HomeMy WebLinkAbout#13 - Limerick Village Concept Plan1
STAFF REPORT
DATE: 12/3/2024 REGULAR AGENDA
TO: City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Discussion Only – Limerick Village Sketch Plan Review
REVIEWED BY: Jason Stopa, Community Development Director
BACKGROUND:
Maplewood Development has provided an updated concept plan for Limerick Village which is
intended to conform with feedback received in several iterations of City Council and Parks
Commission review.
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.
A general timeline of concept plan reviews is summarized below:
• December 12, 2023 - City Council review of concept plan (packet link here).
• February 21st, 2024 - Parks Commission review of the concept plan (packet link here)
• March 12, 2024 – City Council review of a revised concept plan (packet link here)
• August 14, 2024 - City Council review of a revised concept plan (packet link here)
• November 18, 2024 – Parks Commission review of a revised concept plan (packet link
here)
Revisions made to the Concept Plan since the last City Council meeting are summarized below:
• Park Area increased from less than 2 acres to 8 acres by displacing single family lots along
the north side of the stormwater basins.
• Single Family Residential lot width increased to 50’
• ROW width increased to city standard in all areas of development.
• Public access comments incorporated.
ISSUE BEFORE THE CITY COUNCIL:
The City Council is asked to provide feedback regarding the concept plan and advise Maplewood
Development on requested PUD flexibilities prior to moving forward with next steps.
2
LAND USE GUIDANCE OVERVIEW:
Comprehensive Plan Future Land Use Guidance:
• Medium Density Residential (MDR) & High Density Residential (HDR)
• 2020 – 2030 MUSA Growth & Phasing Period
Zoning District
• Existing – Rural Transition
• Requested – MDR & HDR (consistent w/Future Land Use Areas)
The development will be on two undeveloped parcels northwest of Hudson Boulevard North and
Manning Avenue North. As proposed, the project would include 682 residential units on about 80
acres. The units are broken down as follows:
• Multifamily Residential – Senior Living – 120 Units on 4.96 acres, one 4 story building.
• Multifamily Residential – Apartments – 271 Units on about 9.12 acres, three 3 story
buildings
• Rear Loaded Rental Townhomes – 161 Units on 12.73 acres.
• Front Loaded Rental Townhomes – 60 Units on unknown acreage.
• 50’ Single Family Homes – 70 Units on individually platted lots.
COMPLIANCE WITH 2040 COMPREHENSIVE PLAN:
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) 40.69* 556 13.66 326 – 611
MDR (4.01 – 8 units/ac) 31.5* 126 4.00 126 – 252
Total 72.19 682 9.45 452– 863
*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.
This development furthers the following goals of Lake Elmo’s 2040 Comprehensive Plan:
• Maintain and enhance connections of all residents to the natural resources and open space
amenities throughout the community.
• Enhance Lake Elmo’s expansive network of trails, open space, and natural resources as
amenities in developing areas of the City.
• Achieving densities planned for, and envisioned by, the City’s Future Land Use Map.
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
3
PLANNED UNIT DEVELOPMENT FLEXIBILITY:
A PUD is also anticipated with this project. The anticipated requests to deviate from Zoning
standards are summarized below:
Rear-Loaded Townhome Flexibilities:
• Townhome plat may require PUD flexibility to allow units to be separately platted.
Front-Loaded Townhome Flexibilities:
• 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.
50’ Single Family Detached Lot Flexibilities:
• Minimum Lot Area (6000 sq ft shown, MDR minimum is 7000 sq ft)
• Additional deviations could be requested in the form of setbacks, impervious, etc.
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. This development, with 682 units, creates the potential for an estimated 1500-2000
new residents. 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:
Rear-Loaded Townhomes:
Rear-loaded townhomes are consistent with the City’s design standards. 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.
Front-Loaded Townhomes:
City Code and design standards do not permit parking in the front yard area of attached
townhomes. It may be possible to double front the townhomes along Lilac Ave and 3rd Street on
the sidewalks/open space to their rear.
4
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 internally on 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.
3-Story Multifamily Buildings:
These buildings will be primarily visible from the streets and areas internal to the Limerick
Village development. 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.
50’ Single Family Detached Lots:
The residential single family lots have been revised to meet the City’s lot width requirement. Lot
area deviation is still anticipated through a future PUD request. Additional review of the City’s
bulk standards are required to ensure that these lots are complaint with City Code. Sidewalks are
required on at least one side of the street for these lots.
PARKLAND DEDICATION:
Based on feedback received to date, the developer has significantly increased the park area from
just under 2 acres to 8 acres. This was accomplished by replacing single family units with
increased park area on the north side of the development. If all of the proposed park area is
accepted by the City, there will be no further dedication of land, or fee in lieu, required.
When totaled with the stormwater ponding areas, the development will have a central open space
area of over 15 acres. Private open space amenities are also provided for the 3story apartment
buildings and rear loaded townhomes.
PLANNED UNIT DEVELOPMENT BENEFITS:
• A large regional stormwater pond and adjacent park with a looped trail system will provide
over 15 acres of contiguous open space in the center of the development.
• The proposed 8 acre park will satisfy comprehensive plan requirements for a park search
area and serve neighboring areas as they develop.
• 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.
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.
5
FEEDBACK DESIRED:
• Will it be acceptable for the proposed 50’ lots to be under the lot area requirement?
• Should the proposed townhomes along Lilac Avenue and 3rd Street be rear loaded?
• Are the proposed trails and park area sufficient to meet City needs?
• What specific concerns might there be for design of the streets or different elements of the
project?
ATTACHMENTS:
• Revised Concept Plan
• 10/8/24 – Updated Planning Comment Memo
• City & County Review Memos
Sketch Plan Submittal November 22, 2024
Limerick Village Page 1 of 3
LIMERICK VILLAGE
SKETCH PLAN NARRATIVE
Lake Elmo, Minnesota
November 22nd, 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 November 22, 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 northwestern portion of the site and consist of 50’ wide lots. Front-loaded town homes type A
are to be located along Lilac Ave and a portion of 3rd St. N. Front-loaded town homes type B 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 seven 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:
50’ single-family homes 67
Patio style town homes 60
Back-loaded town homes 161
Apartment units 271
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 November 22, 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 public park is 8 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 acre 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 7.4 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.
R=
6 PID: 3602921420001PID: 3602921410001LILAC AVE
LIMERICK PKWYR=
6
99.52'11368888627882729293337940409229,540 S.F.5.27 AC216,218 S.F.4.96 AC120 UNITS MAX1 UNIT /1,800 S.F.26263327431 UNIT /3,444 S.F.TOWNHOMES554,510 S.F. - 12.73 AC9138779134116,013 S.F.2.66 AC3RD ST N3RD ST CT N
5TH ST N2ND ST
N
5TH ST N
2ND ST N4TH ST N
MANNING AVEOUTLOT A(STORMWATER)7.38ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,000 SF - 96 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING26,000 SF - 75 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS80'100'66'80'66'66'66'100'100'66'
66'123419263666'100'80'66'100'80'66'66'100'66'66'131430'PRIVATECOURTYARD0.55 AC20'567891011121516171820212225242327282930313233343812910111234564344454647484950515253545556575867666564636261605935873739404142PUBLIC PARK8.00 ACPRIVATEPARK1.11 ACLimerick VillageSite PlanLake Elmo, Minnesota11"x17"50' LOTSSTUB ACCESS ROADOVERHEAD POWERTRANSMISSIONTOWER TYP.STUB ACCESS ROADTURN LANES
PID: 3602921420001PID: 3602921410001LILAC AVE
LIMERICK PKWYR=6
99.52'11368888627882729293337940409229,540 S.F.5.27 AC216,218 S.F.4.96 AC120 UNITS MAX1 UNIT /1,800 S.F.26263327431 UNIT /3,444 S.F.TOWNHOMES554,510 S.F. - 12.73 AC9138779134116,013 S.F.2.66 AC66'66'66'66'3RD ST N3RD ST CT N
5TH ST N2ND ST
N
5TH ST N
2ND ST N4TH ST N
MANNING AVEOUTLOT A(STORMWATER)7.38ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,000 SF - 96 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING26,000 SF - 75 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS80'100'66'80'66'66'66'100'100'66'
66'123419263666'100'80'66'100'80'66'66'100'66'66'131430'PRIVATECOURTYARD0.55 AC20'567891011121516171820212225242327282930313233343812910111234564344454647484950515253545556575867666564636261605935873739404142PUBLIC PARK8.00 ACPRIVATEPARK1.11 ACOVERHEAD POWERTRANSMISSION TOWER (TYP)STUB ACCESS ROADTEMPORARY CUL-DE-SACTURN LANESOPENSPACE, TYP.OPENSPACE, TYP.OPENSPACE, TYP.LILAC AVE
LIMERICK PKWY3RD ST CT N
5TH ST N2ND ST
N
5TH ST NLimerick VillageOpen Space ExhibitLake Elmo, Minnesota11"x17"
|||||||||||||||||R=6 |||||||||||||||||||||||||||CONNECT TO EXISTING SANITARY SEWERAND WATERMAINSTREET AND UTILITY IMPROVEMENTS TOOCCUR AT TIME OF LIMERICK VILLAGE PROJECTCONNECT TO EXISTING WATERMAIN ASPART OF LIMERICK VILLAGE PROJECTEXISTING ACCESSTO BE REMOVEDAT MANNING AVEHUDSON BOULEVARD REALIGNMENTAND TRUNK UTILITY EXTENSIONIMPROVEMENTS AS PER FOURCORNERS 2ND ADDITION PLANSPID: 3602921420001PID: 3602921410001LILAC AVE
LIMERICK PKWYR=6
99.52'113688886278827292933379404092626332743913877913466'66'66'66'3RD ST N3RD ST CT N
5TH ST N2ND ST
N
5T
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MANNING AVEOUTLOT A(STORMWATER)7.38ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,000 SF - 96 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING26,000 SF - 75 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS80'100'66'80'66'66'66'100'100'66'
66'66'100'80'66'100'80'66'66'100'66'
66'
30'PRIVATECOURTYARD0.55 AC20'PUBLIC PARK8.00 ACPRIVATEPARK1.11 ACOVERHEAD POWERTRANSMISSION TOWER (TYP)STUB ACCESS ROADTEMPORARY CUL-DE-SACTURN LANESLIMERICK VILLAGELAKE ELMO, MINNESOTAINFRASTRUCTURE PLAN W/ AERIALORIGINAL SIZE 22"x34"
R=6PID: 3602921420001PID: 3602921410001LILAC AVE
LIMERICK PKWYR=69
9.52'11368888627882729293337940409MDR/HDRLAND USE DIVIDE PERCITY COMPREHENSIVEPLAN50' Lots: 67 UnitsTownhomes: 56 UnitsTotal: 123 UnitsGross Hatch Area: 35.76 AcrePark Area: 5.09 AcreNet Hatch Area: 30.67 AcreDensity: 4.01 Units/Acre Rental Townhomes: 161 UnitsPatio Townhomes: 4 UnitsApartments: 271 UnitsSenior Housing: 120 UnitsTotal: 556 UnitsGross Hatch Area: 42.45 AcrePark Area: 2.91 AcreNet Hatch Area: 39.54 AcreDensity: 14.06 Units/Acre229,540 S.F.5.27 AC216,218 S.F.4.96 AC120 UNITS MAX1 UNIT /1,800 S.F.26263327431 UNIT /3,444 S.F.TOWNHOMES554,510 S.F. - 12.73 AC9138779134MRD AREAHRD AREA116,013 S.F.2.66 AC66'66'66'66'3RD ST N3RD ST CT N
5TH ST N2ND ST
N
5TH ST N
2ND ST N4TH S
T
N
MANNING AVEOUTLOT A(STORMWATER)7.38ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,000 SF - 96 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING26,000 SF - 75 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS80'100'66'80'66'66'66'100'100'66'
66'123419263666'100'80'66'100'80'66'66'100'66'66'131430'PRIVATECOURTYARD0.55 AC20'567891011121516171820212225242327282930313233343812910111234564344454647484950515253545556575867666564636261605935873739404142PUBLIC PARK8.00 ACPRIVATEPARK1.11 ACOVERHEAD POWERTRANSMISSION TOWER (TYP)STUB ACCESS ROADTEMPORARY CUL-DE-SACTURN LANESLimerick VillageDensity ExhibitLake Elmo, Minnesota11"x17"50' LOTS
LILAC AVELIMERICK PKWY11
36
8
8
8
8
6
27
8
8
27
29
29
33
37
9
40
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9
229,540 S.F.
5.27 AC
216,218 S.F.
4.96 AC
120 UNITS MAX
1 UNIT /1,800 S.F.
26
26
33
27
43
9
13
8 7
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4
116,013 S.F.
2.66 AC 66'66'66'66'
3RD ST N3RD ST CT N5TH ST N
2ND ST
N5TH ST N2ND ST N4TH ST NMANNING AVEOUTLOT A
(STORMWATER)
7.38AC
SENIOR LIVING - 4 STORIES
WITH UNDERGROUND PARKING
42,000 SF - 120 UNITS
66'
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
34,000 SF - 96 UNITS
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
26,000 SF - 75 UNITS
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
34,200 SF - 100 UNITS
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PRIVATE
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1.11 AC
PUBLIC PARK
8.00 AC
LIMERICK VILLAGE
LAKE ELMO, MNCONCEPT RENDERING
10/31/2024
LILAC AVELIMERICK PKWY11
36
8
8
8
8
6
27
8
8
27
29
29
33
37
9
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9
229,540 S.F.
5.27 AC
216,218 S.F.
4.96 AC
120 UNITS MAX
1 UNIT /1,800 S.F.
26
26
33
27
43
9
13
8 7
7
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116,013 S.F.
2.66 AC 66'66'66'66'
3RD ST N3RD ST CT N5TH ST N
2ND ST
N5TH ST N2ND ST N4TH ST NMANNING AVEOUTLOT A
(STORMWATER)
7.38AC
SENIOR LIVING - 4 STORIES
WITH UNDERGROUND PARKING
42,000 SF - 120 UNITS
66'
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
34,000 SF - 96 UNITS
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
26,000 SF - 75 UNITS
3 - STORY APARTMENTS
WITH UNDERGROUND PARKING
34,200 SF - 100 UNITS
80'
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PRIVATE
PARK
1.11 AC
PUBLIC PARK
8.00 AC
LIMERICK VILLAGE
LAKE ELMO, MNCONCEPT RENDERING
10/31/2024
R=6PID: 3602921420001PID: 3602921410001LILAC AVE
LIMERICK PKWYR=69
9.52'11368888627882729293337940409MDR/HDRLAND USE DIVIDE PERCITY COMPREHENSIVEPLAN50' Lots: 67 Units25' Townhomes: 56 UnitsTotal: 123 UnitsGross Hatch Area: 35.76 AcrePark Area: 5.09 AcreNet Hatch Area: 30.67 AcreDensity: 4.01 Units/AcreTownhomes: 161 Units25' Townhomes: 4 UnitsApartments: 271 UnitsSenior Housing: 120 UnitsTotal: 556 UnitsGross Hatch Area: 42.46 AcrePark Area: 2.91 AcreNet Hatch Area: 39.55 AcreDensity: 14.06 Units/Acre229,540 S.F.5.27 AC216,218 S.F.4.96 AC120 UNITS MAX1 UNIT /1,800 S.F.26263327431 UNIT /3,444 S.F.TOWNHOMES554,510 S.F. - 12.73 AC9138779134MRD AREAHRD AREA116,013 S.F.2.66 AC66'66'66'66'3RD ST N3RD ST CT N
5TH ST N2ND ST
N
5TH ST N
2ND ST N4TH S
T
N
MANNING AVEOUTLOT A(STORMWATER)7.38ACSENIOR LIVING - 4 STORIES WITH UNDERGROUND PARKING42,000 SF - 120 UNITS66'3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,000 SF - 96 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING26,000 SF - 75 UNITS3 - STORY APARTMENTS WITH UNDERGROUND PARKING34,200 SF - 100 UNITS80'100'66'80'66'66'66'100'100'66'
66'123419263666'100'80'66'100'80'66'66'100'66'66'131430'PRIVATECOURTYARD0.55 AC20'567891011121516171820212225242327282930313233343812910111234564344454647484950515253545556575867666564636261605935873739404142PUBLIC PARK8.00 ACPRIVATEPARK1.11 ACOVERHEAD POWERTRANSMISSION TOWER (TYP)STUB ACCESS ROADTEMPORARY CUL-DE-SACTURN LANESLimerick VillageDensity ExhibitLake Elmo, Minnesota11"x17"50' LOTS
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
MEMORANDUM
Date: October 8, 2024
To: Maplewood Development
Attn: Mario J. Cocchiarella, CEO
From: Nathan Fuerst, AICP, Consulting Planner
Jason Stopa, Community Development
Director
RE: Limerick Village Sketch Plan Review
Dear Mr. Cocchiarella,
We have received and reviewed the revised Concept Plan dated 8/28/2024, submitted by Alliant
Engineering for the Limerick Village Development by Maplewood Development. This comment memo
is intended to supplement feedback that you have received to date regarding land use, engineering, or
other considerations.
See the staff report dated December 12, 2023, March 12, 2024, and August 14, 2024 for previous
review comments and planning revie memos, most of which are still relevant.
Description of Request
The resubmitted site plan for the Subject Property (PIDs 36.029.21.42.0001and 36.029.21.41.0001)
will result in a total of 682 residential units, broken down as follows:
• Multifamily Residential – Senior Living – 120 Units on 4.96 acres, one 4 story building.
• Multifamily Residential – Apartments – 271 Units on about 9.12 acres, three 3 story buildings
• Rear Loaded Rental Townhomes – 161 Units on 12.73 acres.
• Front Loaded Rental Townhomes – 60 Units on unknown acreage.
• 50’ Single Family Homes – 70 Units on individually platted lots.
Planning Department Comments (see attached annotated concept rendering & density exhibit)
1. 3rd St N should connect to 5th St N.
2. The single-family lots should meet the minimum lot width of 50’. It is understood that density is a
challenge. As indicated, the Developer can consider a comprehensive plan amendment to
change the location(s) (but not totals) of the MDR/HDR areas. Alternatively, Developer can
consider the location of apartments/attached units within the MDR area.
3. The parking for the 3-story apartments should be behind the building abutting the parcel to the
south.
4. The parking for the senior living facility should be side or rear loaded. Parking should be
screened from Limerick Pkwy.
5. It’s noted that the northeast corner has changed from 20-unit rentals to attached townhomes.
The townhomes should be double fronted, and rear loaded on public streets.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
a. Although townhomes are assumed to be double fronted in the NE corner of the
development, this comment will remain until sidewalks or elevations are provided to
substantiate design.
6. Park B should be considered private open space with amenities to serve apartment residents.
City will not accept two noncontiguous parks.
7. As previously communicated, no units can be split by the boundary separating MDR and HDR.
Met council staff were willing to overlook the minor discrepancy on future land use boundary
because units were not impacted, and ROW was located in the hatched area. A Comp Plan
Amendment could be required for the westernmost attached townhome to be located in that
area. City staff would need to confirm with Met Council.
8. Townhomes along Lilac Avenue are added and should be designed consistent with LEC
105.12.740(g). City Code requires these units to be rear loaded. The units should all front on a
public trail.
9. Two access points for 3-story apartment unit parking areas on Lilac Ave should be consolidated
into just one access on either side of the street.
Revised Engineering Department Comments (see attached annotated Infrastructure plan)
1. We still need Lilac Avenue to connect to the southern adjacent parcel as a City standard street
with 66-ft. R/W. A single commercial driveway access will be allowed to each Apartment building
(each direction), but not 2 access points as shown.
2. We still need a 5th Street EB RTL to Limerick Parkway. Additional R/W will be needed.
3. Lots 14 and 15 still require a Temp cul-de-sac until the property to the north develops, or Lots 14
and 15 must wait to be platted.
4. The 5th Street connection to Manning Avenue requires an off-site solution for providing access
to the adjacent parcel (all meeting City design standards and access spacing guidelines).
5. FYI. The Townhouse area and the Townhomes along Lilac Avenue will result in most of the
public street having driveway frontage. Therefore, any preliminary plat application must
contain a R/W corridor PLAN showing allowable parking spaces along the public street together
with hydrant locations, snow storage locations, mailbox locations, allowable parking spaces, and
boulevard tree locations.
Additional Fire Department Comments
1. All attached townhomes three units and greater will require a fire sprinkler system.
2. Road naming convention needs review by Planning and Fire.
3. Apartment Buildings: Locations of all EV charging stations or Electric Vehicle Supply
Equipment shall be reviewed and installed in approved locations. All electric vehicle supply
equipment installed in the apartment building underground parking area may require
additional fire suppression considerations and restrictions on installation locations. An
electric vehicle supply equipment plan is required. This plan shall be reviewed by the fire
department, building contractor, building owner, and building insura nce provider.
City of Lake Elmo • 3800 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911
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