HomeMy WebLinkAbout#00 - Limerick Village1
STAFF REPORT DATE: 8/14/2024 WORKSHOP DISCUSSION
TO: City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Sketch Plan Review – Limerick Village REVIEWED BY: Jason Stopa, Community Development Director
BACKGROUND: Maplewood Development is proposing a development to be called Limerick Village. The development will be on two undeveloped parcels northwest of Hudson Boulevard North and Manning Avenue North. As proposed, the project would include 710 residential units on about 80
acres. The units are broken down as follows:
• Attached Townhomes – 161 units
• One 4-story Senior Multifamily Apartment – 120 units
• Three 3-story Multifamily Apartments – 280 units
• 40’ Single Family Lots – 129 units
• 45’ Single Family Lots – 20 units
The project would be connected to city water and sewer services. The project site is noncontiguous with existing development, so City water and sewer connections need to be made to existing terminus on Hudson Boulevard North. The Applicant understands that connection would be at their expense. Reconstruction of a portion of Hudson Boulevard will also be necessary to provide
access consistent with the City’s Comprehensive Plan and prior approvals.
After an initial review of the concept by City Council on December 12, 2023, (packet link here) the Applicant revised and resubmitted plans in order to avoid a Comprehensive Plan Amendment.
After another review of the concept by the City Council on March 12, 2024, (packet link here) the
Applicant revised the plan to adjust densities after receiving feedback from City Council regarding the multifamily units. The Applicant is seeking feedback from the City Council on the proposed concept plan prior to
proceeding forward with an Environmental Assessment Worksheet (EAW) which is mandatory for
this project. Due to the cost and time involved, the Applicant would first like to know if the concept is generally acceptable. ISSUE BEFORE THE CITY COUNCIL:
The City Council should provide feedback regarding the concept plan and advise Maplewood
Development on City preferences to move forward with next steps.
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LAND USE GUIDANCE OVERVIEW: Comprehensive Plan Future Land Use Guidance –Medium Density Residential (MDR) & High
Density Residential (HDR)
• Required Residential Density – o MDR (~37 acres) 4.01 – 8.0 Units / Net Acre o HDR (~42 acres) 8.01 – 15.0 Units / Net Acre
• MUSA Growth & Phasing Period – 2020 - 2030 Zoning District
• Existing – Rural Transition
• Requested – MDR & HDR (consistent w/Future Land Use Areas) ENTITLEMENTS REQUIRED: Staff have reviewed the concept level plan against the adopted 2040 Comprehensive Plan and the City’s Zoning standards. The following approvals will be required for this project to be permitted:
1. Mandatory Environmental Review (EAW) – Triggered by number of units. 2. Rezone – RT to MDR and HDR (corresponding with Comp Plan) 3. Planned Unit Development (PUD) – To deviate from base City Code requirements. 4. Major Subdivision FISCAL IMPACT: There is no fiscal impact to the City at this time. The Applicant would be required to extend or reconstruct public infrastructure serving the proposed development at their own expense.
ANALYSIS:
Generally, the proposal meets the intent of the Comprehensive plan to transition the density from higher on the east to lower on the west. The Applicant has worked with staff to align the concept plan with the City’s Comprehensive Plan. An overview of the expected density is below:
Net Acres
Proposed
Units
Proposed
Density
Proposed
Min – Max Units
HDR (8.01 – 15 units/ac) 39.6* 565 14.26 318 – 594
MDR (4.01 – 8 units/ac) 35.19* 149 4.23 142 – 314
Total 74.79 710 9.49 460 – 908
*City Staff were advised by Met Council that the land to be dedicated as parkland to the City must be
netted out of the density figure. Net acreage will vary if parkland areas change.
[Review of flexibilities on following page]
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PLANNED UNIT DEVELOPMENT FLEXIBILITY: A PUD is also anticipated with this project. The anticipated requests to deviate from Zoning
standards are summarized below:
Attached Townhomes Flexibilities:
• Reduced ROW width is requested, no proof of concept has been provided to detail how
required improvements can be located within a reduced ROW area.
• Request for front loaded townhomes (garage with driveway on front facade) where the City Code prohibits parking between the front façade and the street.
• Townhome plat may require PUD flexibility to allow units to be separately platted.
4 Story Senior Multifamily Lot Flexibilities
• None identified at this time, it appears possible for this element of the project to meet City Standards. 3 Story Multifamily Buildings Flexibilities:
• None identified at this time, it appears possible for this element of the project to meet City
Standards.
40’ and 45’ Single Family Detached Lot Flexibilities:
• Minimum Lot Area
• Minimum Lot Width Given the conceptual nature of the proposal, it is possible that additional requirements for
flexibility to City Code might be requested or identified as more detail is provided. DESIGN CONSIDERATIONS: The Limerick Village project would be Lake Elmo’s largest single residential development in terms of units. As a gateway to the community, site design and architectural elements will be
carefully reviewed against the City’s Code and Design standards. Considerations specific to each
area of the site are provided below: Townhomes: This area must consider the high visibility along the Manning Avenue corridor to the east and
must also be designed to front Limerick Parkway on the west. Pedestrian connections and
walkability should be reinforced both within and around this property, particularly to the park. Proof that the drives will allow adequate space for required infrastructure improvements has not been provided. City Engineering, Public Works and Fire Department feedback will be necessary to understand feasibility. The Applicant is requesting townhomes be front loaded, instead of rear
loaded, which will not create the same appearance from the public right of way. It is anticipated
that the Applicants preferred design choice will provide a less appealing development. 4-Story Senior Apartment: This part of the subject property, and any development on it, will be highly visible from Manning
Avenue, and even the interchange of Manning and Interstate 94. The apartment building on this
site should remain fronted to both Manning Avenue and Limerick Parkway, with surface parking concentrated in the middle of the site. It should be anticipated that high quality building materials, and building design are required by the City for this important corner. Strong attention will be paid to connect this lot with the proposed park.
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3-Story Multifamily Buildings:
These buildings will be primarily visible from the streets and areas internal to the Limerick
Village site. Facades should be varied, and front yard plantings will be required to soften the streetscape. Additional consideration should be given to the proximity of those units to future business park development to the south and methods provided to buffer accordingly. It is possible that the City could require a trail connection to the south or west of the subject property to
facilitate connectivity through future developments.
40’ and 45’ Single Family Detached Lots: Smaller lots (40 and 45 foot lot widths) for detached single family homes are proposed in this development than can be found in the City, and will require flexibility to the City Code. With a
standard lot, homes face the street with a minimum of a two car garage. With narrower lots, there
is not much living area visible from the street to create visual interest. An Example of how these lots can be laid out in terms of building area, setbacks, standard easements, etc., has not been provided.
Parkland Dedication:
This development, with 710 units, creates the potential for an estimated 1500-2000 new residents. Currently, the developer is proposing a nearly 2-acre park abutting the central stormwater management area.
Staff are not supportive of allowing the Park B to be considered a City park due to the challenges
noncontiguous parks create for maintenance. Instead, that should remain as a private open space or amenity serving the 3 story apartment buildings. The remaining dedication requirements should be met via cash in lieu of land.
The March 12, 2024, staff report summarizes previous discussions on parkland.
PLANNED UNIT DEVELOPMENT BENEFITS:
• A large regional stormwater pond and adjacent park with a looped trail system will provide
over 11 acres of contiguous open space in the center of the development.
• The development will provide a mix of different housing types and serve as a transition from more intensive commercial uses planned to the south of the site.
• The proposed development will connect to, and extend, City utilities at the expense of the
Developer.
• Trails, sidewalk, and roadway connectivity are proposed consistent with City plans. FEEDBACK DESIRED:
• Will the request for flexibility from a City Standard of 50’ to the proposed 40’ and 45’ wide detached single family lots be supported?
• Will the park land proposed be suitable in terms of location and area?
• What specific concerns might there be for design of the streets or different elements of the
project? ATTACHMENTS:
• Proposed concept plans and narrative
• 8/1/24 – Updated Planning Comment Memo – Sketch Plan Review
• City & County Review Memos
Sketch Plan Submittal July 19, 2024
Limerick Village Page 1 of 3
LIMERICK VILLAGE SKETCH PLAN NARRATIVE Lake Elmo, Minnesota July 19th, 2024
DEVELOPMENT TEAM Developer: Maplewood Development, Mario J. Cocchiarella Civil Engineer: Alliant Engineering, Inc., Clark Wicklund
Surveyor: Alliant Engineering, Inc., Dan Ekrem
Landscape Architect: Alliant Engineering, Inc., Mark Kronbeck LEGAL DESCRIPTION Parcel 1
That part of the Northeast Quarter of the Southeast Quarter of Section 36, Township 29 North, Range
21 West, Washington County, Minnesota which lies westerly of the westerly right of way line of Minnesota Department of Transportation Right of Way Plat No. 82-35 recorded as Document No. 424557 in the office of the
County Recorder,
Washington County, Minnesota and westerly of the westerly right of way line of Washington County Highway Right of Way Plat No. 36 recorded as Document No. 449905 in said office of the County Recorder.
Parcel 2
And also the Northwest Quarter of the Southeast Quarter of Section 36, Township 29 North, Range 21 West, Washington County, Minnesota; EXCEPT the following described tract: Commencing at the Southwest corner of said Northwest Quarter of the Southeast Quarter; thence
North along the West
line a distance of 152 feet to a point; thence Southeasterly in a straight line to a point on the South line of said Northwest Quarter of the Southeast Quarter to a point, said point being located 33 feet East of the Point of beginning; thence West
33 feet to the point of beginning.
EXISTING CONDITIONS The property is currently owned by SPQR Lake Elmo, LLC, a subsidiary of Maplewood Development.
It is approximately 79.4 acres and bound by Manning Avenue to the east, agricultural land to the south,
agricultural land and a light industrial business to the west and agricultural land to the north.
Sketch Plan Submittal July 19, 2024
Limerick Village Page 2 of 3
The property is currently used for agriculture but for approximately 5 acres in the southeast used by Sodbuster RC Flying Club. A farmstead with associated outbuildings exists at the northeast corner of
the property. Site access for the farmstead and flying club is from Manning Avenue.
Site topography varies gradually from an elevation of 918 in the northwest to an elevation of 893 in the southeast. A low area near the southeast corner of the site provides approximately 28K cubic yards of flood storage for the 100 year rainfall event and at an elevation of 895.1 per Valley Branch hydraulic
modeling. Surface runoff generally migrates from west to east and ultimately arrives at the St. Croix
River. Site soils are generally free draining and anticipated to be suitable for infiltration.
DEVELOPMENT PLAN
The current sketch plan provides for a mixed-use development consisting of single-family homes, town homes, apartments and a senior living / assisted living center. Single-family homes are to be located on the western half of the site and consist of 40’ and 45’ wide lots. Front-loaded town homes are to be
located along the east side of the site adjacent to Manning Ave. and provide a transition from the lower
density single-family housing product to the west. The higher density product is to consist of a senior living option and multi-story apartment buildings with underground and surface parking provided along the south of the property. A large stormwater feature of approximately nine acres is to be located near the center of the site and be an amenity to the
single-family and front-loaded town homes.
A schedule of product types and quantities is as follows: 40’ single-family homes 129
45’ single-family homes 20
Front-loaded town homes 161 Apartment units 280 Senior living 120
The current sketch plan proposes for the extension of 5th Street North from the west to Manning
Avenue to the east. It is currently proposed that 5th Street North be located south of and abutting the north property boundary to avoid three large overhead transmission towers to the north abutting the property. The plan also proposes for the relocation of Hudson Boulevard (aka 2nd Street North) to the south and is to align with 2nd Street North and Manning Avenue to the east. The location and alignment
of Hudson Boulevard is as depicted in Four Corners 2nd Addition Plans prepared by Larson
Engineering and last dated July 10, 2019. Limerick Parkway is proposed to extend from 5th Street North to relocated Hudson Boulevard and generally parallel Manning Avenue. It will provide internal access at multiple locations to the single-family homes, front loaded town homes, senior living building and apartments.
Sketch Plan Submittal July 19, 2024
Limerick Village Page 3 of 3
Park areas are currently proposed near the center of the site and southwest corner of the site. The centrally located park is approximately 2 acres and positioned to equally serve all nearby residents
while benefiting from the longer viewshed of the stormwater management features.
The southwest park is approximately 1.5 acres and located in proximity to the apartments and single-family homes to provide additional recreation opportunities for the residents. UTILITIES
The area is served with 12” watermain and a 24” sanitary sewer in Hudson Boulevard. Each stub is located within right-of-way and located approximately a quarter mile south of the southwest corner of the project site. It is the applicants understanding that each utility has capacity to serve the site and subject to routing to the site.
It is the applicant’s intent to work with the abutting land owners to the south and west to determine an extension of the two utilities to the site and as part of the preliminary plat submittal. It is understood that the City of Lake Elmo is pursuing the construction of a water tower somewhere near the site to serve properties in this area.
STORMWATER MANAGEMENT The property currently provides approximately 28,000 cubic feet of flood storage for the 100 year rainfall event, which floods to an elevation of 895.1 per VBWD hydraulic modeling. An additional
95,000 cubic feet of flood storage is provided on the property to the south at that same elevation.
The sketch plan proposes to provide a local/regional stormwater management pond/infiltration basin of approximately 10 acres near the center of the site. It is currently proposed that the basin be outlet to the east under Manning Avenue to a ditch an approximate elevation of 890 which will provide for a
basin normal water level of approximately 892 and an infiltration bench of approximately 890.7, which
will provide approximately 40,400 cubic feet of flood storage or approximately 12,400 cubic feet of excess flood storage.
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20'9134Limerick VillageSite PlanLake Elmo, Minnesota11"x17"45' LOTS45' LOTSSTUB ACCESS ROADOVERHEAD POWERTRANSMISSIONTOWER TYP.STUB ACCESS ROADTURN LANES
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20'STUB ACCESS ROADSTUB ACCESS ROADTURN LANES9134LIMERICK VILLAGELAKE ELMO, MINNESOTAINFRASTRUCTURE PLAN W/ AERIALORIGINAL SIZE 22"x34"
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2'11368888627883RD ST N3RD ST CT N
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5TH ST N
2ND ST N4TH ST NMANNING AVEPARK A1.98 ACOUTLOT A(STORMWATER)9.14 ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'40'40'3 - STORY APARTMENTS WITH UNDERGROUND PARKING35,500 SF - 100 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING27,600 SF - 80 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS2729293339945459PARK B1.44 ACMDR/HDRLAND USE DIVIDE PERCITY COMPREHENSIVEPLAN40' Lots: 129 Units45' Lots: 20 UnitsTotal: 149 UnitsGross Hatch Area: 35.76 AcrePark Area: 0.57 AcreNet Hatch Area: 35.19 AcreDensity: 4.23 Units/AcreTownhomes: 161 UnitsApartments: 280 UnitsSenior Housing: 120 UnitsSingle Family Lots: 4 UnitsTotal: 565 UnitsGross Hatch Area: 42.45 AcrePark Area: 2.85 AcreNet Hatch Area: 39.60 AcreDensity: 14.26 Units/Acre80'100'66'66'80'66'66'66'100'100'100'66'40'40'40'40'40'66'40'40'
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20'9134Limerick VillageDensity ExhibitLake Elmo, Minnesota11"x17"45' LOTS45' LOTS
161 UNITS
7/17/2024
LIMERICK VILLAGE
LAKE ELMO, MNCONCEPT RENDERING
-OVERSTORY TREE
-CONIFER TREE
-ORNAMENTAL TREE
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
MEMORANDUM
Date: August 1, 2024
To: Maplewood Development
Cc: Nathan Fuerst, AICP, Consulting
Planner
RE: Limerick Village Sketch Plan Review
Description of Request
The City of Lake Elmo received a revised residential subdivision sketch plan from Maplewood
Development and Construction, Inc, for a project on two properties totaling approximately 80
acres. The subject property is located northwest of Manning and Hudson Boulevards (PIDs
36.029.21.42.0001and 36.029.21.41.0001). The sketch plan depicts a major subdivision which
will result in a total of 710 residential units, broken down as follows:
• Front Loaded Attached Townhomes – 161 Units across 25 buildings
• 4 Story Senior Living Residential Apartments – 120 Units in 1 building
• 3 Story Multifamily Apartments – 280 units across 3 buildings
• 40’ Single Family Lots – 129.
• 45’ Single Family Lots – 20.
A large central stormwater pond of 9.14 acres is provided. Access to this site is proposed
from proposed extensions of 2nd and 5th Streets N. An internal system of public roads will
provide access to individual lots. Utilities must be extended from the current terminus on
Hudson Boulevard to the south to the project site by the developer at their sole cost.
The proposal is characterized as a major subdivision. The applicant is requesting the use
of a Planned Unit Development Overlay (PUD) to allow for flexibility in meeting the various
standards required for the different residential uses comprising this project.
Premature Subdivisions – Lake Elmo Water Capacity Concerns
The City is working through issues relating to the amount of water which it can draw
under an existing Minnesota Department of Natural Resources permit. A timeline for
resolution on this issue is not known, and is made more complicated due to the PFAS
contaminant issue in the East Metro. Until the resolution of ongoing water issues, Lake
Elmo’s City Council may choose to reject new subdivisions as premature.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Development Summary:
Mandatory Environmental Review - Environmental Assessment Worksheet (EAW)
This project exceeds the statutory EAW review threshold for attached and unattached units and
therefore must receive a mandatory EAW under Minnesota Rules 4410.4300 Subp. 19. While the
project does not exceed the threshold for a mandatory EIS, we will not know the extent of
environmental review requirements until the EAW process is completed. An EAW may be prepared by
the Developer’s consultant and must be reviewed and accepted by the City of Lake Elmo, which will
be the RGU. Until the Environmental Review process concludes, a Preliminary Plat application will not
be accepted as complete.
Sketch Plan Review Narrative
The narrative provides general information on the proposed development, It appears that
the site plans accompanying the narrative generally include the information required by Sec.
105.12.1210 (a) (2).
Comprehensive Plan Review
At 710 units on 79.3 gross acres, this concept meets the overall guided density of the
City’s Comprehensive Plan, which would require a range of units in each Future Land
Use Category as broken down below:
Net Acres
Proposed
Units
Proposed
Density
Proposed
Min – Max Units
HDR (8.01 – 15 units/ac) 39.6* 565 14.26 318 – 594
MDR (4.01 – 8 units/ac) 35.19* 149 4.23 142 – 314
Total 74.79 710 9.49 460 – 908
*City Staff were advised by Met Council staff that land dedicated as parkland to the City
must be netted out of the density figure. This is reflected in the plans dated 7/19/24.
Site Size: 79.3 gross acres
Existing Zoning: Rural Transition (RT)
Proposed Zoning
District:
Medium Density Residential (MDR) and High Density
Residential (HDR) with a Planned Unit Development (PUD)
Overlay
Proposed Use(s): Multifamily and Single Family Residential
Use Classification: Multifamily is Permitted in HDR and Conditional in MDR,
Single Family is Permitted in both HDR and MDR.
Existing Land Use: Undeveloped Farmstead currently used as agricultural.
Adjacent Zoning
Designations:
North: Medium Density Residential (MDR) and Rural Transition
(RT)
East: Rural Transition (RT)
South: Rural Transition (RT)
West: Rural Transition (RT)
Future Land Use: Medium Density Residential (MDR) and High Density Residential (HDR)
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
If an amendment to the Comprehensive Plan is considered, the proposed development
will have to keep as close to the same amount of land guided for each use as feasible.
Specifically, the amount HDR land outside of the arterial ROW along Manning cannot be
reduced. This can be accomplished by a reduction of 2.51 acres from MDR and addition
to the HDR. Units will need to be adjusted accordingly.
Land Uses
Rezoning will be required consistent with the Comprehensive Plan. The concept plan
shows multiple land uses across the MDR and HDR zoning districts. Conformance can
be achieved through rezoning, a comprehensive plan amendment, and PUD. (Met)
Preliminary, and Final PUD
Any future submittal should address the requirements of the Planned Unit Development
Code Article XVIII.
PUD Minimum Requirements (Sec. 105.12.1150)
1. A PUD must include a minimum of five (5) acres (Met, total 79.3 acres)
2. For all PUDs, at least 20 percent of the project area not within street rights- of-way
shall be preserved as protected open space. (Met, open space is proposed at
approximately 20%)
3. In newly developing areas, streets shall be designed to maximize connectivity in
each cardinal direction, except where environmental or physical constraints make this
infeasible. All streets shall terminate at other streets, at public land, or at a park or
other community facility. (Met, See City Engineer’s comments on this issue)
PUD Identified Objectives (Sec. 105.12.1130)
When reviewing requests for approval of a planned unit development, the City shall
consider whether one or more of the objectives listed below 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 1 through 10. Planned
unit developments should not be allowed simply for the purpose of increasing overall
density or allowing development that otherwise could not be approved.
(It appears that multiple objectives are met, but the narrative should be revised to include this
assessment in future submittals)
1. Innovation in land development techniques that may be more suitable for a given
parcel than conventional approaches.
2. Promotion of integrated land uses, allowing for a mixture of residential,
commercial, and public facilities.
3. Establishment of appropriate transitions between differing land uses.
4. Provision of more adequate, usable, and suitably located open space,
recreational amenities, natural resource protection and other public facilities than
would otherwise be provided under conventional land development techniques.
5. Accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and emphasized to create additional
opportunities for lifecycle housing to all income and age groups.
6. Preservation and enhancement of important environmental features through
careful and sensitive placement of buildings and facilities.
7. Coordination of architectural styles and building forms to achieve greater compatibility
within the development and surrounding land uses.
8. Creation of more efficient provision of public utilities and services, lessened demand on
transportation, and/or the promotion of energy resource conservation.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
9. Establishing measures to protect and preserve groundwater storage.
10. Allowing the development to operate in concert with a redevelopment plan in certain
areas of the city and to ensure the redevelopment goals and objectives will be
achieved.
Urban Residential Zoning District Bulk Standards (Sec. 105.12.720)
Assumes HDR zoning for Lot A, Lot B, and Townhomes. MDR zoning assumed for Single
Family area to be consistent with comp plan.
Key: Met, Need Information, Not Met
Townhomes 4 Story MFH 3 Story MFH 40’ SFH Lots 45’ SFH Lots
Minimum Lot
Size
1750
sf/unit
1800 sf/unit 1800 sf/unit 7000 Sq Ft 7000 Sq Ft
Minimum Lot
Width
20’ 60’ 180’ 50’ 50’
Max Height 50’ 50’ 50’ 35’ 35’
Max Impervious 75% 75% 75% 50% 50%
FY – Setback 20’ 20’ 20’ 25’ 25’
SY - Setback 10’ 15’ 10’ 10’ 10’
RY - Setback * * 20’ 20’ 20’
* No rear yard areas on the triple fronted lots.
Development Standards for Multi-Family in HDR (Sec. 105.12.740)
1. No parking shall be located in the front yard or between the front facade and the
street.
2. Common open space for use by all residents or private open space adjacent to each
unit (as a courtyard or balcony) shall be provided. Such open space shall comprise a
minimum of 200 square feet per unit.
Development Standards for Single-family attached (Townhomes) in HDR
(Sec.105.12.740)
1. A maximum of ten units shall be permitted within a single building. Buildings with more than ten
units may be allowed as conditional use.
2.
a. 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.
b. Townhouses that do not meet the minimum requirements for frontage along a street or
that have frontage along a private street may be allowed as a conditional use.
3. The primary entrance shall be located on the facade fronting a public street unless the
townhouses are approved as a conditional use under subsection (j)(2)b of this section; an
additional entrance may be provided on the rear or side facade.
4. Common open space for use by all residents or private open space adjacent to each unit shall
be provided. Such open space shall comprise a minimum of 300 square feet per unit.
Development Standards for Single-family detached in MDR & HDR (Sec.105.12.740)
More information on the following will be required in future submittals:
1. Single-family detached dwellings, all urban residential districts. All single-family
dwellings shall be at least 24 feet in width, at least 960 square feet in area, and be
placed on a permanent foundation.
2. No parking shall be located in the front yard or between the front facade and the
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
street except on a permitted driveway.
3. The primary entrance shall be located on the facade fronting a public street.
Development Standards for Attached Garages in MDR & HDR (Sec.105.12.760)
More information on the following will be required in future submittals:
1. In all residential districts, the design and construction of any garage, carport, or storage building
shall be similar to or compatible with the design and construction of the main building. The
exterior building materials, roof style, and colors shall be similar to or compatible with the main
building or shall be commonly associated with residential construction.
2. The structure shall meet the required yard setbacks for a principal structure, as
established for the zoning district in which it is located;
3. The structure shall not exceed the height of the principal building to which it is attached;
4. Attached garages, urban residential districts.
a. Attached garages are encouraged to be side or rear loaded.
b. For single-family detached dwellings, the width of the visible garage door
area when closed shall not exceed 60 percent of the principal building
facade (including garage) fronting the primary street.
c. Attached garages shall not exceed 1,000 square feet in area at the ground
floor level except by conditional use permit.
d. Garage doors or openings shall not exceed 14 feet in height.
Residential District Driveways (Section 9.16.090)
More information on the following will be required in future submittals:
1. Driveways must be consistent with all requirements of Section 9.16.090, a list of some relevant
standards follow:
a. Minimum width. All driveways shall have a minimum width of 12 feet.
b. Maximum width. All driveways shall have a maximum width of 26 feet within the public
right-of-way. In the absence of platted right-of-way, the setback at which point the
driveway width is measured shall be established by the prescriptive easement as
determined by the city engineer. Increased driveway width in the public right-of-way up to
commercial standard (34 feet) will be considered for active farms or agricultural
properties.
c. Curb cut. A curb cut must not exceed the width of the driveway approach at the property
line by more than ten feet.
d. The minimum distance between curbs of driveways at the right-of-way line shall be ten
feet in any residential district. Lots that have been developed with zero lot line setbacks
may be exempt from this provision. In all other districts, the minimum distance shall be
20 feet.
e. No driveway or curb cut shall be less than 50 feet from any right-of-way line of any street
intersection,
f. All driveways shall connect to the public street at 90-degree angles, or must be approved
by the city engineer. Exceptions must demonstrate an inability to meet the 90-degree
angle due to extenuating circumstances.
g. A driveway must be at least five feet from any side lot line.
Off-Street Parking
Need more information, including proposed unit mix for all multi-family and townhome buildings, and
tabulation of interior and exterior parking counts for all multifamily and townhome buildings:
1. All off-street parking shall be in compliance with LEC 105.12.410 Off-Street Parking.
a. Multifamily/townhome parking requirements are 1 space per 1-bedroom unit
two spaces per 2-bedroom or larger unit. Single-family attached dwellings
shall provide an additional ten percent of parking spaces for visitor parking.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Multifamily dwellings shall also provide one visitor space per four units.
b. Single family detached dwellings must provide 2 spaces per dwelling unit.
c. Parking facilities for visitors shall be considered by the Development
regardless of whether uses are meeting parking requirements. Visitor
parking areas could be shared by the various residential uses for a more
efficient site design.
Signage
Section 105.12.430 regulates signage. It is recommended that future submittals include
signage types, sizes, and locations for review against City requirements. More
information will be required in future submittals to assess conformance.
Screening
Section 105.12.480 requires screening between land uses differing in intensity.
Screening and buffering may be required between the proposed multifamily buildings
along the southern lot line and the future Business Park and Commercial uses to the
south. Depending on how land uses are transitioned across the site, screening may be
required internally. More information will be required in future submittals to assess
conformance.
Lake Elmo Design Guidelines and Standards
The Lake Elmo Design Guidelines and Standards apply. See chapter 2 for standards for
High and Medium Density Residential Development. Sidewalks are required on both sides
of all streets. Building designs throughout the development should be consistent, however,
variation of individual unit styles is encouraged. More information will be required in future
submittals to assess conformance.
Park Land Dedication
1. 10% of the land area is required for park land dedication.
2. The City’s Comprehensive Plan prioritizes trail connectivity. A trail (meeting park
dedication requirements) should be included north of 5th Street, north of Hudson
Avenue, west of Manning Avenue, and along Limerick Parkway. The existing 5th St
Trail is along the North side and there is a sidewalk on the south. This needs to be
continued through this development. Trail credit cannot exceed 25% of overall park
dedication.
3. This property is in the middle of a park search area in the City’s Comprehensive
Plan and identified as needing a neighborhood park. The two noncontiguous parks
will not satisfy the need of the community for parkland. A contiguous parcel of 2-4
acres should be provided which will allow the city to program as needed in the
future. Ideally this will be located abutting the stormwater pond for easy central
access or around 3rd St Ct. to combine with future development of the adjacent
parcel.
4. Noncontiguous park parcels will be considered as community amenities for the
residents and not considered to qualify as park land dedication.
5. After land dedication and any trail credit, staff will recommend that any remaining
parkland dedication obligation should be paid as a cash in lieu fee (acreage
requirement x fair market value).
Preliminary and Final Plat
Any Future submittal should address the requirements of LEC 103.00.090 and LEC
103.00.100. and LEC 103.00.140. Major Subdivision Preliminary Plat Application
Requirements are also in the application checklist available on the city’s website.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
Engineering
The City Engineer has previously provided comments in the attached memo dated
November 25, 2023. There are noted issues with the alignment of proposed roads, timing
of access construction, stormwater management, provision of utilities, and other technical
comments to be addressed with preliminary plat submittal. Relative to this version of the
concept, the City Engineer also has the following comments:
1. Proof of concept must be provided regarding the reduced ROW width roadways
serving the townhomes. A request for a nonstandard infrastructure needs to be
accompanied by proof of feasibility.
2. Lilac Avenue or 4th Street must connect to the southern adjacent parcel.
3. A 5th Street eastbound right turn lane to Limerick Parkway will be required.
Additional R/W will be needed.
4. Proof of concept should be provided for the 40-ft and 45-ft lots. The City cannot
review potential issues without any concept from the development team.
5. Lots 14 and 15 require a Temp cul-de-sac until the property to the north develops,
or Lots 14 and 15 must wait to be platted.
6. Lots 84, 90, 91 and 120 should be reviewed closely.
Fire Department
The Lake Elmo Fire Chief provided comments in the attached memo dated November 22,
2023. All comments must be addressed with any future submittal.
Landscaping
The Lake Elmo Landscape Architect provided comments in the attached memo dated
August 8, 2023. All comments must be addressed with any future submittal.
Washington County
The Washington County comment letter dated November 30, 2023 shall be addressed in
future submittals.
Valley Branch Watershed District (VBWD)
No comments received to date. Should we receive comments, they must be addressed with
any future submittal.
Required Next Steps
1. Sketch Plan for Staff Review,
2. Environmental Assessment Worksheet (EAW),
3. Preliminary Plat, PUD, Comp Plan Amendment, & Rezoning applications,
4. Final Plat and PUD applications
Feel free to contact me with any questions about the City review of this concept or to discuss
any other matters regarding property improvements.
Nathan Fuerst
Consulting Planner
(612) 210-8150
Nathan.fuerst@bolton-menk.com
PAGE 1 of 4
MEMORANDUM
Date: November 25, 2023
To: Sophia Jensen, City Planner Re: Limerick Village Concept Plan
Cc: Nathan Fuerst, Planning Consultant PID 3602921420001 / 3602921410001
Dutin Kalis, Fire Chief
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
Engineering has reviewed the Limerick Village Concept Plans submitted by Maplewood Development. The review
consisted of the following documentation received on July 31, 2023 and November 20, 2023:
Sketch Plan Narrative dated July 31, 2023.
Limerick Village Site Sketch Plan, Sheets 1‐6, dated July 28, 2023.
ALTA Survey dated June 21, 2021.
Infrastructure Plan dated November 17, 2023.
NON‐CONTIGUOUS DEVELOPMENT / PHASING PLANS
1. The development is being proposed as a noncontiguous development. As such the developer will be
responsible for the design and construction of all supporting public infrastructure both extending to the
site and within the proposed subdivision. All offsite public infrastructure plans must be part of the
developer’s preliminary plat application for the application to be deemed complete.
2. The Limerick Village Infrastructure Plan shows the required Hudson Boulevard and sanitary sewer
improvements to support the development consistent with the City’s requirements, however the plan
comments indicate the improvements are to occur at the time of the Limerick Village Project without any
indication of who would be responsible for the improvements. The Limerick Village Infrastructure Plan
should be revised to clarify that all off‐site public improvements are the responsibility of the developer
and will be part of the Limerick Village Project.
3. Sanitary sewer must be extended and connect to the existing 24‐inch sanitary sewer located along Hudson
Boulevard on the east side of the Stillwater Bus facility. The extension must be completed as part of the
proposed subdivision improvements in accordance with the previously approved design for Four Corners
2nd Addition. Sanitary sewer will need to be extended throughout the property in a manner that will
facilitate the future connection to sanitary sewer to Cimarron and the Oak‐Land Middle School. The
Limerick Village Infrastructure Plan depicts the trunk sanitary sewer extension to the development parcel
as required.
4. Watermain must be extended to the site as part of the subdivision improvements with connections in two
locations such that the water system network is looped as part of the early phases of development. This
will require the developer to obtain easements from adjacent property owners to facilitate the project in
advance of contiguous development. The Limerick Village Infrastructure Plan depicts both trunk
watermain extensions as required, including the trunk watermain extension along the new Hudson
Boulevard alignment to Limerick Village, and a looped trunk watermain connection along the alignment of
the future 5th Street North and connecting to the Hunter’s Crossing subdivision.
5. Access to the Site is proposed from Manning Avenue in two locations. Secondary access will be required
once the development exceeds 30 units. Therefore, both the 5th Street access to Manning Avenue and
PAGE 2 of 4
the Hudson Boulevard realignment with Manning Avenue will need to be constructed as part of the initial
phases of the development.
6. The alignment of Hudson Boulevard with 2nd Street will require the elimination of the existing Hudson
Boulevard intersection with Manning Avenue as shown on the Limerick Village Infrastructure Plan. These
two intersections cannot coexist as active intersections.
7. The installation of traffic signal(s) will be required as part of the Hudson Boulevard realignment with
Manning Avenue at 2nd Street and at the new intersection of Manning Avenue (CSAH 15) and 5th Street
North. Coordination will be required with Washington County for the construction and implementation of
the new traffic signal(s). A cost contribution should be required from the developer for traffic signal
improvements.
8. The proposed Limerick Parkway connection between 5th Street and the realigned Hudson Boulevard will
be required to be connected prior to the development exceeding 30 units to ensure primary and
secondary access to all developed parcels.
TRANSPORTATION IMPROVMENTS, ACCESS AND COLLECTOR STREETS
1. Manning Avenue Right‐of‐way Dedication. Prior to the submittal of a preliminary plat application, the
existing right‐of‐way along Manning Avenue (CSAH15) must be fully detailed and any additional right‐of‐
way dedication, if any, must be shown in accordance with the right‐of‐way preservation requirements
from the Washington County Comprehensive Plan.
2. County Trail. The design and construction of a bituminous trail must be incorporated into the
development plans, extending along the full length of Manning Avenue (CSAH15) frontage.
3. Hudson Boulevard Realignment. As part of the development, Hudson Boulevard must be realigned to
move the existing Hudson Boulevard/Manning Avenue intersection north approximately 470 feet to align
with the existing Holiday Station driveway (2nd Street North). The full extent of this realignment must be
part of any Preliminary Plat application for the application to be deemed complete.
4. The project narrative and Limerick Village Infrastructure Plan indicates that the relocation of Hudson
Boulevard at Manning Avenue (CSAH15) is consistent with the Four Corners 2nd Addition Plans prepared
by Larson Engineering. Any plan submittal going forward must include the Hudson Boulevard realignment
plans as approved by the city will no deviations, including lane configurations, clear zones, pedestrian
facilities, turn lanes, and typical sections.
5. 5th Street North. Primary or secondary access for the development is shown with the construction of 5th
Street North. The 5th Street North collector roadway alignment is shown to be generally consistent with
the City’s Comprehensive Plan. Alignment details will need to be further evaluated and approved by the
city (and Washington County) prior to the submittal of a preliminary plat application. Additional plan
detail is required to review the proposed alignment at the north property line to verify that there are no
conflicts, including but not limited to conflicts with the existing overhead utilities. The alignment and
termination point at the westerly plat limits for the future extension of 5th Street North will need to be
coordinated with the adjacent property owner. Additional plan detail will also be required to show the
proposed 5th Street North typical sections, including turn lanes at each new intersection internal to the
subdivision. The 5th Street North typical sections will be required to be revised to be consistent with the
approved 5th Street North Engineering Design Standards.
6. Manning Avenue (CSAH 15) Traffic Signal/Turn Lane Improvements at 5th Street North and at Hudson
Boulevard. A traffic signal will be required at the new intersections with Manning Avenue (CSAH 15) and
turn lanes will be required along Manning Avenue (CSAH 15) at each new intersection. Coordination with
Washington County in regards to the timing and implementation of the new traffic signals will be
required. All future plan submittals will need to show the full extent of the County roadway
improvements.
7. Manning Avenue (CSAH 15) and 5th Street North Intersection. Washington County review of the proposed
intersection location will be required prior to submitting for preliminary plat, including turn lane
configuration requirements along both Manning Avenue (CSAH 15) and 5th Street North.
8. Pedestrian Improvements. The sketch plan must be revised to include the required trail and sidewalk
improvements. Trails must be shown along Hudson Boulevard, 5th Street North, Limerick Parkway, and
PAGE 3 of 4
Manning Avenue (CSAH 15). Sidewalks must be shown on both sides of residential roadways in median
and high‐density residential areas.
RESIDENTIAL STREETS
1. All streets along single‐family units must be public streets and must meet the City’s Engineering Design
Standards including right‐of‐way width (66‐feet) and pavement width (32‐feet). Additional right‐of‐way
may be needed at intersections with Hudson Boulevard and 5th Street North to accommodate turn lanes.
2. All street intersections must be at 90 degrees and maintain 50‐ft of tangent with maximum longitudinal
slopes of 2.5%. Revisions to the street geometrics appear to be required.
3. Surmountable concrete curb and gutter shall be installed in single family residential areas with future
driveways and B618 curb installed along entrance roadways and roadway stretches with no lots.
4. Limerick Parkway. The design of Limerick Parkway should be constructed to a width of 32 ft. (FOC‐FOC)
with an 8‐ft. trail along one side and a 6‐ft. sidewalk on the other (similar to Village Parkway in the Easton
Village and Northport subdivisions).
5. All public streets must be reconfigured to maintain the physical street centerline at the centerline of the
right‐of‐way.
6. A 10‐foot utility corridor easement must be provided for small utilities along both sides of all public right‐
of‐way. The 10‐ft D+U corridors must be reserved for the installation of small/dry utilities and must
remain free from all encroachments, including retaining walls, trees, fences, signs/monuments, and must
maintain standard 4% boulevard grading.
7. It appears that the Apartment Units and 20‐unit Townhomes are proposed to be fronted by private
streets. Prior to receipt of a preliminary plat application, the private street design details should be
presented and accepted by city staff, including off‐street parking requirements, minimum allowable street
widths, hydrant locations, and snow storage locations.
8. The private street design details must also show the proposed layout for sanitary sewer, public
watermain, and small/dry utilities. Watermain easement locations must be shown at 30‐ft. wide centered
over the pipe and dedicated corridors for small/dry utilities must be shown with no encroachments to the
easements with the exception of 90‐degree crossings.
STORMWATER MANAGEMENT
1. The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed
District (VBWD) and City rules. Storm water facilities proposed as part of the site plan to meet State and
VBWD permitting requirements must be constructed in accordance to City Engineering Design Standards.
2. The sketch plan proposes to provide a local/regional stormwater management pond/infiltration basin of
just under 9 acres near the center of the site. The application narrative also makes reference to the use of
an infiltration bench. As the site design evolves it will be important to create a design with separate “wet
pond(s)” and “infiltration basin(s)” as the city no longer allows infiltration benches as an approved BMP
design.
3. Soil borings must be obtained for all proposed infiltration basins in the number and depth as outlined in
the City Engineering Design Standards and submitted as part of any preliminary plat application for the
application to be deemed complete. Design infiltration rates must be based on the recommendations
informed from only the borings taken within the basin footprint.
4. Rate and volume control requirements must be met for all points of discharge from the site.
5. All storm water BMPs must be placed in Outlots. The stormwater facility Outlots must fully incorporate
the 100‐year HWL, 10‐foot maintenance benches and all BMP maintenance access roads. Maintenance
access roads meeting city standards must be provided for all storm water facilities.
6. Overland emergency overflow elevations and pathways are required and must be utilized for all
stormwater ponding while maintaining 1‐foot minimum separation between structure low opening
elevation and the overland EOF.
7. The storm sewer system shall be designed to maintain the city standard minimum pipe cover of 3.0 feet.
Drain tile is required as part of the city standard street section at all localized low points in the street.
Drain tile considerations may impact the storm sewer design and depth requirements at low points.
PAGE 4 of 4
8. Per city requirements all storm sewer pipe easements must be a minimum 30‐feet in width. No structure
or patio encroachments are allowed within the storm sewer easements.
9. Storm water ponding adjacent to roadway corridors may not encroach the right‐of‐way or small utility
easement corridors along either side of all right‐of‐way.
MUNICIPAL WATER SUPPLY
1. Municipal water supply is not readily available to the site. Watermain must be extended to the site as part
of the subdivision improvements with connections in two locations such that the water system network is
looped as part of the early phases of development. This will require the developer to obtain easements
from adjacent property owners to facilitate the project in advance of contiguous development.
2. Watermain distribution lines and connections will be required wherever reasonably possible to create a
looped network throughout the proposed subdivision and as the project is phased.
3. A watermain stub will be required to extend to the western plat boundary for future (or initial subdivision
improvements) extension along 5th Street North. Watermain will also need to be stubbed to the northern
plat boundaries at Limerick Parkway and potentially 3rd Street Ct N.
4. The developer will be responsible to place hydrants and water system valves internal to the site as
determined by the Lake Elmo Public Works Director and Fire Department.
5. Minimum 30‐foot easements centered over the pipe/hydrant will be required when not located within the
public right‐of‐way. Easements must be free from all encroachments, including retaining walls, trees,
fences, small/dry utilities, or storm water management BMPs. Easements must be dedicated to the city as
part of the plat. Dedicated watermain easements must be shown on all site, grading, utility, and landscape
plans when submitting a Preliminary and Final Plat application.
MUNICIPAL SANITARY SEWER
1. Municipal sanitary sewer is not readily available to serve this site. Sanitary sewer must be extended to the
site from the existing 24‐inch sanitary sewer located along Hudson Boulevard on the east side of the
Stillwater Bus facility. The extension must be completed as part of the proposed subdivision
improvements in accordance with the previously approved design for Four Corners 2nd Addition.
2. The developer will be responsible to extend sanitary sewer service to the site and throughout the
development at the developer’s sole cost to service each platted lot/parcel. A sanitary sewer main must
also be stubbed to the plat limits for future extension by each adjacent parcel, including Cimarron and the
Oak‐Land Middle School.
3. All public sanitary sewer mains placed within the development will require minimum 30‐foot easements
centered over the pipe/structure and be dedicated to the city as part of the final plat, if not located within
a public right‐of‐way. Dedicated utility easements must be shown on all site, grading, utility, and
landscape plans, and remain free from encroachments, including retaining walls, trees, fences, small/dry
utilities, or storm water management BMPs.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
November 22, 2023
Sophia Jensen, Planner
City of Lake Elmo
Re: Sketch Plan Review – Maplewood Development “Limerick Village.”
Prepared by: Anthony Svoboda, Fire Marshal
Approved by: Dustin Kalis, Fire Chief
Applicable Codes:
2020 Minnesota State Fire Code
2020 Minnesota State Building Code
Lake Elmo Fire Department Fire Code Policies
NFPA 13, 2016 edition
NFPA 13D, 2016 edition
Fire Department Comments:
Roads, Drive Lanes, and Parking Areas
All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
Approved fire apparatus roads shall be provided and maintained throughout all development phases in
coordination with engineering, public works, planning, and fire departments.
An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. On-
street parking shall be provided in approved locations following review by Engineering and Public Works. Parking
shall be prohibited on both sides of private drive lanes.
All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
Fire Detection and Suppression
Fire sprinkler systems shall be installed in the townhome buildings compliant with provisions of 2016 NFPA
Standard 13D, Installation of Sprinkler Systems in One- and Two-Family Dwellings or IRC P2904. City permit
required prior to initiation of work.
The fire department recommends the installation of fire sprinkler systems within the twin homes in order to
achieve the same level of life safety protection within the development.
Fire hydrants shall be provided in approved locations following review by Engineering and Public works.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
Address and Street Naming Systems
Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting
color from the background.
Size and placement of address numbers shall be approved by the fire and planning departments.
Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System. Street names shall be approved by the City of Lake Elmo. “Site Sketch – 2023-0728”
appear consistent with the county naming convention and are acceptable to the Fire Department.
Gates, Locks, and Access
Project construction phasing shall accommodate emergency access to the entire construction zone at all times,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be approved by
the fire department prior to construction.
Questions, clarifications, or the request to provide code documents can be made using the contact information listed
below.
Respectfully,
Hoisington Koegler Group Inc.
800 Washington Ave. N., Suite 103
Minneapolis, Minnesota 55401
(612) 338-0800 www.hkgi.com
Creating Places that Enrich People’s Lives
Hoisington Koegler Group Inc.
MEMORANDUM
TO: Sophia Jensen
FROM: Jody Rader, PLA
DATE: 8/8/2023
RE: City of Lake Elmo Sketch Plan Review | Limerick Village
Limerick Village
Submittals
1. Limerick Village Sketch Plan, dated 7/28/23, received 8/2/23
Review History
Initial sketch plan review on August 8, 2023
Location: 79.4 acres west of Manning Avenue N, south of 10th St. N, north of I-94,
east of Lake Elmo Avenue N (former site of Lake Elmo Sod Farm)
Current Land Use Category: Rural Transitional (RT)
Adjacent and Surrounding Land Use: Rural Transitional (RT) to the northeast, Medium Density
Residential (MDR) to the northwest, Rural Transitional (RT) to the west and south. Future Land Use is
guided for Medium Density Residential (MDR) and High Density Residential
Special Landscape Provisions in addition to the zoning code: None
Tree Preservation: 105. 12. 470
• A tree preservation plan will need to be submitted that meets code, including, but not limited to:
o A tree inventory showing the quantity, size, species, health, and location of all significant
trees in graphic and tabular form.
o Listing of healthy significant trees to remain and to be removed
o Delineation of all areas to be graded and limits of land disturbance along with proposed
structures and impervious surfaces
o Tree protection measures
o Size, species, number and location of replacement trees
Landscape Requirements: 105. 12. 480
• A landscape plan will need to be submitted that meets code, including, but not limited to:
o The location, size, quantity, and species of all existing and proposed plant materials
City of Lake Elmo Sketch Plan Review – Limerick Village – August 8, 2023
2
o Structural and ground cover materials
o Provisions for irrigation
o Details and cross sections of all required screening
o The required number of trees
o The minimum tree composition requirements
o Screening requirements
o All landscape materials shall be guaranteed for two years
General Notes
• The existing site has very few trees today. The sketch plan appears to show opportunity to
preserve a few remaining trees in the northeast area of the site. Preservation of as many healthy
and significant trees as possible is encouraged.
o Note the allowable tree removal (105.12.470 (c) (5) states that up to 30% of the diameter
inches of significant trees on any parcel of land being developed, redeveloped, graded or
proposed for construction activity may be removed without having to adhere to the tree
replacement requirements.
o Healthy and/or significant mature trees could potentially be transplanted as part of the
Tree Preservation and Landscape Plans.
• Note the interior and perimeter parking lot landscape requirements as listed in 105.12.480 (d) and
(e).
o As shown in the sketch plan, there are smaller lots proposed surrounding the multi-family
areas, as well as a larger parking area to complete the parking matrix. Trees should be
planted per Table 6-2.
o Note that parking areas must be screened from public streets, sidewalks, and adjacent
residential properties via a landscaped frontage strip that includes a 3.5'-4’ tall screen and
trees at least every 50 linear feet.
• Note the screening requirements as listed in 105.12.480 (f) for adjacencies to less intensive uses.
The parcel to the west is guided for Residential Single Family (RSF), which is lower intensity than
the proposed development.
Recommendation:
• Prepare and submit tree preservation and landscape plans that meet code requirements.
Hoisington Koegler Group, Inc.
Jody Rader, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (612) 220-8990
E: jody@hkgi.com
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
August 11, 2023
Sophia Jensen
City Planner
City of Lake Elmo
3880 Laverne Avenue
Lake Elmo, MN 55042
Comments on Limerick Village Sketch Plan
Dear Sophia,
Thank you for the opportunity to review and comment on the sketch plan for the Limerick Village located
along CSAH 15 (Manning Avenue). We are grateful for the City of Lake Elmo’s partnership in ensuring the
safety and mobility of our County transportation system. Our development review team has reviewed
the sketch plan proposal and offers the following comments.
CSAH 15 at this location is currently classified as an “A-Minor Expander” roadway. The Washington
County 2040 Comprehensive Plan contains access criteria for county roads related to spacing, sight lines,
and availability of local road connections. CSAH 15 requires preserving 180 feet of right-of-way for this
portion of CSAH 15. The site plan shows an existing dedication of 90 feet of right-of-way along the parcel
which is meets the needs identified in the Comprehensive Plan.
The development proposes accessing CSAH 15 at 5th Street N and 2nd Street N. These locations are in
conformance with the county’s access location guidelines. Access permits will be needed for
construction of new street connections within the county right-of-way. Both access points are potential
candidates for traffic signals or roundabouts, either in the future or potentially upon opening.
Construction of such intersection improvements would be subject to “Washington County Cost
Participation Policy #8001 for Cooperative Highway Improvement Projects”, which can be found here:
https://www.co.washington.mn.us/DocumentCenter/View/54003/Cost-Policy, including city cost for any
necessary changes to city-owned approach roadways. We would recommend a brief meeting with city
staff to discuss various lane configuration scenarios and traffic signal cost-share agreements to ensure
that the City’s and County’s interests are reflected in the development street plan.
Washington County access spacing guidelines for minor arterial roads is ¼ of a mile. The proposed
development access and the existing access to Oak-Land Middle School are approximately ¼ of a mile
apart. The City should work with the developer and the property owner to the north to plan for future
access into the northern parcel from proposed 5th Street, as no additional access points to Manning
Avenue north of 5th Street would be allowed by the County.
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
The plans should identify trail connections within the site as well as along CSAH 15. Trails should connect
to future subdivisions to the north, Hudson Road, and Oak-Land Middle School, with a trail connection
through Cimarron to the northwest or directly west to connect to CSAH 17.
Washington County's policy is to assist local governments in promoting compatibility between land use
and highways. Residential uses located adjacent to highways often result in complaints about traffic
noise. Traffic noise from this highway could exceed noise standards established by the Minnesota
Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S.
Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for
taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area
Classification (NAC), where the establishment of the land use would result in violations of established
noise standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid
Highways from noise thresholds. County policy regarding development adjacent to existing highways
prohibits the expenditure of highway funds for noise mitigation measures. The developer should assess
the noise situation and take any action outside of County right of way deemed necessary to minimize the
impact of any highway noise.
A Right of Way Permit will be required for any work within the County highway right of way as it relates
to the development. As the development progresses, a plan set will be required with the application and
include any grading, culvert installation, water and sewer services, parallel trail development, signage,
and any landscaping and other improvements within the County right of way. A temporary access permit
will be needed for access to Manning for site grading purposes, even if an existing access point is being
repurposed for such use.
Additionally, the developer or the City will need to submit a drainage report and calculations for review
of any downstream impacts to the county drainage system. Along with the drainage calculations, we will
request written conclusions that the volume and rate of stormwater run-off into the county right of way
will stay the same as part of the project.
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 Limerick Village. 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.
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
If you have any questions, please get in touch with me at 651-430-4307 or
daniel.elder@co.washington.mn.us
Sincerely,
Daniel Elder
Planner II
Cc (email only):
Wayne Sandberg, Public Works Director/County Engineer
Frank Ticknor, Deputy Director Public Works
Lyssa Leitner, Public Works Planning Director
Joe Gustafson, Traffic Engineer
Kevin Peterson, Design Engineer