to two high-
speed county highways presents a number of significant challenges related to nonmotorized access and
traffic safety and operations. Our development review team has reviewed the sketch plan proposal and
offers the following comments.
While the placement of schools along highways enables convenient vehicle access, these locations also
present safety issues for vehicles and pedestrians that defy easy or effective solutions. Given the ongoing
prevalence of student drop-offs, school sites often generate significant inbound queues that sometimes
extend onto highway shoulders, into turn lanes, and sometimes even obstructing highway through lanes,
with safety repercussions. Providing adequate internal stacking can consume significant amounts of
space but is necessary to prevent congestion from extending onto highways. Experience with school
speed limits and/or flashing lights suggests that they have very limited effectiveness in slowing traffic
down and can cause a large variability of speed, which is itself a safety concern. Even costly solutions
such as traffic signals are often seen as a barrier for pedestrians due to the high vehicle volumes and
less-than-perfect behavior by drivers.
Major investments in infrastructure in this area would be needed to provide safe access to the site for
students and others who wish to arrive by walking or biking from existing nearby neighborhoods, both to
provide safe walking routes and safe crossing points of the county highways. The city and the school
district must consider and plan for pedestrian infrastructure within walking distance of the school,
notwithstanding any current policies related to bus transportation. The pedestrian routes should
connect with nearby neighborhoods, both existing and planned, and should provide reasonably direct
access into the school site itself. A preliminary assessment suggests that upwards of four miles of new
trail would be needed to connect existing neighborhoods to the school site. The construction of
sidewalks or trails, if constructed as part of a future county project, would be subject to Washington
County Cost Participation Policy #8001 for Cooperative Highway Improvement Projects” which can be
found here: https://www.co.washington.mn.us/DocumentCenter/View/54003/Cost-Policy. We would
recommend a meeting with city staff to discuss various highway improvement scenarios and to ensure
that the City’s and County’s interests are reflected in the plan.
The Washington County 2040 Comprehensive Plan contains access criteria for county roads related to
spacing, sight lines, and availability of local road connections. School sites typically generate significant
traffic volume and queuing; therefore, the County would require a traffic study to better understand the
anticipated traffic operations at the proposed access locations and affected nearby intersections.
Washington County access spacing guidelines for minor arterial roads (both CSAH 10 and 17) is ¼ of a
mile (1,320 feet). Partial reductions in this spacing may sometimes be considered in favor of other safety
aspects, such as optimizing sight distance or maximizing spacing from other existing intersections.
The site sketch proposes two entrances: a bus entrance on CSAH 10 and a visitor entrance on CSAH 17.
We anticipate that the proposed bus cul-de-sac driveway from 10th Street would be particularly
problematic with respect to safety and operations and thus is not likely to be permitted by Washington
County. The close spacing from this proposed driveway to the arterial intersection of CSAH 10 and CSAH
17 creates a risk that traffic queues will sometimes obstruct the bus driveway or lead to a shortage of
available gaps for buses to exit the site, particularly when the intersection experiences a surge of other
school traffic.
As a recommended alternative, the bus drop-off could be served via the same driveway on CSAH 17, with
bus and parent traffic splitting off within the site, similar to Cottage Grove Elementary School or the new
North Star Elementary School in the City of Hugo. Consolidating these access points while prioritizing
bus movements would allow for highway improvements such as turn lanes or traffic signals to be
consolidated to one location rather than two, thus improving safety and reducing costs. Access permits
would be needed for the construction of new driveway connections within the county right-of-way, and
would require the construction of turn lanes into the site and the provision of adequate internal stacking
space to prevent congestion from extending onto the county highway.
The Washington County Comprehensive Plan indicates that 75 feet of right-of-way from the centerline
should be secured at the time of development along both CSAH 10 and CSAH 17. The city will be
responsible for the costs of future right-of-way acquisition if not secured at the time of development, in
accordance with Washington County Cost Participation Policy #8001 as previously referenced.
A Right-of-Way Permit will be required for any work within the County highway right-of-way as it relates
to the development. As the development progresses, a plan set will be required with the application and
include any grading, culvert installation, water and sewer services, parallel trail development, signage,
and any landscaping and other improvements within the County right of way.
All utility connections to County highway right of way for the development will also require their own
Washington County Right of Way permits. Typically, these utility connection permits are the
responsibility of the utility companies.
Additionally, the developer or the city will need to submit a drainage report and calculations for review
of any downstream impacts to the county drainage system. Along with the drainage calculations, we will
request written conclusions that the volume and rate of stormwater run-off into the county right of way
will stay the same as part of the project.
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
Thank you again for the opportunity to provide comments on the sketch plan for Lake Elmo Elementary.
We look forward to continuing to work with the City of Lake Elmo to ensure that development in this
area is successful and well-served by the transportation network.
Sincerely,
Daniel Elder
Planner II
Cc (email only):
Kevin Corbid, Washington County Administrator
Jennifer Wagenius, Washington County Deputy Administrator
Jan Lucke, Washington County Deputy Administrator
Wayne Sandberg, Public Works Director/County Engineer
Frank Ticknor, Deputy Director Public Works
Lyssa Leitner, Public Works Planning Director
Joe Gustafson, Traffic Engineer
Kevin Peterson, Design Engineer
Dr. Michael Funk, Superintendent Stillwater Area Public Schools
1
Sophia Jensen
From:John P. Hanson <jhanson@barr.com>
Sent:Monday, October 23, 2023 6:02 PM
To:Sophia Jensen; Jack Griffin
Subject:RE: Lake Elmo Land Use Review - October 1st Batch
Caution: This email originated outside our organization; please use caution.
Hi Sophia,
The project will require a Valley Branch Watershed District (VBWD) permit. Representatives from the school will be
meeting with VBWD and City staff this Thursday afternoon to discuss the project. Once a complete VBWD permit
application is submitted, we will review it for conformance to VBWD rules and regulations.
The site includes two landlocked depressions. The depression on the southwest corner of the site ultimately overflows
west along CSAH 10 at approximately Elevation 918. It is within the Rose Lake watershed. The sketch plan shows a
corner of the new school, parts of the parking lots, and a stormwater pond below Elevation 918. The depression in the
north central part of the site ultimately overflows to Horseshoe Lake at approximately Elevation 920. Part of a ballfield
and an open field are below this elevation. VBWD requires that the minimum floor level of buildings be at least 2 feet
higher than the adjacent lowland’s 100‐year flood level. While parking lots can be below 100‐year flood levels, the
school should be aware that they could flood. In addition, grading should not decrease the flood capacity of the
depressions.
The project will need to conform to the VBWD’s stormwater management standards. The concept plan does not appear
feasible without significant grading since the stormwater pond shown on the east side is currently on a hill.
John
John P. Hanson, PE
Valley Branch Watershed District Engineer
Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435
office: 952.832.2622 | cell: 612.590.1785
JHanson@barr.com | www.barr.com | www.vbwd.org
From: Sophia Jensen <SJensen@lakeelmo.org>
Sent: Monday, October 23, 2023 3:54 PM
To: John P. Hanson <jhanson@barr.com>; Daniel Elder <Daniel.Elder@co.washington.mn.us>; Jack Griffin
<jack.griffin@focusengineeringinc.com>; Dustin Kalis <DKalis@lakeelmo.org>; Anthony Svoboda
<ASvoboda@lakeelmo.org>
Cc: Nathan Fuerst <nathan.fuerst@bolton‐menk.com>
Subject: RE: Lake Elmo Land Use Review ‐ October 1st Batch