HomeMy WebLinkAbout4b - PC Staff Report United Rentals CUPLA515\1\934428.v1
STAFF REPORT
DATE: 2/26/2024
REGULAR
ITEM#: 4b – PUBLIC HEARING
MOTION
TO: Planning Commission AGENDA ITEM: United Rentals - Conditional Use Permit FROM: Sophia Jensen, City Planner REVIEWED BY: Clark Schroder, Interim City Administrator Sarah Sonsalla, City Attorney Jason Stopa, Community Development Director Nathan Fuerst, Bolton and Menk Planning Consultant
INTRODUCTION:
United Rentals has submitted a conditional use permit application to operate a sales and storage lot on the property located at 11144 Stillwater Boulevard North. According to the narrative United Rentals would like to move its general rental operations to this property which includes commercial and utility equipment. This proposal would intensify the use of the site beyond the
strict sale of automobiles previously conducted on the property. United Rentals would store
various equipment rentals on the parking lots as well as utilize a portion of the inside of the building for showroom sales.
ISSUE BEFORE PLANNING COMMISSION:
The Planning Commission is asked to hold a public hearing, review, and make a recommendation on the conditional use permit request by United Rentals for a sales and storage lot.
REQUEST DETAILS/ANALYSIS:
Applicants:
Property Owner:
Location:
Request:
Site Area:
Existing Zoning:
Surrounding:
Comprehensive Plan:
Deadline for Action:
United Rentals Inc
Leonard Investments LLC
11144 Stillwater Blvd N
Conditional Use Permits for a sales and storage lot in the VMX
zoning district.
6.47 gross acres
Commerical (C)
North – Public Facilities (PF)
South – Stillwater Blvd and Village Mixed Use (VMX)
East – Village Mixed Use (VMX) West – Public Facilities (PF) Village Mixed Use (V-MU)
Application Complete – 1/25/2024 60 Day Deadline – 3/25/2024
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Regulations: Article XIII Village Districts
Article V Zoning Administration
Article IX Specific Development Standards Lake Elmo 2040 Comprehensive Plan LAND USE ANALYSIS
Proposed Use:
As proposed, rental equipment will range from ½ ton pick-up trucks to 55-ft long bucket trucks, and general construction gear. The trucks and general construction gear will be stored outside in both parking lots of the facility. The Applicant also proposes to utilize the showroom/ indoor space for storage of equipment.
Historic Use: According to the Applicant’s narrative, the property was used for vehicle and tractor sales from 1970 to 1990. From the early 1990’s to 2020, the property operated exclusively as an automotive dealership. In 2020, Fury Motors suspended business activities at the site and moved the business
operation to their facility in Stillwater. Since then, the property has occasionally stored vehicles
on the surface lots but is vacant in its current state. Nonconforming Status: The property was a legal nonconformity since it predates the code requirement to have a
conditional use permit in place for the sales and storage lot in the Village Mixed Use district. Per
City Code Section 105.12.350, if a legal nonconforming use has been abandoned for a period of at least twelve months, any new use established would need to come into compliance with current code requirements and regulations.
Comprehensive Plan:
The Future Land Use for this property is Commercial, which is defined in the Comprehensive Plan as follows: The commercial land use includes areas that are used for retail business and are primarily located within MUSA boundaries of the City. Small pockets of commercial land
can also be found where retail goods and services are located at transportation
intersections. This category excludes residential and industrial uses. This property is located in the City’s Village Planning Area which is detailed on Map 3-5 of the Adopted 2040 Comprehensive Plan. The intent of the Village Planning Area, broadly, is to have
a centralized location in the City with urban services (sewer and water) containing urbanized
streetscapes, residential living, and pedestrian oriented retail or commercial amenities. Lake Elmo’s Village Planning Area is described by Comprehensive Plan Chapter 4, Balanced Development and Growth, as the “heart” of the community, and a “character defining gathering place” for the City.
Planned growth within the City’s Village Planning Area is intended to increase its vibrancy and reinforce the City’s goals for land uses, design and streetscapes. Specifically, Land Use Goal #4 states that the City “support the Land Use Plan and require development that is consistent to provide a mix of uses to support a sustainable plan for each of the created Districts.”
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This parcel is in a core subdistrict of the Village Planning Area called the Civic District. While
the subdistrict may be slightly more suburban than south of Stillwater Boulevard North, new
development is intended to continue enhancing trail and pedestrian connectivity and to allow uses compatible with the rest of the core area and surrounding districts. As a gateway to the community, the development of this parcel should be held to a high standard and must reinforce the character of the Village Planning Area.
SITE ANALYSIS Proposed Improvements: The primary and accessory buildings will remain in their current state with no cosmetic enhancements or modifications. The Applicant is proposing new signage on the property.
The Applicant is proposing to install vegetation, a 6-ft high vinyl fence, and horizontal slide gates for screening and security purposes.
If approved, the property would need to connect to the City sewer since it is available to the
property. Infrastructure would be added to create this connection.
City Code Section Performance Standards: LEC 105.12.530(c) outlines performance standards for sales and storage lots. Below is a review of the proposal against these standards:
Size and location. The site shall be a minimum of 20,000 square feet in size and shall have access to a collector or higher classification street. Vehicular access to the outdoor sales area shall be at least 60 feet from the intersection of any two streets. According to the survey, the total net property area is 238,427 square feet (5.5 Acres). The site has direct access to
Stillwater Boulevard which is classified as a minor arterial according to the City’s
Comprehensive Plan. The site is located at an existing the intersection of Stillwater Boulevard and Lake Elmo Avenue North. The site has two existing driveways with the eastern-most driveway being less than 60-feet from the intersection. This requirement is not met.
All vehicle repairs shall be conducted in a completely enclosed building. The Applicant does not
anticipate many repairs being performed on the site due to the age of the equipment. If repairs
are required, the Applicant proposes to perform the repairs within the building. This requirement is met (although a condition is most likely needed).
A site plan shall be submitted showing the layout of vehicles for sale or rent, employee parking and customer parking. Site plans and utility plans have been submitted by the Applicant which
designate the parking and storage use areas. This requirement is met.
Sound from any speakers used on the premises shall not be audible above a level of normal conversation at the boundary of any surrounding residential district or on any residential property. United Rentals does not intend to utilize a speaker system. It is noted that all communication will be performed in person or by use of a cellular device. This requirement is
met.
REVIEW COMMENTS
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Agency review was sent on February 8th 2024. Below is a summary of the comments received:
Valley Branch Email (2/8/2024) – Indicated no VBWD permit would be required. City Engineer (10/27/23) – Provided comments regarding road right of way dedication and landscaping concerns within easements. Fire Department (2/14/2024) Noted no change in occupancy type but will want to review
changes to the building if proposed.
Washington County Memo (2/16/2024) – Provided a memo outlining road right of way concerns to accommodate the expansion of the roadway and obstructions proposed in the right of way. Reconstruction of the roadway is in the County’s 5-year CIP. The County noted that with the establishment of a new use, the access points must be changed because the access points have
been problematic in the past. The County will only permit one access onto Stillwater Boulevard,
and it advises relocating the access off Stillwater Boulevard further from the intersection of Stillwater Boulevard and Lake Elmo Avenue. The County noted concerns with the proposed entrance gates and proximity to the intersection. Lastly, the County noted concerns with pedestrian connectivity and noted that right-of-way permits are required for work in the County
right of way and utility connections.
Landscape Architect (2/16/2024) – Provided a memo noting an incomplete tree preservation plan and landscape plan submittal. The memo also noted parking lot landscaping and mature tree overhang concerns to address with resubmittal.
RECCOMMENDATION AND PROPOSED FINDINGS
Staff recommends that the Planning Commission deny the conditional use permit application. Staff suggests the following findings for denial:
#1 The proposed use will be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use will detract
from the general character of the City’s Village Planning Area. Expansion of the sales and
storage lot use, with the fencing to screen from the equipment, will detract from the City’s ability to implement the vision established by both the adopted 2040 Comprehensive Plan and the Village Mixed Use (V-MX) zoning district. Commercial and residential uses in the Village
Planning Area should create or reinforce a walkable and engaging environment for pedestrians
and serve to extend or support the small-scale retail and commercial opportunities already
present.
#2 The use or development does not conform to the City of Lake Elmo Comprehensive Plan. The
proposed use is industrial in nature and is therefore inconsistent with the guidance for
Commercial areas found in the City’s adopted 2040 Comprehensive Plan. The proposed use is
also inconsistent with goals established in the adopted 2040 Comprehensive Plan. Specifically, a sales and storage related use is inconsistent with Character and Governance goals #1, #2, Land Use goals #1, #4, #5, and Balanced Development, & Growth goals #4, #5, and #6.
#3 The use or development is not compatible with the existing neighborhood. The proposed use
will detract from the general character of the City’s Village Planning Area. The use will include open storage and rental of large construction equipment. It will primarily serve commercial or industrial users from outside of the Village Planning Area and will not create connections for
residents in or around the Village Planning Area. The proposed land use will not provide any
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housing, commercial or other amenities for people visiting the Village Planning Area and will
thus detract from the ability of the City to enhance the area to increase such options.
#4 - The proposed use will not be designed, constructed, operated and maintained to be compatible in appearance with the existing or intended character of the general vicinity and will change the essential character of that area. By its nature, this use cannot be found consistent with
the general character of the Village Planning Area. Open storage lots and walls created by
fencing and screening detract from the character of the Village Planning Area and the
pedestrian friendly intent. The amount of surface parking, fencing and massing of the principal building is inconsistent with the City’s long-term vision and goals for this area.
#5 The City has adopted a design standards manual for mixed use development within the city.
The proposed request is not consistent with the design standards manual specifically related to
mass and scale, street scape, and entries.
#6 Vehicular access to the outdoor sales area does not meet the 60-feet from the intersection
performance standard. The establishment of a new use must meet all City requirements. The
property’s easternmost access point does not meet the City’s vehicular access performance
standard at roughly 25 feet.
#7 Consistency with Washington County Requirements Washington County provided a comment
memo that outlined concerns with the proposal’s access spacing/location, traffic impediments,
pedestrian connectivity, and right of way obstructions. Since this is a newly established use and
should come into compliance with all City and County requirements, noncompliance with these requirements is not supported by the City.
FISCAL IMPACT:
None.
PUBLIC COMMENT: A public hearing notice was sent to surrounding property owners on February 14th 2024 and
published in the Stillwater Gazette on February 16th 2024. Below is a summary of the comment
received:
Brian DeCurtins - Provided comments against the proposal. With concerns related to supporting local business, traffic, employment, and the visual impacts of the operation
OPTIONS: The Planning Commission may:
•Recommend approval of the request, citing findings of fact for recommendation.
•Recommend approval of the request with conditions, citing findings of fact for recommendation.
•Recommend denial of the request, citing findings of fact for recommendation.
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1)Location Map2)Land Use Applications3)Written Statements4)Site Plans5)VBWD Email (2/8/2024)
6)City Engineer Email (10/27/2023)7)Fire Department (2/14/2024)8)Washington County (2/16/2024)9)Landscape Architect (2/16/2024)10)Public Comments
RECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the conditional use permit request:
“Motion to recommend denial of the request from United Rentals for a conditional use permit for a sales and storage lot at 11144 Stillwater Blvd N based on the findings listed in the staff report.”
ATTACHMENTS:
StillwaterBo ul ev a r d Nor th
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ArcGIS Web AppBuilder
Parcels
2/15/2024, 10:27:56 AM
0 0.03 0.050.01 mi
0 0.04 0.080.02 km
1:2,257
Washington County, MN |
Date Received:
Received By:
Permit #:
651-747-3900
3880 LaverneAvenue North
Lake Elmo, MN 55042
CONDITIONAL USE PERMIT APPLICATION
Property Owner:
Address:
Phone #
Email Address:
Fee Owner:
Address:
Phone #
Email Address:
Property Address:
PID#:
Engineer Name and Email:
Detailed Reason for Request:
In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant: Date:
Signature of property owner: Date:
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January 26, 2024 revised
City of Lake Elmo Planning Dept. 3800 Laverne Ave. N. Lake Elmo, MN 55042
Dear Planning Dept: Please accept the enclosed information on behalf of United Rentals’ Conditional Use Permit (CUP)
application to occupy the premises at 11144 Stillwater Boulevard North and use the property for outdoor
storage purposes. Written Statements
a. Contact Information:
Landowner: Leonard Investments LLC 1000 Concord Street South South St. Paul, MN 55075 Attn: Jim Leonard
(651) 485-6000
jim@furymotors.com Applicant: United Rentals, Inc. 10330 David Taylor Drive
Charlotte, NC 28262
Attn: Alan McLoughlin (740) 899-2658 amcloughli@ur.com
Land Surveyor: Folz Freman Surveying LLC.
5770 Newgate Avenue North Oak Park Heights, MN 55082 Attn: Tim Freeman, LS (612) 865-7764
freeman@ffsurveying.com
Civil Engineer: Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110
Attn: Matt Woodruff, PE
(651) 481-9120 mwoodruff@larsonengr.com Landscape Architect: Calyx Design Group
475 Cleveland Avenue North, Suite 101A
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St. Paul, MN 55104 Attn: Ben Hartberg, PLA
(651) 788-9018
ben@calyxdesigngroup.com b. Property Site Data: Property Address: 11144 Stillwater Boulevard North
Lake Elmo, MN 55042
PID# 13.029.21.23.0004 Current Zoning: Village Mixed Use (V-MX)
Parcel Size: See enclosed survey
Legal Description: See enclosed survey c. Property History:
According to the current property owner, the property was owned by Kelly Brookman back in the
1970’s and was utilized for vehicle and tractor sales (implement). Then in the early 1990’s the property was purchased by Mark Schaeffer and the use focused solely on an automotive dealership. In the late 1990’s, the existing building structure was improved and added on to. In 2005, the property was then purchased by Leonard Investments LLC and the site continued to operate as an automotive dealership
until 2020. In 2020, Fury Motors suspended business activities at the site and move the business
operation to their facility in Stillwater. Since then, the property has occasionally stored vehicles on the surface lots, but is vacant in its current state. United Rentals met with City of Lake Elmo staff members in late July 2023 to have preliminary
discussions regarding a Conditional Use Permit, and subsequently the City provided United Rentals with
various Landscaping and Screening requirements and other applicable City Codes and Standards. d. Written Description of Proposed Use: As discussed, the existing property has been a home for motor vehicle and tractor sales for about 50
years (or more), and has stored inventory on the surface lots during this time. United Rentals intends to
utilize the site in its existing state with no increase in impervious area, such as no additional asphalt, concrete, or gravel surfaces. In staying consistent with past uses on the property, United Rentals would like to utilize the site by storing various equipment rentals on the parking lots as well as utilize a portion of the inside of the building for showroom sales.
United Rentals would like to expand their General Rental operations to include Commercial and Utility Equipment. This equipment will range from ½ ton pick-up trucks to 55-ft long bucket trucks. A majority of the equipment will be brand new, with an average age of the trucks being 2 years old. United Rentals would also provide general construction gear as well. The average age of the general construction
equipment is 4 years old. The trucks and general construction gear will be stored outside in both parking
lots of the facility. Our 3rd business unit will be our floor solutions team which will utilize our show-room/ indoor space for storage of equipment. Their gear is brand new as well, with the average age being 1-2 years old.
In order to accommodate this business unit, we intend to utilize the front 112’ by 28’ (approx. 3,125
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square feet) of the building’s interior for showroom display purposes. A small amount of remodeling / interior improvements will be performed such as the inclusion of a front counter for customers to make
their purchases.
The site will remain virtually unchanged with the exception of intent to install a 6-ft high vinyl fence complimented with various trees and shrubbery for screening purposes reflective of Lake Elmo’s design guidelines and standards. Please refer to the enclosed Landscape Plan. In addition to the 6-ft high fence,
we intend to install horizontal slide gates for security purposes at both entrances along Stillwater
Boulevard. Given that our proposed use involves customers visiting the facility, we intend to provide off street parking for our customers in designated areas near the building. Based on the City’s Off-Street parking
Code 105.12.410, we intend to provide 38 parking stalls for our visitors/customers. It is our intent to
utilize areas that are adjacent to the existing building as customer parking, while the north and south parking lot areas will be utilized for outdoor storage of various equipment as previously discussed. Please refer to the enclosed Sheet C000 Site and Utility Plan for our proposed parking locations as well as the proposed parking calculation based on storage areas.
There is an existing monument sign along Stillwater Boulevard as well as existing wall-mounted signage on the building that was utilized by Fury Motors. It is United Rentals’ intention to remove all existing Fury Motors signage as part of the Conditional Use Permit and construct new signage in accordance with the City of Lake Elmo’s Sign Regulations Code 105.12.430. Our proposed new signage is as
follows:
• Building Wall Sign: It is our intent to install a building wall mounted sign along the part of the existing building that faces Stillwater Boulevard. This sign would be placed near the top of the building within the existing grey area. Please see the attached exhibits for reference. This
color sign would not exceed 100 square feet in size, as required by the City’s Code.
• Ground (or Monument) Sign: It is our intent to install a monument sign that is along Stillwater Boulevard. Based on the City’s Comprehensive Plan, we are assuming that Stillwater Boulevard is a Minor Arterial roadway – therefore this sign would not exceed 10’ in
height and would not exceed 64 square feet in area, as required by the City’s Code. The sign would also be placed outside of our proposed screen fence for better visibility and also placed more than 25’ away from the County Highway’s right-of-way line. See the attached exhibits for reference.
The site according to the National Wetlands Inventory (NWI) does not contain any wetland or waterbody national resources. Additionally, the site according to FEMA does not contain any floodplains. There is however a small buffer of existing trees aligned along the north side of the site that will be utilized for screening and act as a buffer for a part of the Elementary School.
United Rentals’ intended hours of operations will be Monday through Friday, 7:00am-4:00pm and we intend to have about 8 employees on-site to manage the business operation. Also, customer parking will be located on paved surfaces that are directly adjacent to the existing building, with the appropriate amount of accessible parking stalls as required by the State of Minnesota’s Accessibility Code.
For site lighting, United Rentals intends to utilize the existing lighting on the site with no modifications. Attached to this application is a site photometric plan for the site lighting in its existing condition.
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e. Justification of Proposed Use:
Given that the proposed application will require a Conditional use Permit (CUP) from the city, we are
providing the following justification that the proposed use meets the following three (3) criteria: i. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or City.
The proposed outdoor storage use will be similar in character to how the property has been used
in the past 50 years. United Rentals proposes to store a number of various equipment and other vehicles on the site, which is similar to the past site usage of a motor vehicle dealership and implement from the 1970s. Additionally, as shown on the Landscape Plan, we intend to provide screening and a security fence around a large portion of the property’s perimeter that was
selected to ensure a high-quality outcome reflective of the goals and principles of Lake Elmo.
Lastly, we will be removing the existing on-site septic tanks and drain field, and extending a 6” PVC sanitary sewer service that will connect to the City’s existing sewer system. Removal of the existing septic system will help protect the environment in the event a failure to the private septic
system ever occurs.
ii. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The property is currently zoned as Village Mixed Use (V-MX) according to the City’s current Land Use Plan. As discussed in the 2040 Comprehensive Plan, the site is guided as Village
Mixed use (V-MU) which states:
“This land use designation is used in the center of the Village Planning Area to identify an area where a mix of vertically integrated commercial/business and residential uses provide development types that benefit from proximity to each other. More residents in closer proximity
to businesses bring greater traffic to the businesses while these same businesses offer convenient
and necessary services and amenities to nearby residents. Together, the dynamics of a mixed-use district can establish unique vitality, synergy of activity and a true community destination.” We believe that introducing our outdoor storage concept contributes to these goals by bringing
more business to the Village Aera which will increase traffic and will open-up more
opportunities for existing businesses within the area to succeed. Lastly, as described above, we will be connecting to the City’s sanitary sewer system and removing the existing on-site private system. This is consistent with the comprehensive plan in
that removing private systems before they fail.
iii. The use or development is compatible with the existing neighborhood. We believe that the proposed development is compatible with the adjacent area because of the following:
A) We are introducing outdoor storage of vehicles and equipment which is consistent to how the
property has been utilized in the past. B) We are introducing a robust screening fence supplemented with a large variety of trees and shrubbery that will assist in making the improvements to the property more appealing.
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C) We will be removing the existing on-site septic tanks and drain field, and extending a 6” PVC sanitary sewer service that will connect to the City’s existing sewer system, which is
consistent to other properties in the Village area.
f. Performance Standards (City Code 105.12.530(c):
Based on the City’s performance standards for Sales and Storage Lots, United Rentals intends to meet
and achieve the following four standards: (1) Size and location. The site shall be a minimum of 20,000 square feet in size and shall have access to a collector or higher classification street. Vehicular access to the outdoor sales area
shall be at least 60 feet from the intersection of any two streets.
As shown on the enclosed certificate of survey, the total net property area is 238,427 square feet (5.5 Acres). Additionally, our proposed storage and display areas to be utilized with this use (both indoors and outdoors) is a total of 52,840 square feet (1.2 Acres). Also, the site has direct access to Stillwater Boulevard which is classified as a minor arterial according to the City’s Comprehensive
Plan. As stated in the Plan, a minor arterial has a higher classification compared to that of a collector
street. As shown on the attached exhibits, the site is located at an existing tee intersection of Stillwater Boulevard and Lake Elmo Avenue North. The site has two existing driveways near the roadway
intersection, with the eastern-most driveway being less than 60-feet from the intersection. Given that
the driveway locations are a pre-existing condition, United Rentals will not be able to meet or achieve this standard. (2) All vehicle repairs shall be conducted in a completely enclosed building.
Given that a majority of our vehicles and equipment is relatively new, we anticipate a minor amount
of repairs and maintenance needed for this equipment. However, all of the associated maintenance will be performed within the existing building that was previously utilized by Fury Motors for the same.
(3) A site plan shall be submitted showing the layout of vehicles for sale or rent, employee parking and customer parking. Please refer to the enclosed Sheet C000 Site and Utility Plan which depicts various indoor and outdoor storage areas, as well as designated locations for employee and customer parking.
(4) Sound from any speakers used on the premises shall not be audible above a level of normal conversation at the boundary of any surrounding residential district or on any residential property. United Rentals does not intend to utilize a speaker system for the use of communicating amongst employees and customers. All communication will be performed in person or by use of a cellular
device.
g. Adjacent Washington County Highway Traffic Considerations: Washington County collected traffic counts in November 2022 for the intersection of Stillwater Boulevard (CSAH 14) and the east intersection of Lake Elmo Avenue (CSAH 17), that is located
directly adjacent to the subject property. In discussions with Washington County, they felt that the
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traffic count for United Rentals would be less that when the site was a dealership and would not warrant any change. If the City of Lake Elmo has any questions they can contact Joe Gustafson
(Joe.Gustafson@co.washington.mn.us), Washington County Traffic Engineer, to further discuss the
findings of their traffic counts. h. Future Stillwater Boulevard Trail: It is our understanding that a trail easement along Stillwater Boulevard may be required as part of a CUP
approval, for the construction of a new trail. Our plans and exhibits that attached herein do not
incorporate a potential trail or trail easement along CSAH 14. If United Rentals CUP application is accepted by the City of Lake Elmo, a trail and easement will be incorporated into the plans, if requested.
LAVERNE AVE. N.Lake ElmoSTILLWATER BLVD. NORTHAve NoC.S.A.H. 14EXISTING BUILDINGFFE = 931.84EXISTING
BUILDINGSAN MH 5RIM = 930.28INV = 917.39SAN MH 4RIM = 931.15INV = 916.72 (SE)INV = 916.62 (N)INV = 916.72 (NE)6" SAN SEWERINV = 918.4 ISD 834 STILLWATERParcel: 1302921220001Acres: 2.5 ISD 834 STILLWATERParcel: 1302921220004Acres: 4.6 SCHOOL DISTRICT 106Parcel: 1302921230003Acres: 1.1 ISD 834 STILLWATERParcel: 1302921230002Acres: 1.6 TRACY R LACROIX TRSParcel: 1302921230065Acres: 0.6 GENE M PELTIER TRS& ANN E PELTIER TRSParcel: 1302921230046Acres: 0.6 SOLDI INVESTMENTS LLCParcel: 1302921230077Acres: 0.6 LOHMANN JAMES EParcel: 1302921230044Acres: 0.9 ZIEMER MICHAEL R & KAREN AParcel: 1302921230043Acres: 0.9 GENE M PELTIER TRS& ANN E PELTIER TRSParcel: 1302921230046Acres: 0.6 KATHLEEN S WEEKS TRSParcel: 1302921230047Acres: 0.38131348397 LF 6" PVC SCH 40 @ 2.0%13453222166EXISTING WOODSEXISTINGGRAVELEXISTING GRAVELEXISTING GRAVEL
777777777777777777EXISTING ASPHALTEXISTING ASPHALTEXISTING ASPHALT7772222846'44.8'991014,280 SFOUTDOORSTORAGE8,625 SFOUTDOORSTORAGE15,340 SFOUTDOORSTORAGE11,470 SFOUTDOORSTORAGE3,125 SF INDOORSHOWROOM DISPLAY101110'D+UEASEMENT10'D+UEASEMENT
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121212DescriptionRev.DateCONDITIONALUSE PERMIT11144 STILLWATER BOULEVARD NORTHSheet Title:Project #:Drawn By:Checked By:Issue Date:12236132.000TJRMJW10.13.233524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2023 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2023\12236132 - United Rentals Lake Elmo Storage CUP\C. Design\Drawing Files\12236132 C000 - Site And Utility Plan.dwgLarsonEngineering, Inc.Project Title:UNITEDRENTALS, INC.10330 DAVID TAYLOR DRIVECHARLOTTE, NC 28262Client:0NORTH204080Sheet:P/U BOOM TRUCKSAVAILABLE AERIAL EQUIPMENTTOWABLE / SMALL EQUIPMENTDOWN EQUIPMENTCUSTOMER PARKINGANTICIPATED DIRECTION OFTRAFFICSYMBOL LEGENDSITE AND UTILITYPLANC000EASEMENT LINERIGHT-OF-WAY LINEPROPERTY LINEGENERAL1KEY NOTESREMOVE AND DISPOSE OF EXISTING SEPTIC TANK AND DRAINFIELDNEW PRIVACY FENCE. SEE LANDSCAPE PLAN.NEW SLIDE GATENEW FUEL TANKCONNECT TO EXISTING SANITARY SEWER STUBINV = 918.4 (APPROX.)EXISTING DRIVEWAY TO REMAINEXISTING SITE LIGHT (TYP OF 21)REMOVE AND DISPOSE OF EXISTING MONUMENT SIGNEXISTING BUILDING SETBACKADA PARKING STALLPROPOSED NEW GROUND (MONUMENT) SIGNEXISTING PAVEMENT TO BE REMOVED FOR FENCE AND LANDSCAPING23SETBACK LINE45SITE AREA TABULATIONTOTAL SITE AREA:281,920 SF6.47 ACRESEXISTINGBUILDING AREA:25,949 SFPAVEMENT AREA:90,580 SFGRAVEL:18,839 SFTOTALIMPERVIOUS AREA:135,368 SF (48.0%)PROPOSEDNO CHANGE678910CUSTOMER PARKING STALL CALCULATIONINDOOR SALES: 3,125 SF1 STALL PER 250 SF13 STALLS REQUIRED PER CITY CODEOUTDOOR STORAGE / SALES: 49,715 SF1 STALL PER 2,000 SF25 STALLS REQUIRED PER CITY CODE13 + 25 = 38 TOTAL STALLS REQUIRED38 TOTAL STALLS PROVIDED(36 REGULAR | 2 ADA)EMPLOYEE PARKING STALLS8 EMPLOYEES ANTICIPATED TO WORK ATFACILITY.8 EMPLOYEE PARKING STALLS PROVIDED.1112
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TURF
EXISTING TURF
EXISTING
TURF
EXISTING
GRAVEL
EXIS
TI
N
G
G
R
A
V
E
L
TURF TO
DISTURBED LIMITS,
FIELD VERIFY
TURF SEED TODISTURBED LIMITS,
FIELD VERIFY
PROPERTY
LINE
PROPOSED
6' VINYL
EXISTING
WOODS
EXISTING
WOODS
SCREEN FENCE
PROPOSED
6' VINYL
SCREEN FENCE
PROPOSED
6' VINYL
SCREEN FENCE
RIGHT OF WAY
EXISTING
TREE
EXISTING
TREES
RIGH
T
O
F
W
A
Y
RIGH
T
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F
W
A
Y
8
13
13
4
8
PROPOSED
OVERSTORY
TREES
PROPOSED
OVERSTORY
TREES
PROPOSED
CONIFEROUS
TREES WITH
PROPOSED
ORNAMENTAL
TREES
PROPOSED
ORNAMENTAL
TREES
40'-0" ROLLINGGATE.
50'-0" ROLLINGGATE.
SHRUB CLUSTER, TYP.
SHRUB CLUSTER, TYP.
EDGER+MULCH
PROPOSEDCONIFEROUS
TREES WITH
EDGER+MULCH
10' D
&
U
E
A
S
E
M
E
N
T
10' D&U
EASEMENT
10' D&U
EASEMENT
PROPOSED
MONUMENT
SIGN & PLANTINGS
TURF
10' D
&
U
E
A
S
E
M
E
N
T
TURF TODISTURBED LIMITS,
FIELD VERIFY
TURF TO
DISTURBED LIMITS,
FIELD VERIFY
DescriptionRev.Date CONDITIONALUSE PERMIT11144 STILLWATER BOULEVARD NORTH1 11.13.23 Rev per City Comment
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236132.000
HL
BH
10.18.23Project Title:UNITEDRENTALS, INC.10330 DAVID TAYLOR DRIVECHARLOTTE, NC 28262Client:Sheet:DESIGN GROUPLandscape Architecture | Planning475 Cleveland Avenue N. | Suite 101ASt. Paul, MN 55104 telephone: 651.788.9018internet: www.calyxdesigngroup.com L100
LANDSCAPE PLAN
LANDSCAPE LAYOUT PLAN:
ALL PROPOSED TREES TO BE PLANTED 10' MINIMUM FROM UTILITIES
Site Data
Plantable Screen Fence Length*: approx. 1,260 LF
*Excluding gates at driveways and jogs in the fence
Perimeter Screening Requirement
Screen Fence: 6' height (minimum), 90% opaque
Plantings: 1 Deciduous or Coniferous Tree per 25 LF of screen fence
Calculation: 1,260 / 25 = 50 Trees
Tree Sizing Minimums:
Overstory Deciduous: 2.5" Caliper
Coniferous: 6' Hgt.
Ornamental Deciduous: 2" Caliper
City of Lake Elmo Screening Requirements:
6' Vinyl Screen Fence, Style TBD
PRELIMINARY
Tree Diversity Matrix:
SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
EVERGREEN TREES
JE Juniperus virginiana Eastern Redcedar 6` Hgt.B&B 7
PD Picea glauca `Densata`Black Hills Spruce 6` Hgt.B&B 7
OVERSTORY TREE
AS Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B 8
GD2 Gleditsia triacanthos inermis 'Draves' TM Street Keeper Honey Locust 2.5" Cal.B&B 8
QB Quercus bicolor Swamp White Oak 2.5" Cal.B&B 8
ORNAMENTAL TREES
MP Malus x `Prairifire`Prairifire Crab Apple 2" Cal.B&B 3
SI Syringa reticulata `Ivory Silk`Ivory Silk Japanese Tree Lilac 2" Cal.B&B 6
SHRUBS
Cr Cornus alba `Regnzam`Red Gnome Dogwood 5 gal.Pot 22
Jf Juniperus chinensis `Sea Green`Sea Green Juniper 5 gal.Pot 20
Wr Weigela florida `Rumba`Rumba Weigela 2 gal.Pot 5
GRASSES
Ck Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass 1 gal.Pot 98
PLANT SCHEDULE
NOT F
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DescriptionRev.Date CONDITIONALUSE PERMIT11144 STILLWATER BOULEVARD NORTH1 11.13.23 Rev per City Comment
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236132.000
HL
BH
10.18.23Project Title:UNITEDRENTALS, INC.10330 DAVID TAYLOR DRIVECHARLOTTE, NC 28262Client:Sheet:DESIGN GROUPLandscape Architecture | Planning475 Cleveland Avenue N. | Suite 101ASt. Paul, MN 55104 telephone: 651.788.9018internet: www.calyxdesigngroup.com L200
LANDSCAPE
DETAILS
LANDSCAPE DETAILS:
1. Tree saucer for individual trees outside of a plant bed to be four inches (4") depth natural Western Red Cedar mulch for trees outside of a
plant bed. Install per tree planting detail. Do not place mulch against tree trunk. Remove wire and burlap from top third of root ball before final soil
back-fill and mulch.
2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.
3. All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen.
Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as
specified. All deciduous trees are measured at 48" from finished grade to determine tree diameter (DBH). All coniferous trees are measured from
finished grade to the top of the central leader. If no central leader is present on coniferous trees, that plant is rejected and must be replaced
immediately.
4. Plan takes precedence over plant schedule if discrepancies in quantities exist.
5. All proposed plants shall be located and staked as shown.
6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field
approval. Significant changes may require city review and approval.
7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both
before and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours.
8. All plant materials shall be fertilized upon installation as specified.
9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material
growth requirements.
10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site
condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of the
landscape architect & client prior to bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of the
Owner and General Contractor immediately.
11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around
the building site.
12. Contractor is responsible for ongoing maintenance of all newly installed plant material for the duration of the warranty period. Landscape
contractor is responsible for coordinating lawn mowing hand-off with the Owner after the first mowing. Any acts of vandalism or damage which
may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with a maintenance
program including, but not limited to weed control, plant pruning, fertilization and disease/pest control beyond the first year of maintenance. See
Note #22.
13. Warranty: The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance.
Plants that exhibit more than 20% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide
adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period.
14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be
requested by the city based on applicant information, public input, council decisions, etc.
15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work
process.
16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.
17. Irrigation: If there is an existing irrigation system on site, work around it and adapt it to the conditions shown. Protect the existing system and
repair any damage.
18. All edger shall be professional grade black steel edger, 1/8" thickness. Anchor every 18" on-center (minimum). Submit sample.
19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during
landscape work activities. Report any damage to the General Contractor immediately.
20. Wood mulch areas shall be a 4" depth of natural Western Red Cedar wood mulch over weed mat. Install per detail. Submit mulch sample for
approval.
21. All planting and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm planting
bed free of stones, sticks, construction debris, etc.
22. Turf Sodding shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2014 edition, for turf bed preparation,
installation, maintenance, acceptability, and warranty. Turf Sod installation to include one year of maintenance in the bid price, which includes
fertilization and weed control 3 times - (2) applications in the first growing season and (1) application the following spring. Also, include
mechanical plug aeration, which is to occur (1) time the spring following turf sod installation, including snow storage areas. An acceptable stand
of turf is lush, full, and weed-free. See specifications for additional information and contractor mowing requirement.
23. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.
24. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds
and foreign materials.
25. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.
26. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the
satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape.
27. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation.
Coordinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection to
building, etc.
28. See Site and Civil plans for additional information regarding the project, including infiltration area soils and sub-surface drainage
requirements and performance.
29. Topsoil Requirements: All graded areas of the site that are designated on the plan set for turf sod shall have no less than 6" of imported top
soil, areas designated for shrubs, trees, and perennials shall have no less than 12" of imported top soil, meeting MnDOT classifications for
planting soil for trees, shrubs, and turf. Slope away from building.
30. Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum
requirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas not
capable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining
Coarse Filter Aggregate. Re-test sub-grade percolation for compliance to infiltration minimum requirement.
31. Landscape contractor to provide nursery pull list (bill of lading) including plant species and sizes shipped to the site. Additionally, the
landscape contractor shall provide nursery stock traceability, proving none of the materials provided contain or are genetic strains of the
neonicotinoid family including acetamiprid, clothianidin, imidacloprid, nitenpyram, nithiazine, thiacloprid and thiamethoxam.
32.Landscape contractor shall apply granular Preen pre-emergent herbicide in all wood mulch areas immediately following installation and again
the following spring.
Landscape Notes and Requirements:
1'-6" (MIN.)4"FACE OF WALL OR BACK OF CURB.
SUBMIT SAMPLE FOR APPROVAL.
EDGER PER NOTES
3 OZ. FILTER FABRIC, TURN-UP
FINISHED GRADE
PITCH SUB-GRADE TO DRAIN AWAY
FROM BUILDING WALLS & CURBS.
MULCH PER LANDSCAPE NOTES.
NOTES: SEE PLAN FOR CROSS SLOPE DIRECTION.
MAINTENANCE STRIP WIDTH VARIES, SEE PLAN.
AT EDGES, OVERLAP SEAMS 4".
SEE PLANS
WIDTHS MAY VARY
1
L200
TYP. MULCH DETAIL
NOT TO SCALE
1. See Civil Engineer's plans for site plan layout and dimensions.
2. Contractor to coordinate any work in the city right-of-way with City
of Lake Elmo Public Works Department.
3. Refer to Sheet L100 for Landscape Plan and L200 for Landscape Details
General Notes:
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PERSPECTIVE VIEW LOOKING SOUTH WEST ON STILLWATER BLVD NORTH | 6’ SCREENING FENCE AND CONIFEROUS TREE CLUSTER
PROPOSED UNITED RENTALS FACILITY SCREENING - LAKE ELMO, MN
PROPOSED UNITED RENTALS FACILITY SCREENING - LAKE ELMO, MN
PERSPECTIVE VIEW LOOKING NORTH EAST ON STILLWATER BLVD NORTH | 6’ SCREENING FENCE, DECIDUOUS TREES, AND SHRUB & PERENNIAL CLUSTERS
PROPOSED UNITED RENTALS FACILITY SCREENING - LAKE ELMO, MN
PERSPECTIVE VIEW AT THE CORNER OF STILLWATER BLVD & LAVERNE AVE | 6’ SCREENING FENCE, CONIFEROUS TREE CLUSTER, DECIDUOUS TREES, AND SHRUB & PERENNIAL CLUSTERS
# Date CommentsChecked By:Scale:RevisionsPage M of 1Date:1/19/2024Drawn By: David J. Hammel LCBrookman Chrysler - Elmo LakeVehicle Display Lot100ftSCALE per Google Earth:AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30MH: 30AL-1AL-1MH: 30MH: 30AL-1AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30MH: 30AL-1AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30AL-1MH: 30MH: 30AL-12.7 6.1 9.9 9.1 11.4 10.1 11.1 11.5 10.3 10.0 5.2 2.9 2.8 5.1 10.4 10.3 10.9 12.1 9.3 11.2 7.6 3.7 2.2 1.9 2.0 2.1 2.1 1.1 2.2 2.2 2.1 1.8 1.6 1.1 0.6 0.3 0.2 0.13.6 8.4 13.8 12.5 15.9 13.9 15.5 17.0 15.3 14.3 7.1 3.8 3.5 5.7 11.0 11.3 11.9 13.1 10.4 11.9 8.5 4.8 4.3 5.3 7.4 6.9 6.8 3.2 7.6 8.0 7.1 6.3 6.5 3.8 1.8 0.8 0.3 0.12.4 4.7 7.2 8.6 9.4 9.0 10.8 13.8 13.2 9.3 4.8 2.7 2.2 2.9 4.2 6.7 10.4 15.4 13.3 12.7 17.7 15.5 17.0 14.7 12.6 14.2 8.0 3.6 1.4 0.5 0.20.9 1.9 4.0 6.5 6.4 5.3 8.3 16.4 16.6 7.6 2.7 1.4 1.1 1.0 3.7 9.8 15.6 14.6 10.9 10.9 15.7 18.2 16.5 12.4 10.5 11.4 8.7 4.7 1.7 0.5 0.21.3 4.9 10.6 8.2 5.6 8.8 19.1 19.2 7.8 2.4 1.0 0.7 0.5 3.9 13.6 23.8 13.8 6.0 6.1 13.5 22.9 15.4 6.9 5.0 7.6 10.3 6.0 1.9 0.5 0.24.6 10.2 9.0 7.6 8.8 12.2 13.1 8.3 3.7 1.6 0.8 0.4 3.2 10.0 15.5 9.6 3.9 4.2 11.0 19.1 12.4 4.7 3.2 6.8 11.6 6.8 1.9 0.65.3 8.7 12.2 9.8 9.5 13.1 11.5 5.1 2.2 0.9 0.4 2.3 5.8 8.1 7.0 4.4 4.3 7.7 10.7 8.7 4.9 4.3 6.6 7.5 4.6 1.7 0.63.0 6.8 11.2 8.2 6.1 8.3 8.0 0.6 0.3 0.6 1.7 4.1 7.0 9.7 8.4 6.4 7.8 11.1 10.9 7.6 7.6 10.6 9.0 4.8 2.0 0.73.2 5.0 4.3 2.6 2.5 2.3 0.3 0.1 0.5 1.2 2.7 5.6 10.8 9.5 5.9 6.4 10.9 11.5 7.1 7.3 11.6 8.6 3.9 1.6 0.62.2 1.9 1.1 0.7 0.5 0.1 0.1 0.3 0.6 1.2 2.4 4.2 3.9 2.8 2.9 4.3 4.6 3.3 3.3 4.3 3.3 1.7 0.8 0.30.8 0.5 0.3 0.2 0.1 0.1 0.1 0.3 0.4 0.7 1.0 1.0 0.9 0.9 1.10.2 0.1 0.1 0.0 0.0 0.1 0.1 0.2 0.20.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0Luminaire ScheduleSymbolQtyLabelTagLLFLuminaire LumensLuminaire WattsTotal WattsMounting Height24SNC-S300W1TBAMA1AL-10.96038994298.75717030Vehicle Display AreaCalc. points at grade.Illuminance (Fc)Average = 9.03Maximum = 23.8Minimum = 0.4Avg/Min Ratio = 22.58Max/Min Ratio = 59.50
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
LOCATION: LOCATION: CSAH 17 (Lake Elmo Ave N East Junction) -- CSAH 14 (Stillwater Blvd)QC JOB #: QC JOB #: 15995204
CITY/STATE: CITY/STATE: Lake Elmo, MN DATE: DATE: Thu, Nov 17 2022
0 0
0 0 0
420 0 0 384
440 0.940.94 303
598 158 81 518
117 0 78
239 195
Peak-Hour: 3:15 PM -- 4:15 PMPeak-Hour: 3:15 PM -- 4:15 PM
Peak 15-Min: 3:15 PM -- 3:30 PMPeak 15-Min: 3:15 PM -- 3:30 PM
0 0
0 0 0
3.6 0 0 2.3
3.4 2.6
5 9.5 1.2 3.1
6 0 1.3
6.7 4.1
0
0 0
0
0 0 0
0 0
0 0
0 0
0 0 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
CSAH 17 (Lake Elmo Ave N EastCSAH 17 (Lake Elmo Ave N East
Junction) Junction)
(Northbound)(Northbound)
CSAH 17 (Lake Elmo Ave N EastCSAH 17 (Lake Elmo Ave N East
Junction) Junction)
(Southbound)(Southbound)
CSAH 14 (Stillwater Blvd)CSAH 14 (Stillwater Blvd)
(Eastbound)(Eastbound)
CSAH 14 (Stillwater Blvd)CSAH 14 (Stillwater Blvd)
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals
LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU
12:00 AM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1
12:15 AM 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 2
12:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 AM 0 0 0 0 0 0 0 0 0 2 0 0 0 2 0 0 4 7
1:00 AM 0 0 0 0 0 0 0 0 0 1 0 0 1 3 0 0 5 111:15 AM 1 0 1 0 0 0 0 0 0 0 1 0 0 6 0 0 9 18
1:30 AM 0 0 0 0 0 0 0 0 0 1 1 0 0 2 0 0 4 22
1:45 AM 1 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 4 22
2:00 AM 0 0 0 0 0 0 0 0 0 0 1 0 0 3 0 0 4 21
2:15 AM 0 0 1 0 0 0 0 0 0 2 0 0 0 0 0 0 3 152:30 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 12
2:45 AM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1 9
3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 6
3:15 AM 1 0 0 0 0 0 0 0 0 2 0 0 0 4 0 0 7 10
3:30 AM 0 0 0 0 0 0 0 0 0 6 1 0 1 2 0 0 10 19
3:45 AM 0 0 1 0 0 0 0 0 0 5 0 0 0 2 0 0 8 26
4:00 AM 0 0 1 0 0 0 0 0 0 2 0 0 0 4 0 0 7 32
4:15 AM 0 0 0 0 0 0 0 0 0 3 1 0 0 3 0 0 7 32
4:30 AM 1 0 0 0 0 0 0 0 0 8 0 0 0 4 0 0 13 35
4:45 AM 0 0 1 0 0 0 0 0 0 5 0 0 0 4 0 0 10 37
5:00 AM 4 0 2 0 0 0 0 0 0 5 2 0 1 8 0 0 22 52
5:15 AM 2 0 2 0 0 0 0 0 0 8 0 0 1 8 0 0 21 66
5:30 AM 5 1 0 0 0 1 0 0 0 11 2 0 1 14 0 0 35 88
5:45 AM 9 0 3 0 0 0 0 0 0 17 2 0 1 21 0 0 53 131
6:00 AM 5 0 2 0 0 0 0 0 0 13 7 0 0 21 0 0 48 157
6:15 AM 10 0 2 0 0 0 0 0 0 9 4 0 3 30 0 0 58 194
6:30 AM 13 0 1 0 0 0 0 0 0 27 8 0 1 48 0 0 98 257
6:45 AM 22 0 8 0 0 0 0 0 0 41 9 0 2 29 0 0 111 315
7:00 AM 23 0 16 0 0 0 0 0 0 47 7 0 7 74 0 0 174 441
7:15 AM 33 0 19 0 0 0 0 0 0 63 10 0 5 83 0 0 213 596
7:30 AM 36 0 18 0 0 0 0 0 0 54 24 0 15 110 0 0 257 755
7:45 AM 28 0 16 0 0 0 0 0 0 76 24 0 7 91 0 0 242 886
8:00 AM 24 0 16 0 0 0 0 0 0 65 27 0 8 47 0 0 187 899
8:15 AM 32 0 23 0 0 0 0 0 0 54 20 0 10 55 0 0 194 880
8:30 AM 36 0 39 0 0 0 0 0 0 58 21 0 35 76 0 0 265 888
8:45 AM 28 0 20 0 0 0 0 0 0 51 25 0 14 60 0 0 198 844
9:00 AM 12 0 17 0 0 0 0 0 0 62 21 0 13 42 0 0 167 824
Page 1 of 2
9:15 AM 24 0 8 0 0 0 0 0 0 42 27 0 11 44 0 0 156 786
9:30 AM 11 0 12 0 0 0 0 0 0 38 21 0 8 46 0 0 136 657
9:45 AM 17 0 9 0 0 0 0 0 0 44 14 0 10 48 0 0 142 601
10:00 AM 14 0 9 0 0 0 0 0 0 38 20 0 4 39 0 0 124 558
10:15 AM 10 0 11 0 0 0 0 0 0 39 19 0 16 36 1 0 132 534
10:30 AM 12 0 16 0 0 0 0 0 0 37 19 0 8 39 0 0 131 529
10:45 AM 19 0 10 0 0 0 0 0 0 40 17 0 16 36 0 0 138 525
11:00 AM 11 0 20 0 0 0 0 0 0 44 16 0 10 36 0 0 137 538
11:15 AM 11 0 20 0 0 0 0 0 0 53 33 0 9 41 0 0 167 57311:30 AM 14 0 13 0 0 0 0 0 0 70 11 0 8 39 0 0 155 597
11:45 AM 13 0 15 0 0 0 0 0 0 46 26 0 21 43 0 0 164 623
12:00 PM 23 0 19 0 0 0 0 0 0 46 22 0 13 48 0 0 171 657
12:15 PM 12 0 9 0 0 0 0 0 0 55 24 0 9 38 1 0 148 638
12:30 PM 12 0 16 0 0 0 0 0 0 52 13 0 16 48 0 0 157 64012:45 PM 20 0 12 0 0 0 0 0 0 53 17 0 13 41 0 0 156 632
1:00 PM 27 0 14 0 0 0 0 0 0 41 24 0 9 60 0 0 175 636
1:15 PM 14 0 17 0 0 0 0 0 0 57 20 0 16 38 0 0 162 650
1:30 PM 20 0 14 0 0 0 0 0 0 62 21 0 22 53 0 0 192 685
1:45 PM 28 0 14 0 0 0 0 0 0 56 21 0 14 47 0 0 180 709
2:00 PM 19 0 24 0 0 0 0 0 0 54 20 0 8 45 0 0 170 704
2:15 PM 19 0 18 0 0 0 0 0 0 77 29 0 24 78 0 0 245 787
2:30 PM 19 0 18 0 0 0 0 0 0 60 18 0 21 71 0 0 207 802
2:45 PM 25 0 29 0 0 0 0 0 0 92 23 0 12 71 0 0 252 874
3:00 PM 31 0 25 0 0 0 0 0 0 88 23 0 23 47 1 0 238 942
3:15 PM 32 0 22 0 0 0 0 0 0 114 47 0 26 73 0 0 314 1011
3:30 PM 28 0 23 0 0 0 0 0 0 101 41 0 23 76 0 0 292 1096
3:45 PM 20 0 18 0 0 0 0 0 0 113 35 0 21 78 0 0 285 1129
4:00 PM 37 0 15 0 0 0 0 0 0 112 35 0 11 76 0 0 286 1177
4:15 PM 17 1 13 0 0 0 1 0 0 97 53 0 14 74 1 0 271 1134
4:30 PM 36 0 23 0 0 0 0 0 0 114 34 0 19 77 1 0 304 1146
4:45 PM 21 0 16 0 0 0 0 0 0 107 33 0 23 73 0 0 273 1134
5:00 PM 33 0 16 0 0 0 0 0 0 93 33 0 12 59 0 0 246 1094
5:15 PM 35 0 13 0 0 0 0 0 0 97 36 0 13 60 0 0 254 1077
5:30 PM 27 0 17 0 0 0 0 0 0 71 31 0 10 49 2 0 207 980
5:45 PM 33 0 20 0 0 0 0 0 0 81 31 0 13 67 0 0 245 952
6:00 PM 19 0 14 0 0 0 0 0 0 68 27 0 14 52 1 0 195 901
6:15 PM 29 0 10 0 0 0 0 0 0 47 12 0 12 48 0 0 158 805
6:30 PM 20 0 13 0 0 0 0 0 0 50 16 0 11 35 0 0 145 743
6:45 PM 11 0 5 0 0 0 0 0 0 43 15 0 4 27 0 0 105 603
7:00 PM 9 0 10 0 0 0 0 0 0 45 20 0 4 31 0 0 119 527
7:15 PM 13 0 9 0 0 0 0 0 0 36 14 0 10 36 0 0 118 487
7:30 PM 18 0 10 0 0 0 0 0 0 35 7 0 4 21 0 0 95 437
7:45 PM 11 0 2 0 0 0 0 0 0 23 8 0 8 15 0 0 67 399
8:00 PM 7 0 10 0 0 0 0 0 0 23 12 0 3 33 0 0 88 368
8:15 PM 11 0 11 0 0 0 0 0 0 22 15 0 3 28 0 0 90 340
8:30 PM 7 0 7 0 0 0 0 0 0 17 9 0 8 20 0 0 68 313
8:45 PM 14 0 7 0 0 0 0 0 0 27 5 0 3 17 0 0 73 319
9:00 PM 5 0 2 0 0 0 0 0 0 9 11 0 3 35 0 0 65 296
9:15 PM 7 0 3 0 0 0 0 0 0 21 8 0 3 15 0 0 57 263
9:30 PM 6 0 5 0 0 0 0 0 0 9 2 0 5 19 0 0 46 241
9:45 PM 7 0 4 0 0 0 0 0 0 9 7 0 3 11 0 0 41 209
10:00 PM 4 0 3 0 0 0 0 0 0 15 5 0 1 8 0 0 36 180
10:15 PM 4 0 2 0 0 0 0 0 0 7 9 0 5 4 0 0 31 154
10:30 PM 1 0 2 0 0 0 0 0 0 3 4 0 2 9 0 0 21 129
10:45 PM 0 0 1 0 0 0 0 0 0 12 0 0 1 11 0 0 25 113
11:00 PM 2 0 0 0 0 0 0 0 0 7 0 0 0 10 0 0 19 9611:15 PM 2 0 0 0 0 0 0 0 0 7 2 0 1 4 0 0 16 81
11:30 PM 1 0 0 0 0 0 0 0 0 4 1 0 0 5 0 0 11 71
11:45 PM 1 0 1 0 0 0 0 0 0 6 0 0 0 6 0 0 14 60
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
CSAH 17 (Lake Elmo Ave N EastCSAH 17 (Lake Elmo Ave N East
Junction) Junction)
(Northbound)(Northbound)
CSAH 17 (Lake Elmo Ave N EastCSAH 17 (Lake Elmo Ave N East
Junction) Junction)
(Southbound)(Southbound)
CSAH 14 (Stillwater Blvd)CSAH 14 (Stillwater Blvd)
(Eastbound)(Eastbound)
CSAH 14 (Stillwater Blvd)CSAH 14 (Stillwater Blvd)
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals
LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU
Peak 15-MinPeak 15-MinFlowratesFlowrates
NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
All Vehicles 128 0 88 0 0 0 0 0 0 456 188 0 104 292 0 0 1256
Heavy Trucks 16 0 0 0 0 0 0 28 24 0 8 0 76
Buses
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0
Scooters
Comments:
Report generated on 12/2/2022 8:29 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
Page 2 of 2
From:John P. Hanson
To:Sophia Jensen
Subject:RE: Lake Elmo Land Use Agency Review - February 1st Batch
Date:Thursday, February 8, 2024 2:01:14 PM
Attachments:image002.png
image003.jpg
Caution: This email originated outside our organization; please use caution.
Sophia,
All subdivisions, plats, developments, and lot-line modifications require permits from the
Valley Branch Watershed District. Please inform the Peanut Poppy Ranch representatives of
the requirement.
It appears that because no site changes are proposed at the Fury Motors site that the United
Rentals project does not require a VBWD permit.
Thanks,
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:Jack Griffin
To:Sophia Jensen
Cc:Chad Isakson; Nathan Fuerst
Subject:United Rentals
Date:Monday, February 12, 2024 7:00:03 PM
Caution: This email originated outside our organization; please use caution.
Sophia,
My comments from 10/27/2023 for United Rentals remain applicable. The site plan requiresadditional R/W dedications along Stillwater Boulevard consistent with the County'sComprehensive Plan. The R/W is imperative for future county roadway improvements at theintersection with Lake Elmo Avenue to accommodate needed pedestrian facilities(trail/sidewalks). Also, preservation of a 10-ft D+U beyond the R/W is required and has notbeen provided through the revised plans. The revised plans show the D+U drawn inside of theexisting County R/W. Let me know if you have any questions.
Thanks ~Jack John (Jack) W. Griffin, P.E.Principal / Sr. Municipal Engineer
651.300.4264
Jack.Griffin@FOCUSengineeringinc.com
10/27/23, 2:34 PM FOCUS Engineering, Inc. Mail - Re: United Rentals CUP
https://mail.google.com/mail/u/0/?ik=885060bd59&view=pt&search=all&permthid=thread-f:1780651332434415582%7Cmsg-a:r-86153106560238941…1/1
Jack Griffin <jack.griffin@focusengineeringinc.com>
Re: United Rentals CUP
1 message
Jack Griffin <Jack.Griffin@focusengineeringinc.com>Fri, Oct 27, 2023 at 2:33 PM
To: Sophia Jensen <SJensen@lakeelmo.org>
Cc: Kristina Handt <KHandt@lakeelmo.org>, Marty Powers <MPowers@lakeelmo.org>
Sophia,
See attached comments regarding R/W, D+U preservation.
Thanks ~Jack
John (Jack) W. Griffin, P.E.
Principal / Sr. Municipal Engineer
FOCUS ENGINEERING, INC.
651.300.4264
jack.griffin@focusengineeringinc.com
On Tue, Oct 24, 2023 at 10:30 AM Sophia Jensen <SJensen@lakeelmo.org> wrote:
All,
I am working on the review for the United Rentals Conditional Use Permit. I will be sending this out for agency review
Friday. Early on we mentioned we wanted to require a trail easement along Stillwater Blvd. If that is still the case they will
need to revise plans to show this easement and push back the landscaping. I need to confirm if this would be a trail or
sidewalk and how large we want the easement so they can adjust their plans accordingly.
They have other items that are missing from the application so I figured I would include all the items in 1 email (attached
are some of their plans for reference)
Thank you,
Sophia Jensen
City Planner
3880 Laverne Ave N | Lake Elmo MN 55042
651-747-3911 | www.lakeelmo.org
5c. United Rentals_CUP Submittal_Landscape_10-18-2023.pdf
1074K
397 LF 6" PVC S
C
H 40
@ 2.0
%
EXISTING
BUILDING
EXIST
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BU
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UTILITY WORK
PER CIVIL PLANS
STIL
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EXISTING CITY SIDEWALK
EXISTING
PAVING
EXISTING PAVING
EXISTING PAVING
EXISTING
PAVING
EXISTING TURF
EXISTING
TURF
EXISTING
TURF
EXISTING
TURF
EXISTING
GRAVEL
EXIS
TI
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A
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TURF SEED TO
DISTURBED LIMITS,
FIELD VERIFY
TURF SEED TODISTURBED LIMITS,
FIELD VERIFY
PROPERTY
LINE
PROPOSED
6' VINYL
EXISTING
WOODS
EXISTING
WOODS
SCREEN FENCE
PROPOSED
6' VINYL
SCREEN FENCE
PROPOSED
6' VINYL
SCREEN FENCE
RIGHT OF WAY
EXISTING
TREE
EXISTING
TREES
RIGH
T
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W
A
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RIGH
T
O
F
W
A
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PROPOSED
OVERSTORY
TREES
PROPOSED
OVERSTORY
TREES
PROPOSED
CONIFEROUS
TREES WITH
PROPOSED
ORNAMENTAL
TREES
PROPOSED
ORNAMENTAL
TREES
40'-0" ROLLINGGATE.
50'-0" ROLLINGGATE.
SHRUB CLUSTER, TYP.
SHRUB CLUSTER, TYP.
EDGER+MULCH
PROPOSEDCONIFEROUS
TREES WITH
EDGER+MULCH
DescriptionRev.Date CONDITIONALUSE PERMIT11144 STILLWATER BOULEVARD NORTHSheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236132.000
HL
BH
10.18.23Project Title:UNITEDRENTALS, INC.10330 DAVID TAYLOR DRIVECHARLOTTE, NC 28262Client:Sheet:DESIGN GROUPLandscape Architecture | Planning475 Cleveland Avenue N. | Suite 101ASt. Paul, MN 55104 telephone: 651.788.9018internet: www.calyxdesigngroup.com L100
LANDSCAPE PLAN
LANDSCAPE LAYOUT PLAN:
ALL PROPOSED TREES TO BE PLANTED 10' MINIMUM FROM UTILITIES
Site Data
Screen Fence Length: approx. 1,335 LF
Perimeter Screening Requirement
Screen Fence: 6' height (minimum), 90% opaque
Plantings: 1 Deciduous or Coniferous Tree per 25 LF of screen fence
Calculation: 1,335 / 25 = 53 Trees
Tree Sizing Minimums:
Overstory Deciduous: 2.5" Caliper
Coniferous: 6' Hgt.
Ornamental Deciduous: 2" Caliper
City of Lake Elmo Screening Requirements:
6' Vinyl Screen Fence, Style TBD
EVERGREEN TREES CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
PD Picea glauca `Densata`Black Hills Spruce 6` Hgt.B&B 14
OVERSTORY TREE CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
AS Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B 11
GD2 Gleditsia triacanthos inermis 'Draves' TM Street Keeper Honey Locust 2.5" Cal.B&B 5
QB Quercus bicolor Swamp White Oak 2.5" Cal.B&B 11
ORNAMENTAL TREES CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
MP Malus x `Prairifire`Prairifire Crab Apple 2" Cal.B&B 3
SI Syringa reticulata `Ivory Silk`Ivory Silk Japanese Tree Lilac 2" Cal.B&B 6
SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
Cr Cornus alba `Regnzam`Red Gnome Dogwood 5 gal.Pot 18
Ha Hydrangea arborescens `Annabelle`Annabelle Hydrangea 5 gal.Pot 5
Jf Juniperus chinensis `Sea Green`Sea Green Juniper 5 gal.Pot 20
Wr Weigela florida `Rumba`Rumba Weigela 2 gal.Pot 5
GRASSES CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
Ck Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass 1 gal.Pot 92
PLANT SCHEDULE
PRELIMINARY
Tree Diversity Matrix:
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
February 14, 2024
Sophia Jensen, Planner
City of Lake Elmo
Re: United Rentals – Conditional Use Permit
“Proudly Serving Neighbors and Friends”
Sophia,
Based on the plan documents dated February 8, 2024, the fire department has no comments pertaining to the
proposed use. The building was a former vehicle dealership which is considered the same occupancy type as a
rental store (Group B).
If any changes were made to the building footprint (potentially inside or outside) the trigger point for
sprinklers or alarm system may be required. The building is currently not protected by a fire alarm or sprinkler
system.
Respectfully,
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
February 16, 2024
Sophia Jensen
City Planner
City of Lake Elmo
3880 Laverne Avenue
Lake Elmo, MN 55042
Comments on United Rentals Conditional Use Permit (CUP)
Dear Sophia,
Thank you for the opportunity to review and comment on the United Rentals Conditional Use Permit
(CUP) located at 11144 CSAH 14 (Stillwater Boulevard North). We are grateful for the City of Lake Elmo’s
partnership in improving the safety and mobility of our county transportation system. Our development
review team has reviewed the CUP and offers the following comments.
CSAH 14 at this location is currently classified as an “A-Minor Expander” roadway. The Washington
County Comprehensive Plan indicates a preservation need of 180 feet of right-of-way for this portion of
CSAH 14. Due to the existing building locations in this section of CSAH 14, the County is willing to reduce
the right-of-way corridor to 150 feet which would mimic the existing adjacent section of CSAH 14 at 39th
Street North. The 150 feet of right-of way is needed to accommodate travel lanes, turn lanes, and trails.
These transportation items are necessary to meet the county’s safety, mobility, and multimodal needs,
including a future alignment of the Central Greenway Trail. The CUP documents show infrastructure (i.e.
fencing, outdoor storage, and entrance gate) within the 150 foot future corridor. While we understand
that this CUP is not part of a platting process, the County’s expectation is that 75 feet from the roadway
centerline would be dedicated if or when this parcel is platted, or would need to be acquired at city cost
at the time of roadway construction.
The development proposes accessing CSAH 14 in the two existing driveway locations. Because this CUP
represents a change in use, access permits will be required for the repurposing of these driveways. The
proximity of these driveways to the signalized intersection at Lake Elmo Avenue have been problematic,
especially as it relates to left turns into the site when traffic is queued at the traffic signal. Washington
County recommends that the city require, as a condition of the CUP, relocation of these driveways to a
safer and more effective location. The county typically will not permit more than one driveway from
CSAH 14 to a site; however if the property owner wants more than one access to the site, it should be
from Laverne Avenue North, not CSAH 14. Additionally, the entrance driveway is proposed to be gated
which may require vehicles to obstruct CSAH 14 while they wait for the gate to open. Such obstruction
would be an obvious safety concern and we would want to see that gate moved further into the site to
allow for entering vehicles, including those pulling trailers given the nature of the site, to be clear of the
county highway lanes. Conversely, the entrance and gate could be moved to Laverne Avenue North.
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
City residents have contacted city and county staff and elected officials in the recent past to express
concern about the lack of a pedestrian connection along the north side of CSAH 14 from Laverne Avenue
to the signalized pedestrian crosswalks at Lake Elmo Avenue, and a desire to see such a connection
established prior to the future reconstruction of the roadway corridor which is not in the county’s
current 5-year Capital Improvement Plan (CIP). The city may wish to consider this existing need as it
relates to the site plan and request for a Conditional Use Permit, either to construct the connection
simultaneously with site work or to ensure that the site layout facilitates this future connection.
A Right of Way Permit will be required for any work within the right-of-way unless such work is incidental
to access modifications approved via a county Access Permit. As the development progresses, a plan set
will be required with the application and include any improvements within the County right of way. A
temporary access permit will be needed for access to CSAH 14 for construction purposes, even if an
existing access point is being repurposed for such use.
All utility connections to County highway right of way for the development require Washington County
Right of Way permits. Typically, these utility connection permits are the responsibility of the utility
companies.
Thank you again for the opportunity to provide comments on the sketch plan for the proposed United
Rentals site. 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.
If you have any questions, please get in touch with me at 651-430-4316 or
lyssa.leitner@co.washington.mn.us
Sincerely,
Lyssa Leitner
Planning Director
Cc (email only):
Wayne Sandberg, Public Works Director/County Engineer
Frank Ticknor, Deputy Director Public Works
Daniel Elder, Public Works Planner II
Joe Gustafson, Traffic Engineer
Kevin Peterson, Design Engineer
Memorandum
800 Washington Avenue North, Suite 103
Minneapolis, MN 55401
February 16, 2024
TO: SOPHIA JENSEN
FROM: SARAH EVENSON, PLA
RE: CITY OF LAKE ELMO LANDSCAPE AND TREE PRESERVATION PLAN REVIEW:
UNITED RENTALS CUP
SUBMITTALS
1. United Rentals Conditional Use Permit Application Submittal, dated 01/25/2024, received 02/08/2024
REVIEW HISTORY
1. United Rentals CUP Application Landscape and Tree Preservation Plan Review. February 16, 2024.
LOCATION: 11144 Stillwater Boulevard North, Lake Elmo, MN 55042
CURRENT LAND USE CATEGORY: Village Mixed Use (V-MX)
ADJACENT AND SURROUNDING LAND USE: Village Mixed Use to the east and south, with
rural single family in the southwest corner across Stillwater Boulevard. Public Facilities to the north
and west.
SPECIAL LANDSCAPE PROVISIONS: none
TREE PRESERVATION PLAN: 105. 12. 470
» A tree preservation plan has not been submitted and will be required prior to approval. Applicant shall
commission an inventory of existing significant trees on site, per code, and submit a tree preservation
plan.
LANDSCAPE PLAN: 105.12.480
» A landscape plan has been submitted that does not meet all requirements.
o Once the tree preservation plan reveals significant trees, all significant trees to remain shall be
shown with tree protection fencing around their critical root zones (CRZs).
o The landscape plan does not account for the required number of trees.
Without a tree preservation plan, the number of required replacement trees cannot be
accurately calculated.
A minimum of 1 tree is required per every 50’ of street frontage (along Stillwater Boulevard
and Laverne Avenue)
The area of disturbance must be measured, and 5 trees shall be planted for every 1 acre of
land disturbed
Interior parking lot landscaping will be required, per Table 6-2 105.12.480 (d)(2)
February 16, 2024
United Rentals
Memorandum 2
Given the less intensive uses to the north and west, screening will also be required along
those parcel edges. The existing woodland does not provide a 90% opaque screen on a
year-round basis.
o Screening of at least 8’ in height may be required between the proposed project and these less-
intensive uses, based on the proposed automotive storage use.
Cross-sections/elevations will be required to illustrate the impact of screening between
less intensive and proposed land uses along each edge.
o Proposed screening trees along the western edge are not offset from the property line so as not to
overhang adjacent properties at mature size.
o Show the location of a topsoil stockpile and provide notes indicating that the quantity of soil shall
be sufficient to cover all landscaped areas at least 4” deep
RECOMMENDATION:
Submittal does not meet criteria for approval. Prepare and submit tree preservation and landscape plans that
meet code requirements for future review.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653
E: Sarah@hkgi.com
From:Brian
To:Charles Cadenhead; Katrina Beckstrom; Jeff Holtz; Matt Hirn; Nick Dragisich; Sophia Jensen
Subject:Public Storage Facility - Fury Motors:
Date:Sunday, February 18, 2024 3:59:06 PM
Some people who received this message don't often get email from micsmn@gmail.com. Learn why this isimportant
Caution: This email originated outside our organization; please use caution.
Team Lake Elmo:
Many of us residents that live near DT Lake Elmo and enjoy supporting local business and thesmall town design that has been saved for decades. We are 100% against putting an eye sorestorage facility right DT Lake Elmo.
Do you really feel a storage facility is what Lake Elmo needs to make the City better? Does itbring traffic to DT to help support other local businesses? Does it bring jobs to the localresidents in the City?
I am not sure how this is currently even a thought by the planning department as being an assetto DT Lake Elmo?
Thank youBrian DeCurtins
Legacy