HomeMy WebLinkAbout#03 - Kramer Lake Property (Tamarack) 12.4.231
STAFF REPORT
DATE: 12/12/2023
WORKSHOP DISCUSSION
TO: City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Comprehensive Plan Amendment Sketch Review – Kramer Lake
Property Proposal by Tamarack Land Development
REVIEWED BY: Jenni Faulkner, Senior Consulting Planner
BACKGROUND:
The City is in receipt of a Comprehensive Plan Amendment application from Tamarack Land
Development for the proposed development on parcels north and west of Hudson Boulevard North
and Lake Elmo Avenue North. The proposal would consist of 92 twin home units, 307 multiple
family units across 2 buildings, and 60,000 square feet of commercial space. The development is
proposed to be connected to city water and sewer and would wrap around the property at 10746 3rd
Street Place occupied by Pet Images Resort. The Applicant aims to receive entitlements and begin
work in 2024.
A Comprehensive Plan Amendment to Map 3-7, the MUSA Growth and Phasing Plan, will be
required for this development. The property is currently in the 2030-2040 development period and
could not be developed until then with sewer unless a comprehensive plan amendment is
approved.
The Applicant is required to go through the EAW process prior to compiling an application for
this development. Prior to proceeding with that step, the Applicant was instructed to request the
Comprehensive Plan Amendment for this property to understand whether the Council will support
approval of the necessary Comprehensive Plan Amendment.
The City is in receipt of a complete Comprehensive Plan Amendment request and staff have
notified the Applicant of the extended review period for an additional 60 days. The City must take
action on the Comprehensive Plan Amendment request by March 3, 2023, however, no formal
action is requested at the Council’s 12/12/2023 workshop. This item will be brought to the City’s
Planning Commission after the beginning of the new year.
In 2022 the applicant submitted a sketch plan review. A review of the concept plan and narrative
supplied by the applicant along with a planning memo reacting to the previous sketch plat are
appended to this report. The details most important for this discussion are provided below.
ISSUE BEFORE THE CITY COUNCIL:
As proposed, this project will require a Comprehensive Plan Amendment and Planned Unit
Development. Since PUD’s recognize the uniqueness of a site and the proposed development, they
have different considerations and conditions. The City Council should provide feedback regarding
the comprehensive plan amendment and concept plan and advise Tamarack Land Development on
City preferences to move forward with the proposed development.
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LAND USE GUIDANCE OVERVIEW:
Comprehensive Plan Future Land Use Guidance – Mixed Use Commercial (MU-C)
• Required Residential Density 10 – 15 Units / Net Acre
• MUSA Growth & Phasing Period – 2030-2040
Zoning District
• Existing – Rural Transition
• Requested – Mixed Use Commercial (MU-C)
• Located in Shoreland Overlay
ENTITLEMENTS REQUIRED:
Staff have reviewed the concept level plan against the adopted 2040 Comprehensive Plan and the
City’s Zoning and Subdivision standards. The Density of the property appears to meet the
requirements of the Comprehensive Plan but not the City’s Shoreland Overlay, this will
necessitate a Shoreland Variance.
The following approvals will be required for this project to be permitted:
1. Comprehensive Plan Amendment – An amendment to the development period for the
subject parcels on Map 3-7 in the City’s Comprehensive Plan is required.
2. Rezone – Amend the Zoning Map to revise the subject property’s zoning district from
Rural Transition (RT) to reflect the district proposed by the development, Mixed Use
Commercial (MU-C).
3. Mandatory Environmental Review – The number of attached units (399) in this residential
development is over the threshold (375) triggering for a Mandatory Environmental
Assessment Worksheet (EAW) established by MN Rules Sec. 4410.4300. This process
must be completed prior to approval of the subdivision.
4. Planned Unit Development (PUD) – Provide flexibility to allow the developer to deviate
from the City Code requirements of the base zoning district, Mixed Use Commercial.
5. Variance(s) to Shoreland Overlay – Flexibility to requirements of the City’s Shoreland
Overlay Ordinance cannot be granted through a PUD. It is possible that flexibility to
requirements such as density, building height, or impervious surface could be requested. If
needed, flexibility must be granted through the variance process.
6. Major Subdivision – Required by the City’s ordinance to subdivide the property and allow
for dedication of easements and Rights of Way.
FISCAL IMPACT:
There is no fiscal impact to the City at this time. The Developer would be required to extend the
public infrastructure serving the proposed development at their own expense. Portions of Hudson
Boulevard must also be reconstructed at the Applicant’s expense. This sketch plat went to Parks
Commission in 2022 where they have recommended park dedication be satisfied with cash
payment, partial credit can be granted for the construction of trails per City Code.
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ANALYSIS:
The subject property is required to conform with various land use, density, and shoreland
standards that affect the location and intensity of the proposed uses on this property:
Comprehensive Plan – Mixed Use Commercial
• Density - Mixed Use Commercial requires 10-15 units with at least 50% residential
development. In this case, a minimum of 285 and maximum units is required.
Zoning – Mixed Use Commercial (non-shoreland)
• Density - Mixed Use Commercial requires between 50% and 80% residential development.
In this case, a minimum of 285 units and maximum of 428 units is required.
• Impervious – 75%
• Height – 50’ (Additional height through CUP)
Zoning – Shoreland Overlay (1000’ from OHWL of Kramer Lake)
• Max Tiered Density – Tiers are at 320’ intervals from Kramer Lake OHWL:
Tiering Analysis Max Units
Permitted
Max Units Permitted w/
20% Density Bonus
Units
Proposed
Tier 1 23.8 28.5 29
Tier 2 18.6 22.4 27
Tier 3 24.9 29.8 34
Total 67.3 81 90
• Impervious Surface – 30% max per lot
• Height – 35 feet
• Twin home Setback from Kramer Lake OHWL – 250 – 300 feet (or 200’ without PUD)
• Open Space – 50% of Development (70% of shore impact zone)
Zoning- PUD Provisions
• Minimum Development Area - 5 acres
• Minimum Open Space Preservation - 20% of project area
• Street layout – Must provide connectivity consistent with adopted plans
DEVELOPMENT FLEXIBILITY:
The Applicant’s plan contains proposed land uses that are consistent with the Comprehensive Plan
and Zoning District. However, the proposed plan does not conform with the City’s shoreland
requirements. The Applicant will be required to apply for a variance if the following flexibilities
are needed:
The anticipated requests to deviate from City Code are summarized below:
• Maximum Tiered Density – There are too many twinhome units within each of the three
tiers. With a maximum density bonus of 20% applied to each tier, the proposed units
exceed the maximum permitted by the Shoreland PUD ordinance.
• Minimum Setback for Twin Home – Proposed twinhomes do not meet the minimum
setback which is increased from 200 to 250 feet for PUD’s with shoreland preservation.
• Impervious Surface – Each platted lot within the shoreland must be under 30% impervious.
A majority of the twinhome lots do not appear to comply with this requirement.
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Other Considerations:
The challenge of locating land uses at appropriate densities and intensities on this property is
acknowledged. In order to comply with the requirements of the City’s Shoreland Overlay, the
Applicant could consider the following:
1. Change the twinhome units to a different type of housing that is more compact.
2. Concentrate residential uses in the northeast corner of the development to avoid issues with
density tiering.
3. Concentrate the commercial uses along Hudson Boulevard.
PLANNED UNIT DEVELOPMENT BENEFITS:
• PUD will provide 50% open space preservation into perpetuity.
• 100% of the development’s Shore Impact Zone on Kramer Lake will be preserved in
perpetuity.
• The development will provide a mix of residential and commercial uses that provide for a
transition in intensity and respect surrounding uses.
• The proposed development will connect to, and extend, City utilities at the expense of the
Developer.
• Trails and pedestrian connectivity are proposed.
FEEDBACK DESIRED:
The following questions are posed to provide feedback requested by the Applicant:
• Will the City Council Support the request for a Comprehensive Plan Amendment to Map
3-7, the MUSA Growth & Phasing Map?
• Is the City Council supportive of the request for additional density within the 3 tiers along
Kramer Lake?
• Is the City Council supportive of a request for a reduced setback for the twinhomes from
Kramer Lake?
• Is the City Council supportive of a request for impervious surface beyond the amount
allowed by the shoreland ordinance?
• Water appropriations have been a topic recently discussed by the City Council. Under what
circumstances might the City make a determination that the subdivision is premature?
ATTACHMENTS:
• Proposed concept plan and narrative
• 11/4/2022 - Planning Comment Memo – Sketch Plan Review
• 10/28/2022 - City Engineering Comment Memo
• 10/24/2022 - Landscape Architect Comment Memo
• 10/7/2022 - Fire Chief Comments
DATE: November 4, 2022
TO: Dan Willenbring, Tamarack Land Development
FROM: Molly Just, Planning Director
RE Subdivision Sketch Plan Application for PIDs 35.029.21.43.0001 and 34.029.21.44.0012
OVERVIEW:
The City has received a Subdivision Sketch Plan application (“Application”) for 2 undeveloped parcels located near the western corner of the intersection of Hudson Boulevard and Lake Elmo Avenue (“Property”). The Property is surrounded by I-94 and Pet Images Country Inn to the south, vacant land guided Mixed Use Commercial to the west, The Forest subdivision to the north, and the Crossroads East commercial subdivision
across Lake Elmo Avenue to the east. The Property is guided by the Lake Elmo Comprehensive Plan as Mixed-Use Commercial which allows residential development between 10 and 15 units per acre and requires a mix of uses. The Property is zoned Rural Transitional, a holding zone, and must be rezoned to enable the development.
The Property is within a larger area that is under a moratorium. Through April 8, 2023, the City of Lake Elmo is not considering Preliminary or Final Plats in the area. While the City is reviewing concept plans such as this, the plan is reviewed based on the codes and policies in place at this time.
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CONCEPT ANALYSIS:
The Application depicts approximately 10 acres for commercial development at the intersection of Hudson Boulevard and Lake Elmo Avenue, with access from Hudson Boulevard. The project then transitions to multifamily housing, then to single family attached and then to twin home units closer to the wetland and Kramer Lake. This transition of density is appropriate. Access to the proposed development is constrained by the 10024 Hudson Boulevard parcel. It would benefit the project and the City to have a continuous Hudson Boulevard improvement along this frontage. The Application depicts 362 residential units (171 multifamily units, 60 twin home units and 131 attached single family (townhome) units). An Environmental Assessment Worksheet consistent with Minnesota Rules, Chapter 4410 must be prepared for projects meeting the thresholds of Minnesota Rules, part 4410.4300, Subparts 19a, 20a, 25, 27, 28, 29, and 36a.
If the Property is to be developed in phases a phasing plan must be depicted on the Preliminary Plat and explained on the application narrative. Development of the Property requires that the developer construct all public improvements necessitated by the development. The Preliminary Plat must depict the necessary right-of-way elements for Lake Elmo Avenue, Hudson Boulevard and any other public streets/infrastructure to support the project.
While the Application is for review of a Subdivision Sketch Plan, if Planned Unit Development (PUD) approval is sought, the applicant must clearly list the purpose of the PUD and list the criteria of the code from which relief is sought through the PUD. This list becomes a zoning overlay for the property.
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Overview of Mixed-Use Commercial Zoning District (See Article XIV for full requirements).
1. Sec. 105.12.850 Purpose and District Descriptions a. Mixed-Use Commercial. 1. The purpose of the mixed-use commercial district is to provide areas in the city for and promote mixed-use
development that supports a sustainable mix of retail, commercial and residential uses that will benefit from proximity and adjacency to one another. It is the intent of the district to require a minimum mix of uses with each plat and PUD. The mixed-use commercial district will serve as a transitional district between more
intense highway-oriented development and less intense rural or medium density residential uses. The intent of the mixed-use commercial district is to permit flexibility in the use of the land, while providing a set of minimum development standards in site design, spatial relationships, building architecture and landscape design that will allow property owners to design and construct development projects that respond both to market needs and to city goals and policies. The placement and treatment of buildings, parking, signage, landscaping and pedestrian spaces are essential elements in creating a livable environment in a mixed-use area. The transitional aspect of development in this district requires projects that are designed with a special focus on mitigating any negative impacts on existing and future development in the area. The city will evaluate new development proposals for their consistency with these goals and the city may require developers to amend or change development proposals. The city may deny proposals when the city finds them to be inconsistent with the goals and policies of the city.
2. The district promotes attractive, inviting, high-quality retail shopping and service areas that are conveniently and safely accessible by multiple travel modes. Development shall incorporate creative design and buffering techniques to ensure smooth transitions between different types of development or different intensities of uses.
At least 50 percent but no more than 80 percent of the net developable area of a proposed mixed-use commercial development is to be residential, and residential development within these areas shall occur at a density range of 10 to 15 units per acre. If a proposed development does not include at least 50 percent but no
more than 80 percent of the net developable land area in residential development, the city will require the applicant to provide a ghost plat (build-out plans) during sketch plan review that proposes how this residential requirement would be met. This method of subdivision (by showing future land use and subdivision) and development review is a front-loading process that preserves land for future residential use. The city will use the ghost plat or sketch plan as an official document to establish land use consistent with the comprehensive plan.
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2. Proposal for Commercial Land
Per Sec. 105.850 a.2. at least 20% but no more than 50% of the net developable area shall be reserved for non-residential development. If the Preliminary Plat/PUD applicant does not propose to develop the commercial portion of the project then there will need to be a separate ghost plat as an official document. The City will use the ghost plat as
an official document to establish a land use mix consistent with the comprehensive plan. The ghost plat or build-out plan shall show a realistic future urban-style lot and block layout and street system, taking into consideration existing streets and access points, utilities, topography, natural features (water bodies, wetlands, etc.) and shall show how the proposed development will not isolate the adjacent land or property making them undevelopable. 3. Dimensional Standards Standard Mixed-Use Commercial District Shoreland Management Overlay Kramer Lake (Classified as NE) Minimum lot area (two-family and SF attached, per unit) 3,000 sqf 35,000 sqf Single family attached is 4 units max Minimum lot area (multifamily, per unit) 1,500 sqf Not allowed
Nonresidential min. lot area 20,000 sqf None proposed in shoreland
Impervious Surface Maximum 75% (non-shoreland areas) 30%
Maximum Height 50 feet (increase in height allowed by CUP) 35 feet
Setbacks See code Two-family – 200 ft from OHW
It is the responsibility of the applicant to review all code and plan requirements. 4. Use Specific Standards. See Sec. 105.12.900 and/or 105.12.1260 for use specific standards for uses not listed below.
• Single-family attached dwellings. a. A maximum of ten units shall be allowed within a single building (row). Buildings with more than ten units may be allowed as a conditional use.
b. Townhouse dwellings shall be located on lots in such a way that each individual unit has a minimum of 15 feet of street frontage. No parking shall be located in the front yard or between the front facade and the street except on a permitted driveway. Townhouses that do not meet the minimum requirements for frontage along the street or that have frontage along a private street may be allowed as a conditional use.
• Multifamily dwellings. a. No vehicle parking shall be located in the front yard or between the front facade and the street. b. Common open space for use by all residents or private open space adjacent to each unit (such as a courtyard or balcony or a combination of these) shall be provided. Such open space shall comprise a
minimum of 300 square feet per unit. Adherence to Lake Elmo Design Guidelines and Standards. The Lake Elmo Design Guidelines and Standards apply and are considered zoning standards. See Chapter 5 for standards for Mixed-Use Commercial Link to Lake Elmo Design Guidelines and Standards. Plat Analysis. See Title 103 of the Lake Elmo Code for full subdivision requirements. The Application consists of two parcels but not all of the eastern parcel is depicted. The parcel will have to be split or fully depicted with Preliminary Plat. With this process, the remnant ROW/parcel areas along Hudson Boulevard and Lake Elmo Avenue must be cleaned up.
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Analysis as a Planned Unit Development (Article XVIII). Please note that Article XVIII is currently under review by the City Council. Consult the online version of the code before application. Intent. The intent of the Planned Unit Development (PUD) overlay zoning district is to provide greater flexibility in the use of land and the placement and size of buildings within the development of residential and nonresidential areas
in order to achieve more creative development outcomes while remaining economically viable and marketable and to better utilize site features and obtain a higher quality of development. Approval of a planned unit development shall result in a zoning change to a specific PUD overlay district, with specific requirements and standards that are unique to that development. The City reserves the right to deny establishment of a PUD overlay district and direct a developer to re-apply for City approval under the standard applicable zoning district if the City determines the proposed benefits do not justify requested flexibilities. Minimum requirements. 1. Developed area of at least 5 acres – Requirement met 2. Open space of at least 20% of the area exclusive of streets. Can include wetlands and other land reserved for stormwater detention facilities and other required site improvements - Requirement appears to be met. A breakdown of how the 20% is achieved must be provided with a PUD application. 3. Street layout – Streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. Streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of development or adjacent developments - Requirement met Identified objectives. When reviewing requests for approval of a planned unit development, the City shall consider whether one or more of the objectives listed in Sec. 105.12.1130 will be served or achieved. It is the responsibility of the applicant to provide a narrative of how the proposed planned development meets one or more of the City's identified objectives. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved.
Shoreland Management Overlay District (Sec. 105.12.1260). To protect and enhance the natural and scenic qualities of shoreland areas during and after development and redevelopment of high-density residential districts, deviation from
the minimum lot size standards of this overlay may be allowed if the standards of 105.12.1260.c.11 are met. Analysis of Parks & Open Space in Excess of PUD Minimum Comprehensive Plan. The 2040 Comprehensive Plan depicts a Neighborhood Park on the Property. Staff recommends
a neighborhood park with this project. The project will be reviewed by the Lake Elmo Parks Commission. The Parks Commission will make a recommendation to the City Council and their recommendation will consider compliance with the Comprehensive Plan and the requirement for dedication of parkland. Existing Neighborhood Parks in Lake Elmo range in size from 3-8 acres. See Map 6-7 (Attached). Sec. 103.00.150 Park Land Dedication Requirements. The code requires dedication of 10% of the gross platted area be
set aside as park land or provided as a fee in lieu of land dedication. If the two parcels to be platted are 59.3 acres then
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5.93 acres would be required for park dedication. The requirement can be met in multiple ways (land dedication, trail dedication, an/or fee in lieu) but the Neighborhood Park should be included to receive staff and Parks Commission
support. 1. Land acceptability. The city must approve the location and configuration of any park land which is proposed for dedication and shall take into consideration the suitability of the land for its intended purpose; the future
needs of the city for parks, playgrounds, trails, or open space; and the recommendations of the city's parks commission. The following properties shall not be accepted for park land dedications: a. Land dedicated or obtained as easements for streets, sewer, electrical, gas, stormwater drainage and
retention areas, or other similar utilities and improvements; b. Land which is unusable or of limited use; and/or c. Land within a protected wetland or within a floodplain area unless the council determines that all of the following criteria are satisfied: 1. Would be in the best interests of the general public; 2. Would be valuable resource for environmental preservation, educational, or habitat preservation purposes;
3. Has an exceptional aesthetic value; and 4. Would not become financially burdensome to the city as a result of maintenance or preservation requirements. 2. Trails. Trails constructed by a subdivider within dedicated public open space having at least 30 feet of width are eligible for park credit. The maximum amount of trail dedication credit shall not exceed 25 percent of the total required park dedication. To receive credit for a trail, there must be a through public trail connection to the larger Lake Elmo or Washington County trail network. If the proposed trails are not able to connect to existing trails, they must be installed in a way that would provide a connection to future planned trails as additional infrastructure is established.
Shoreland Development. See Sec.105.12.1260.c.11 for open space requirements and land acceptability.
INTERDISCIPLINARY REVIEW:
Engineering Comments. The City Engineer has provided a memo (attached) with technical direction. The
comments focus on Hudson Boulevard, Lake Elmo Avenue, internal roadways, municipal water, municipal sanitary sewer and stormwater management.
Landscape Architect Comments. The City’s Landscape Architect has reviewed the Application and provided a memo (attached) with technical direction based on Article VII – Environmental Performance Standards. The
direction is based on the requirement for a tree inventory, tree preservation plan, landscape plan, and demonstration of compliance with Shoreland Management Overlay.
Valley Branch Watershed District. The project will require a Valley Branch Watershed District permit.
Fire Department Review. The Fire Chief has provided a memo (attached) with technical direction. The
comments focus on road and drive lane width requirements, fire access and safety in relation to the multifamily
building, fire hydrant locations and compliance with applicable codes and standards.
FISCAL IMPACT: There would be no fiscal impact to the City at this time as this is an administrative review and the Sketch Subdivision does not afford the applicant development rights. When the property develops, it will have urban services and will pay sewer and water connection charges, building permit fees and the like that the developer and/or contractors will pay. A development agreement will be required to ensure that the public improvements to Hudson Boulevard and elsewhere on the Property are provided by the developer at their expense. The City will incur expenses for any utility oversizing but the expenses would be less than for a stand-alone utility project.
RECOMMENDATION: A Preliminary Plat/PUD based on this concept must address the guidance provided in this memo. The updates
or changes should be addressed point by point in a memo and be clearly depicted on plans. A substantive change to the concept may trigger the need for a new concept review.
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ATTACHMENTS:
• City Engineer Memo
• Landscape Architect Memo
• Fire Department Memo & Code References
• Parks Map
PAGE 1 of 4
MEMORANDUM
Date: October 28, 2022
To: Molly Just, Planning Director Re: Kramer Lake Overlook
Cc: Chad Isakson, PE, Assistant City Engineer Concept Plan Review
From: Jack Griffin, PE, City Engineer
Engineering has reviewed the Concept Site Plans for Kramer Lake Overlook received October 3, 2022. The
submittal consisted of the following documentation:
Concept Plan A dated September 20, 2022.
Concept Plan Street and Right‐of‐way Layout dated June 21, 2021.
Concept Plan Utility Layout dated July 25, 2021.
PRELIMINARY AND FINAL PLAT
1. The Preliminary and Final Plat applications must fully detail the existing and proposed right‐of‐way and
easement dedication for the project.
2. The Preliminary and Final Plat will require right‐of‐way dedication along Lake Elmo Avenue as required by
Washington County.
3. The Preliminary and Final Plat will require right‐of‐way dedication along Hudson Boulevard to provide a
minimum of 50‐feet from the existing roadway centerline, both north and south of the roadway.
Additional right‐of‐way will be required along the corridor to fully accommodate the Hudson Boulevard
Improvements in accordance with the approved city design standards, including any required turn lanes
and bituminous trail.
4. The Preliminary and Final Plat will require the dedication of a 10‐foot utility easement immediately
adjacent to all public right‐of‐way, including Lake Elmo Avenue, Hudson Boulevard and all new public
streets and shall maintain the city standard boulevard grade. The 10‐foot utility easement must be
preserved for the purpose of small/dry utility installation without encroachments from structures, trees
or retaining walls.
5. Outlot boundaries and ownership must be provided as part of any Preliminary and Final Plat. Public
stormwater basins must be placed in Outlots including the 100‐year HWL elevation and maintenance
access roads. Stormwater basin Outlots should be separate from Outlots provided for the purpose of
open space, wetlands and Lakes.
SITE PLANS AND TRANPORTATION IMPROVEMENTS
1. Site Access. The development proposes three full accesses from Hudson Boulevard. The proposed access
locations appear to be shown at approved access locations consistent with the Hudson Boulevard design
standards and appear to generally meeting minimum access spacing distances. It is recommended that
access location details and dimensions be submitted to the city for review and approval prior to receipt of
a Preliminary Plat application. The access location shown closest to Lake Elmo Avenue will also serve as
the only permitted access to the property south of Hudson Boulevard.
2. Hudson Boulevard Improvements. Hudson Boulevard must be improved along the frontage of the
proposed development in accordance with the Hudson Boulevard Design Standards, with an Urban
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 4
section along the developable property, both the north and south side of the roadway, and a bituminous
trail along the north boulevard. A concrete sidewalk should be required along the south boulevard where
the south side is urbanized. These improvements must be part of any Preliminary Plat application for the
application to be deemed complete.
3. Additional turn lanes may be required at each of the access locations to provide for dedicated left and
right turn lanes. Turn lane requirements will be determined by the city as part of any Preliminary Plat
application.
4. Improvements to Hudson Boulevard along the property at 10824 Hudson Boulevard (PID
3502921440001) should be completed together with the developer required Hudson Boulevard
Improvements, including the bituminous trail, in order to avoid a gap in the roadway design/functionality
and drainage systems.
5. Both public streets and private streets are proposed as part of the concept plan. Street A, Street B and
Street C are proposed as public streets to be constructed at 32‐ft width within 60‐ft. right‐of‐way. The
right‐of‐way widths for Street A, B and C must be revised to meet city design standards of 66‐ft in order to
maintain the required boulevard layout per the city design standards.
6. Drive A is proposed as a private street at 28 ft. wide. Drive A must be changed to a public street meeting
city design standards to facilitate the public utilities, private small/dry utilities, and public sidewalk
connections required for the development.
7. Drives B, C, D, E, and F are proposed as private streets at 24 ft wide and as shown on typical cross section
B‐B. The corridor as proposed is too narrow and does not adequately accommodate the necessary street,
sidewalk and utility services required to support the properties. Section B‐B does not show sidewalks,
sidewalk boulevards, or small/dry private utilities (which must be placed outside of city utility trench
impact areas). At 24 ft. width the street does not accommodate on‐street parking. It is recommended that
the applicant revise and resubmit proposed private street corridors for city approval prior to submitting
and Preliminary or Final Plat applications.
8. Sidewalks. In medium and to high density developments it is recommended that sidewalks be installed
along both sides of all streets (public and private). Sidewalks must be a minimum 6‐ft in width if located
along one side of the street and may be 5‐ft wide if installed along both sides of the street. Public
sidewalks must be located in the public right‐of‐way per city design standards. Private sidewalks must be
installed with minimum 5‐ft boulevards.
9. The minimum allowed front setback is 25 feet from the right‐of‐way for public streets and from the back
of sidewalk for private streets.
10. Additional parking should be identified within the townhome/private street portion of the development.
MUNICIPAL WATER SUPPLY
1. Municipal water supply will be available to the site once the new water tower construction is completed
and the water tower is brought online. The water tower completion is not expected to occur until October
2023, however, any delay(s) on the construction could result in the water tower not being operational
until Summer 2024. No new user for this development area should be permitted to connect to city water
until the water tower is made operational.
2. The applicant is responsible to extend the municipal water supply into the development at developer’s
sole cost. The preliminary plans propose to connect to the existing watermain located at the new water
tower site along Hudson Boulevard. A secondary connection to the city watermain will be required along
Lake Emo Avenue near the northern part of the proposed development.
3. A trunk watermain must be extended through the development, from the easterly trunk line along Lake
Elmo Avenue to the westerly plat limits and stubbed for future extension to the west. Oversizing cost
reimbursement is addressed as part of the development agreements for each phase.
4. Watermain distribution lines and connections will be required wherever possible to create a looped
network and to minimize the length of dead ends. No watermain line shall exceed the maximum
allowable dead‐end length of 1,000 feet. At a minimum the watermain along Drive A must extend to
Hudson Boulevard and then west along Hudson Boulevard to connect at Street A.
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5. The applicant will be responsible to place hydrants and water system valves as determined by the Lake
Elmo Public Works Director and Fire Department. Hydrant requirements and placement for the proposed
apartment building must be determined prior to the receipt of a Preliminary Plat application to ensure
that watermain extensions (and available easement corridors) are provided as part of the application.
6. Any watermain lines and hydrants placed within the development will remain city owned and operated.
Therefore, minimum 30‐foot easements centered over the pipe/hydrant are required. Easements must
remain free of encroachments (including small/dry utilities). Site plan revisions will be required
accordingly for the sanitary sewer located within Private Roads.
7. As part of any Preliminary Plat application to be deemed complete, the applicant must provide a detailed
accounting of the domestic and fire suppression demands for the development so that staff may verify
adequate water system capacity and pressures.
MUNICIPAL SANITARY SEWER
1. Municipal sanitary sewer service is available to the site. The applicant will be responsible to connect to
the city sanitary sewer system and extend sanitary sewer into the property at applicant’s sole cost.
2. The applicant will be required to connect to the existing sanitary sewer at the northwest corner of the
Lake Elmo Avenue and Hudson Boulevard intersection as shown. The trunk sanitary sewer must be
extended to the westerly plat limits and stubbed for future extension to the west. Oversizing cost
reimbursement is addressed as part of the development agreements for each phase.
3. All sanitary sewer must be located within the public right of way or within dedicated drainage and utility
easements with a minimum of 15‐feet from centerline for all pipes and structures. Easements must
remain free of encroachments (including small/dry utilities). Site plan revisions will be required
accordingly for the sanitary sewer located within Private Roads.
4. As part of any Preliminary Plat application to be deemed complete, the applicant must provide a detailed
accounting of the proposed maximum sewer usage for the development, consistent with the Met Council
SAC manual methodology, and including any commercial Outlots.
STORMWATER MANAGEMENT
1. The concept plan shows potential stormwater pond locations for addressing stormwater management
requirements. However, no details are provided at this time to determine if stormwater management can
be adequately addressed as shown. The proposed development is subject to a storm water management
plan meeting State, Watershed District and City rules. A permit will be required from the Minnesota
Pollution Control Agency and the Valley Branch Watershed District.
2. Storm water facilities proposed as part of the site plan to meet State and watershed permitting
requirements must be constructed in accordance with the City Engineering Design Standards Manual.
3. Permitting requirements will require rate control from all points of discharge from the site and will
require volume control (or infiltration). Overland emergency overflows or outlets are required as part of
the site plan for flood protection.
4. Soil borings must be taken in the number, quantity and depths in accordance with the city engineering
design standards and submitted as part of any Preliminary Plat application, to verify infiltration rate
assumptions used for design purposes.
5. Stormwater management ponds (detention) and infiltration basins receiving runoff from single family
residential properties and public roadways should be city owned. Stormwater management ponds
(detention) and infiltration basins receiving runoff from private roadways, multi‐family properties and
commercial properties should remain privately owned and maintained. City owned facilities must be
placed in Outlots dedicated to the city. Privately owned stormwater basins must be placed in Outlots
dedicated to the HOA or commercial property owner, or placed within public drainage and utility
easements. The Outlots/easements must fully incorporate the 100‐year high water flood level (HWL) for
each basin and all maintenance access roadways.
6. The applicant will be required to execute and record a Stormwater Maintenance and Easement
Agreement in the City’s standard form of agreement for all privately owned stormwater management
facilities.
PAGE 4 of 4
7. All stormwater management facilities, whether public and private ownership, must be designed in
accordance with the city engineering design standards, including maintenance access roadways.
8. To the extent adjacent properties are impacted by grading or storm water management discharges,
written permission from those properties must be submitted as part of the development applications.
LANDSCAPING
1. The landscape plans must ensure that all trees reside outside of the proposed public easement areas for
watermain, sanitary sewer and storm sewer pipes, and dedicated small/dry utility corridors.
2. The landscape plans must ensure that all trees reside outside of the proposed storm water basin
maintenance roadways and benches.
Memo
To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect
Mark Flicker, Landscape Architect
Subject: City of Lake Elmo Landscape Plan Review Kramer Lake Overlook - Sketch Plat Review Date: October 24, 2022
Submittals
• Sketch Plat plan documents dated 9/15/2022; received 10/3/2022.
Location: North of Interstate 94, west of Lake Elmo Ave. N.
Current Land Use Category: Rural Transitional (RT) Future Land Use Category: Mixed Use - Commercial (MU-C) Adjacent and Surrounding Land Use: Rural Single Family (RS) to the north, Rural Transitional (RT) to the west, Lake Elmo Ave N and Business Park (BP-PUD) to the east, and Hudson Blvd and I-94 freeway abutting City limits border to the south. Tree Preservation: 105.12.470
• A tree preservation plan and subsequent mitigation requirements is required for all development or redevelopment in any Zoning District unless the applicant demonstrates that the proposed improvements do not impact existing significant trees on the site.
• A tree preservation plan has not been submitted at this stage of plan review, however per aerial imagery, there appears to be large trees scattered onsite and within the vicinity of the subject properties’ boundaries. A tree inventory and subsequent preservation plan will be required to demonstrate mitigation requirements at the preliminary plat plan review.
Landscape Requirements: 105.12.480
• A landscape plan has not been submitted at this stage of plan review but will be required as part of
the preliminary plat plan review.
• Design considerations per Code requirements include but are not limited to:
− Maintain 10-ft clear from all utilities, lightpoles, and structures
− Landscaping of setback areas:
o 1 tree per 50 feet of street frontage, lake shore or stream frontage.
− Development activity disturbance:
o 5 trees per acre of disturbance
− Interior parking lot landscaping:
o At least 5% of the interior parking lot area to be devoted to landscape planting areas
o 1 tree per 15 parking spaces for parking lots over 101 spaces
− Perimeter parking lot landscaping:
o 1 tree per 50 feet of frontage strip
− Screening of parking lots from public streets, walks and paths:
o 3.5 to 4-ft height and be 50% opaque
o 1 tree per 50 linear feet of frontage strip
October 24, 2022
Molly Just
Planning Director City of Lake Elmo
Page 2 of 2
− Screening of parking lots along side and rear property lines abutting residential districts:
o 4-ft to 6-ft in height and be 90% opaque
o 1 tree per 40 linear feet of property line
− Screening between different uses or Districts, such as between the proposed residential and
commercial sites:
o 6-ft height and be 90% opaque
o 1 tree per 40 linear feet of property line
− Include all applicable City of Lake Elmo Standard Details.
− Maintenance and financial security requirements for a period of 2 years after installation
completion.
Shoreland Overlay District: 105.12.1260
• Applicant submitted a shoreland evaluation memorandum, dated July 30, 2022, with the application
packet.
• Per 105.12.1260 (7) Shoreland Alterations, intensive vegetation clearing within shore and bluff impact
zones and/or steep slopes is not permitted and per 105.12.1260 (11), at least 70-percent of the shore
impact zone shall be preserved in its natural or existing state. Per the shoreland evaluation
memorandum Figure 4 and the sketch plans, stormwater facilities (an infiltration basin and pond) are
located within the shoreland impact zone, which may necessitate extensive site clearing and grading
to construct. Further design detail showing extents of construction limits and grading impacts within
the shoreland impact zone will be needed for review.
Findings:
• A tree preservation plan has not been submitted but will be required.
• A landscape plan has not been submitted but will be required.
• Shoreland impact zone alteration may be of impact. Further design information is needed for review.
Recommendation:
It is recommended that a condition of approval include:
• Submit a tree preservation plan and a landscape plan.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 334-4838 E: sarah.harding@stantec.com
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Molly Just, Planning Director
From: Dustin Kalis, Fire Chief
Date: 10/7/2022
Re: Subdivision Sketch Plan and PUD Concept Plan – Kraemer Lake Overlook
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Subdivision Sketch Plan and PUD Concept Plan – Kraemer
Lake Overlook review based on submittals dated 9/20/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses.
2) Fire apparatus access road(s) may be required for the apartment building. For Group R occupancies
equipped throughout with an approved automatic sprinkler system installed, the fire apparatus access
road shall extend to within 600 feet. Provide a site plan showing perimeter distances for fire apparatus
access to the west, south and east exteriors.
3) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
4) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
5) Building address numbers shall be plainly visible from the street fronting the property and shall
contrasting color from the background. Addresses may be required to be posted adjacent to driveways
or other access ways. Size and placement of address numbers shall be approved by the fire and
planning departments.
6) A Fire Department lock box is required for emergency access to building at an approved location.
Provide keys for emergency access into and throughout the occupancy as required.
7) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13,
Installation of Sprinkler Systems. City permit required prior to initiation of work.
8) Standpipes shall be installed compliant with 2016 NFPA 14, Standard for the Installation of Standpipe
and Hose Systems for the apartment building. Additional class I hose connections shall be required for
portions of this building.
9) Fire Department sprinkler connection locations to be approved prior to installation.
“Proudly Serving Neighbors & Friends”
10) The fire alarm systems shall be installed compliant with provisions of 2016 NFPA Standard 72, National
Fire Alarm Code. City permit required prior to initiation of work.
11) The sprinkler system shall be properly monitored by a qualified monitoring company.
12) Install emergency egress illumination in the means of egress including exit discharge compliant with
2020 MSFC.
13) Install compliant exit signage as required by the 2020 MSFC.
14) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service
classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet
to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
15) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler
risers and valves, or other fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection equipment and equipment
location, shall be constructed of durable materials, permanently installed and readily visible.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
Lake Elmo Fire Department Fire Code Policy
NFPA 72, 2016 edition
NFPA 13, 2016 edition
NFPA 14, 2016 edition
User note:
About this chapter: Chapter 5 provides requirements that apply to all buildings and occupancies and pertain to access roads, access to
building openings and roofs, premises identification, key boxes, fire protection water supplies, fire command centers, fire department access
to equipment and emergency responder radio coverage in buildings. Although many safety features are part of the building design, features
such as proper fire department access roads and radio coverage are necessary in case of emergency and are important tools for emergency
responders for public safety and their own safety.
PARKS, TRAILS & OPEN SPACE
City of Lake Elmo Comprehensive Plan 2040
6-23
Map 6-7. Search Areas for New Parks and Facilities