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4a - Milestones Staff Report + Attachments
STAFF REPORT Date: March 24, 2025 REGULAR Item 4a PUBLIC HEARING MOTION TO: Planning Commission FROM: Ashley Monterusso, City Planner REVEIEWED BY: Sophia Jensen, Senior City Planner & Jason Stopa, CD Director AGENDA ITEM: Milestones Daycare at Eagle Point Conditional Use Permit CORE STRATEGIES: ☐ Vibrant, inclusive, connected community ☐ Efficient, reliable, innovative services ☐ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future ☒ Managed Growth ☐ Resilient Infrastructure BACKGROUND: MEP Lino Lakes LLC (the “Applicant”) has submitted a Conditional Use Permit (CUP) application for a daycare center at 8565 Eagle Point Circle in the Eagle Point Development PID 33.029.21.43.0008 (the “Property”). The property was originally used as a Rasmussen College technical school site until 2024/2025. The applicant is proposing to leave the site in generally the same condition with minor exterior modifications in the parking lot to add two playgrounds. Interior modifications to the existing 20,452 square foot building will be needed to accommodate the daycare use and current fire/building codes. The Daycare will hold approximately 220 children with upwards of 30 employees. The building footprint will not change. The daycare center use is permitted by conditional use permit in this district. REQUEST DETAILS/ANALYSIS: Applicant: MEP Lino Lakes LLC, Jeremy Spaude Property Owner: Davis Estates LTD Location: 8565 Eagle Point Cir Lake Elmo MN, 55042 Request: Conditional Use Permit for daycare center Site Area: 4.1 acres Existing Land Use: Vacant (Previously a Rasmussen College) Existing Zoning: BP- PUD Surrounding Land Use: North – Undeveloped Parcel Eagle Point Business Park (BP- PUD) South – MN DOT Road Right of Way (No Zoning) East - Undeveloped Tributary MN DOT (BP-PUD) West – Developed Parcel Eagle Point Business Park (BP-PUD) Comprehensive Plan: BP – Business Park Deadline for Action: Application Complete – 2/27/2025 60 Day Deadline – 4/28/2025 Regulations: Article XV Commercial Districts LEC 105.12.410 Off Street Parking Article VIII Environmental Performance Standards ARTICLE XIX Shoreland Management Overlay District Eagle Point Business Planned Unit Development Standards ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation on the requests to approve a conditional use permit for a daycare center facility. PROJECT ANALYSIS The proposed project involves a change in use for the current site from a trade school (medical/nursing) to a daycare center. This use is designated as a conditional use under the Eagle Point Business Park’s PUD. The proposed site design will involve removing some parking area (impervious surface) and replacing the area with pervious surface for two playgrounds. The changes on site are not expected to affect the surrounding environment or nearby buildings. The daycare facility will operate from 7am until 6pm, consistent with the hours of operation at the first Milestones daycare center in the Old Village area of Lake Elmo. The site will accommodate 30-33 staff members and roughly 220 children. The peak times for drop-off and pick-ups are between 7-9am and 4- 6pm. The daycare’s operational schedule is not expected to create significant disruptions to the site or its surroundings. The required parking per code states one space should be available per staff member and one space per seven students based on occupancy. The applicant meets this requirement by proposing over 30 additional parking stalls. Given that the applicant has provided over 30 parking spaces above the required minimum, staff does not anticipate traffic congestion during pick-up and drop-off times, as there are ample parking spaces available. CITY AGENCY REVIEW: This request was distributed to several departments and agencies for review on February 27, 2025. The following departments provided comments on the applications: • South Washington Watershed District Email (3/7/2025) – No comment provided. • Fire Department Memo (3/4/2025)- Provided their standard comments regarding drive lanes, parking, fire suppression, lock boxes, and fire alarms. • City Engineer Email (3/7/2025) – No comment provided. • Landscape Architect (3/7/2025)– Provided a memo requesting plan revisions on the landscape plan . They also provided comments on the tree preservation requirements. A condition of approval has been added regarding this memo. • City of Oakdale (3/7/2025) – No comment provided. • MN DNR- No comment provided. • WA County – No comment provided. RECCOMMENDED CONDITIONAL USE PERMIT FINDINGS Conditional use means a land use or development as defined by ordinance that would not be appropriate generally but may be allowed with appropriate restrictions as provided by official controls only upon a finding that all of the following provisions are met. Staff recommends the following findings: 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use is not anticipated to be be detrimental or in any way endanger the public health, safety, comfort, convenience, or general welfare of the neighborhood. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site is zoned BP – Business Park which is consistent with the 2040 Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is permitted in the Business Park zoning district as a Conditional Use. The surrounding parcels are also zoned Business Park PUD with the exception of the land directly south which is ROW (Interstate 94) owned by MNDOT. The proposal is compatible with the existing land uses and development. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The proposed use meets the development standards for daycare center as per LEC 105.12.110. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is in the shoreland area and meets the shoreland management standards. The building is existing and is not proposing changing the footprint. The applicant is proposing removing impervious surface on site. The proposed use is not in a flood plain management area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. There are minimal changes proposed to the existing façade and site layout. The proposed use is compatible in appearance with the existing character of the general vicinity and will not change the essential character of the area. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use of a daycare center is not anticipated to create a nuisance or be hazardous. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The existing property is already served by essential public facilities and services. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use in not anticipated to create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The proposed use is not antcipated to produce noise, smoke, fumes, glare, odor or excessive traffic that would be considered detrimental to the economic welfare of the community. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. There are no proposed changes to the vehicular approaches, traffic congestion is not antcipated to increase with this proposed use. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The proposed use is not anticipated to negatively impact natural or scenic features. FISCAL IMPACT: None RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before the commencement of any construction activity on the site. These may include, but not limited to, City of Lake Elmo, Minnesota Pollution Control Agency stormwater permit, SWWD Watershed District permit, DNR, approval of revised plans from the City Engineer, and a building permit. 2. The applicant must address the comments in the Landscape Architect memo dated March 6, 2025 prior to the issuance of a building permit. 3. If substantial construction has not taken place within 12 months of the City’s approval, the conditional use permit and variance shall become void. 4. Any expansion or modification of the parking lot or playgrounds shall require a conditional use permit amendment, this does not apply to typical maintenance. PUBLIC COMMENT: A public hearing notice was sent to surrounding property owners on March 10th, 2025 and published in the Stillwater Gazette on March 14th, 2025. Staff has not received any public comments at this time. OPTIONS: The Planning Commission may: • Recommend approval of the Conditional Use Permit • Recommend approval of the requests with conditions. • Recommend denial of the request, citing findings of fact for denial. RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the request from MEP Lino Lakes LLC to construct a daycare center in the Eagle Point Business Park. “Move to recommend approval of the request from MEP Lino Lakes LLC, approving a conditional use permit for a daycare facility at 8565 Eagle Point Circle.” ATTACHMENTS: 1) Land Use Application Materials 2) Fire Department Memos dated March 4, 2025 3) Landscaping Review Memo dated March 7, 2025 4) Public Comment InkyHEX #005577CMYK 95/56/32/20 Core logo Our core logo should used in the first instance Reversed logo Our reversed logo can be used when applying the logo to a dark background. Always ensure there is sucient contrast between the logo and the background. Our brand typeface is Lexend Deca. It’s clear, contemporary and friendly. We recommend the use of three weights in communications; semi bold and medium for headlines and regular for body copy. ToadstoolHEX #CF5532CMYK 17/77/85/0 Golden SunHEX #DDB347CMYK 14/28/85/0 SplashHEX #38BA9B CMYK 70/0/50/0 PeachyHEX #F7A396 CMYK 0/43/33/0 MarshmallowHEX #FEEEE7CMYK 0/9/9/0 MintyHEX #DFEFEBCMYK 16/0/10/0 ChalkHEX #FBF9F3CMYK 2/2/6/0 Logos Milestones visual identity © Studio Bud 2023 Typography Colours Monogram Supporting graphics Lexend Deca Medium Aa Bb Cc Dd Ee Ff Gg Hh Ii Jj Kk Ll Mm Nn Oo Pp Qq Rr Ss Tt Uu Vv Ww Xx Yy Zz Lexend Deca Regular Aa Bb Cc Dd Ee Ff Gg Hh Ii Jj Kk Ll Mm Nn Oo Pp Qq Rr Ss Tt Uu Vv Ww Xx Yy Zz Lexend Deca Semi Bold Aa Bb Cc Dd Ee Ff Gg Hh Ii Jj Kk Ll Mm Nn Oo Pp Qq Rr Ss Tt Uu Vv Ww Xx Yy Zz Date Last Revised: Copyright Michael J. Thomas Architect, LLC. All rights reserved. The architectural works depicted herein are the sole property of Michael J. Thomas Architect, LLC and may not be constructed or used without its expressed written permission. No permission to modify or reproduce any of these architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the buildings(s) depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due to Michael J. Thomas Architect, LLC and, in absence of any written agreement to the contrary, is limited to a one- time use on the site indicated on these plans. MJT Project No: File Name: 25004 Milestones Woodbury_Lake Elmo 02-27-25.pln Drawn By: 25004 Signature I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. 23592 Minnesota License No.: 02-27-25 Date Signed: 02-11-25, 02-18-25, 02-19-25, 02-20-25, 02-24-25, 02-26-25, 02-27-25 A0.0 4918 S. Tri Oak Circle NE East Bethel, MN 55092 Phone: 651-245-2346 Email: mjtallc2520@gmail.com Web:michaeljthomasarchitect.com SCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 55042Cover Sheet Architectural General Architectural Plans Architectural Reflected Ceiling Plans Interior Details Mechanical, Electrical, & Plumbing (MEP) A0.0 A0.1 A0.2 A0.3 A0.4 A0.5 A0.6 A0.7 A0.8 A1.0 A1.1 A1.2 A1.3 A1.4 A1.5 A1.6 A1.7 A7.0 A7.1 A8.1 A8.2 A8.3 A8.4 A8.5 E1.0 MEP SHEET INDEX Cover Sheet Exist Site Survey Existing Site Plan Proposed Site Plan Lanscape & Turf Plan Code Information Room Finish Schedule Door Schedule & Types Outline Specifications First Story Demolition Plan First Story New Floor Plan Frist Story Demo & New Enlarged Floor Plan - North Wing Enlarged Plans - Reception Area Enlarged Floor Plan - Sport Court Area Enlarged Floor Plan - West Wing (South) Enlarged Floor Plan - West Wing (North) Existing Ceiling Plan Reflected Ceiling Plan - First Story - New Interior Elevations Interior Elevations Interior Elevations Interior Elevations First Story FFE & Floor Finish Plan First Story Elec Power & Low Voltage Plan Existing HVAC Plan Date Issued 02-27-25 02-27-25 02-27-25 02-27-25 02-27-25 02-27-25 Not Issued Not Issued Not Issued 02-27-25 02-27-25 Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued Not Issued 170' 10'-8"9'3'-4"10'-10"3'-4"5'-8"10'-8" 75 SF OF SIGNAGE 20' X 3'9" 170' 12'9'3'-4"12'9'75 SF OF SIGNAGE 20' X 3'9" 18' 22'-6" 17' 9' 18' 10'-8"5'-8"9'SCALE: 1/8" = 1'-0"1 Existing South Exterior Elevation 0 4'8'16' SCALE: 1/8" = 1'-0"2 Existing North Exterior Elevation 0 4'8'16' SCALE: 1/8" = 1'-0"3 Existing West Exterior Elevation 0 4'8'16' SCALE: 1/8" = 1'-0"4 Existing East Exterior Elevation 0 4'8'16' DEMO EXIST ALUM STOREFRONT AND REPLACE W/ NEW STOREFRONT W/ DOOR DEMO AND PATCH EXISTING BRICK AS REQ'D FOR NEW DOOR DEMO EXIST ALUM STOREFRONT AND REPLACE W/ NEW STOREFRONT W/ DOOR DEMO AND PATCH EXISTING BRICK AS REQ'D FOR NEW DOOR DEMO EXIST ALUM STOREFRONT AND REPLACE W/ NEW STOREFRONT W/ DOOR DEMO AND PATCH EXISTING BRICK AS REQ'D FOR NEW DOOR PROJECT TEAM ARCHITECT Michael J. Thomas Architect, LLC 4918 S. Tri Oak Circle NE East Bethel, MN 55092 651-245-2346 mjtallc2520@gmail.com www.michaeljthomasarchitect.com OWNER Milestones Early Learning Cenger Jennifer Schultz: 612-501-8255 Jeremy Spaude: 612-501-1493 GENERAL CONTRACTOR GDS Design Build Gail Schuette 612-616-2616 GENERAL NOTES 1. This is an invited, general contractor, open-book, lump sum contract/ bidded project. 2. This is a Design/Build Mechanical Electrical & Plumbing (ME) project. The applicable subcontractor will include the design, materials, and labor for their work per the outline specifications and plans herein. The GC's bid must include will be clear narrative for the Design/Build MEP scopes of work. DEFERRED MEP SUBMITTALS LIST: a. Plumbing Fixture List/ Cut Sheets b. Plumbing Isometric Plan(s) c. Electrical Light Fixture Cut Sheets d. HVAC Plans, Specifications, Equipment Cut Sheets e. Fire Supression/ Spinkler System Shop Drawings Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A0.14918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 55042NNSCALE: 1" = 40'1Exist Site Survey0 20' 40' 80'Plan NorthTrue North Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A0.24918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 550422A0.2EXISTING BUILDINGFOOTPRINT20,452 SFExisting Pervious Surface = 96,402 SF (53.87%)SITE AREA = 178,956 SF (4.11 Acres)991089151717181573659Existing Parking = 3 Accessible Spaces 154 Non-accessible Spaces 157 TotalDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGEBASIN1243567891011121314151617181920212223242526272829303132333435363738391'-2" 3'-6"3'1'-8"6"4'-8"3 1/2"2'-6"2 1/2"NNSCALE: 1" = 30'1Existing Site Plan0 30' 60'SCALE: 1/2" = 1'-0"2Existing Monument Sign0 1' 2' 4'SCALE: 1' = 1'-0"3Existing Monument Photo0 1/2'' 1'' 2''SCALE: 1:2.114Milestones_Branding GuideEXIST BACKLITMONUMENT SIGNNEW BACKLITGRAPHICSEXIST CONCRETESIGN BASEPlan NorthTrue North Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A0.34918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 550422A0.27'4"35'51'-4 1/2" 50'42'-6" 42'-6"30'5'4'-6"4'-6"5'-5"2'-10"5'-5"5'-5"4'5'-5"5'-5"4'5'-5"4'BLACK POWDER-COATED ALUMFENCE AT PLAY AREASNEW CATCH BASINTIED INTOEXISTING STORMDEMO EXIST CONC CURB ANDGUTTER AND PAVEMENTNEW CONC. CURB ANDGUTTERPERVIOUS SYNTHETIC TURF ATPLAY AREASEXIST CONCWALKNEW CONCWALKNEW STRUCT STOOPNEW STRUCTSTOOPNEW STRUCT STOOPSEXISTING BUILDINGFOOTPRINT20,452 SFPreschool Play Area1,500 SFToddlerPlay Area1,579 SFInfantPlay Area1,020 SFProposed Pervious Surface = 111,297 SF (62.19%) Existing 96,402 increased to 111,297 = 14,895 pervious increase Or, 15.45% increase in pervious surface.SITE AREA = 178,956 SF (4.11 Acres)99181717153515Preschool Play Area1,541 SFKEY TO SITE SYMBOLS AND HATCHING= Concrete curb & gutter demolished= Existing concrete walk to remain= New concrete walk (or curb & gutter)= New pervious synthetic turf= New, natural pervious turf (grass)= Existing tree to remain= Existing tree/ shrub demolished= New treePROPOSED PARKINGOccupancy = 313 (280 students + 33 Staff)Required Parking SpacesOne parking space per employee on largest shift plus one space per sevenstudents based upon capacity, or one space per ten students if an off-street drop-off and pick up space is provided.33 staff = 33 parking spaces280 students/ 7 = 40 parking spacesRequired = 73 parking spacesProposed Parking Spaces5 Accessible + 104 Non-accessibleProvided = 109 parking spacesDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGEBASINNNSCALE: 1" = 30'1Proposed Site Plan0 30' 60'2Typical Play Area FenceNOT TO SCALE3New Struct StoopPlan NorthTrue North Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A0.44918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 550422A0.27'4"35'51'-4 1/2" 50'42'-6" 42'-6"30'5'4'-6"NEW TREE NO. 3, 3"DIA, OAKNEW TREE NO. 2,3" DIA, OAKNEW TREE NO. 1,3" DIA, OAKEXISTING BUILDINGFOOTPRINT20,452 SFKEY TO SITE SYMBOLS AND HATCHING= Concrete curb & gutter demolished= Existing concrete walk to remain= New concrete walk (or curb & gutter)= New pervious synthetic turf= New, natural pervious turf (grass)= Existing tree to remain= Existing tree/ shrub demolished= New treeFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEFENCEDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENTDRAINAGEBASINREMOVE EXIST. TREE NO.36 REMOVE (4) EXISTINGSHRUBSREMOVE EXIST TREENO. 11REMOVE EXISTTREE NO. 15SCALE: 1" = 30'1Landscape and Turf Plan0 30' 60' Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A0.54918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 55042OCCUPANCYINSTITUTIONAL I-420,452 Gross sq ftEXITEXITEXITEXITEXITEXITEXITEXITEXITEXITEXITEXITFenced-InOutdoor Play Area 1,500 SFFenced-InOutdoor Play Area 1,541 SFFenced-InOutdoor Play Area 1,020 SFFenced-In Outdoor Play Area 1,579 SFEXITEXITEXITE X IT EXITEXITEXITE X ITEXITEXITEXITEXITEXITEXITEXITEXITEXITEXITEXITInfant No.1617 SF/35 = 17.6 OccInfant No.2616 SF/35 = 17.6 OccToddler No.1718 SF/35 = 20.5 OccEarly Preschool746 SF/35 = 21.3 OccToddler No.2800 SF/35 = 22.9 OccToddler No.3878 SF/35 = 25.1 OccSport Court1,847 SF/50 = 36.9 OccPreschool No.1909 SF/35 = 25.9 OccPreschool No.2865 SF/35 = 24.7 OccPreschool No.31,158 SF/35 = 33.1 OccPreschool No.4877 SF/35 = 24.4 OccPreschool No.5829 SF/35 = 24.4 OccPreschool No.6827 SF/35 = 22.9 OccNNSCALE: 1/16" = 1'-0"1Code Plan - First Story0 8' 16' 32'Chapter 29 Plumbing SystemsTable 2902.1 Minimum Plumbing FixturesInstitutional.308 Occupants by Table 1004.5283 Occupants by Licensing and Actual Use. Subtract 24 Infants, because infants do not use plumbing fixtures. Therefore the load used for plumbing fixture count will be 283-24 = 259Do to use and licensing requirements, all child toilet and lavatories areshown to be unisex. A separate Men's and separate Women's toilet roomwill be provided for adult staff and visitors. Water Closets Required = 259/ 15 = 17.27, round up to 18 Provided = 18 Child Unisex = 15 Men's = 1 Women's = 1 Unisex = 1 Lavatories Required = 259/ 15 = 17.27, round up to 18 Privided = 24 (not inlcuding Warming Kitchen or classroom counter sinks) Unisex Hand Washing Lavatories = 21 Men's Lavatory = 1 Women's Lavatory = 1 Unisex = 1 Bathtub/ Shower = 0 Required. Propose to provide 0. Drinking Fountains = 259/ 100 = 2.59 or round up to 3 Required. Provided = 3 Service Sink = 1 Required. 1 Provided. Urinals = 1 provided at existing Mens2020 Minnesota Provisions to the Minnesota State Building Code1303.1500 Recycling Space, Table 1-A.Children’s homes and homes for the aged = .0025 factor.20,452 SF x .0025 = 51.13 SF required. 129 SF provided.2020 MINNESOTA ENERGY CODETable C301.1 Climate Zone.Washington, Minnesota = 6A (Moist).Section C402 Building Envelope Requirements Prescriptive.Prescriptive Method for compliance proposed.Table 402.1.3 Opaque Thermal Envelope Insulation Component MinimumRequirements, R-Value Method Roof, Insulation Entirely Above Deck = R-30 CI Walls Above Grade, Wood Framed (walls) = R-20 + R-3.8 CI Below Grade Walls = R-7.5 CI Unheated Slab-on-grade Floors = R-10 for 24” below. Table C402.4 Building Envelope Fenestration Maximum U-Factor andSHGC Requirements Fixed Fenestration = 0.36 U-factor or less Operable Fenestration = 0.43 U-factor or less Entrance Doors = 0.77 U-factor or less SHGC (PF < 0.2) = SEW 0.40/ N 0.53Section C402.5.1 Air Barrier Compliance Options Continuous Air Barrier with air permeability no greater than 0.004cfm/ft2 under pressure differential of 0.3 inches w.g..Building Mechanical and Electrical Systems will be Design/ Build byapplicable subcontractor. It shall be said subcontractor’s responsibilityto design their system to meet all applicable energy code (and othercodes) requirements.2020 MINNESOTA STATE BUILDING CODE Project DescriptionThis is an existing E Occupancy previously used as a higher education facility(Rasmussen Universtiy). The new use will be I-4 child day care center for MilestonesEarly Learning Center. Chapter 3 Use and Occupancy ClassificationTable 302.2 Care FacilitiesChild Care Center <24 hours per dayMore than 5 children </= 2.5 years of age and not classified as E.Occupancy Classification I-4Section 308, Item 308.5.1.3 Child day care.This building does not meet item "c.". Not all rooms providing day care have an exitdoor directly to the exterior. Therefore, it shall not be classified as Group E.Chapter 5 General Building Heights and AreasTable 504.3 Allowable Building Height In Feet Above Grade PlaneOccupancy Class I-4 Group. Type VB, Sprinklered = 40 feetActual = 22 feet 6 inches Table 504.4 Allowable Number of Stories Above Grade PlaneOccupancy Class I-4 Group. Type VB, Spinklered = 2 StoriesActual = 1 StoryTable 506.2 Allowable Area Factor In Square FeetOccupancy Class I-4 Group. Type VB, Sprinklered, Single Story = 36,000 SFActual = 20,452Chapter 6 Types of ConstructionTable 601.0 Hour Fire-resistance Rating required for all elements. Type VBTable 602.All exterior walls are equal or greater than 30' from property lines. Therefore notfire-resistive rating required.Chapter 9 Fire Protection SystemsSection 903.2.6 Group IAn automatic sprinkler system shall be provided throughout.This I-4 building does not meet Exception 2. Chapter 10 Means of EgressTable 1004.5 Maximum Floor Area Allowances per Occupant.Day care = 35 net Occupant Load Factor Infants = 32 Toddlers = 67 Early Preschool = 21 Preschool = 152 By Room Area Per Code Plan = 272 Exercise rooms (Indoor Play Area) = 50 gross Occupant Load Factor 1,847 sf/ 50 = 36.9, or round down to 36 OccupantsTotal Per Code = 308 Occupants Section 1004.5, Exception: Where approved by the building official, the actualnumber of occupants for whom each occupied space, floor of building is designed,although less than those determined by calculation shall be permitted to be used inthe determination of the design occupant load. Actual Occupant Load based upon state day care license and intended building use. Infants = 24 Toddlers = 56 Early Preschool = 20 Preschool = 150 Infant & Children Occupants = 250. Actual Based Upon Licensing Note: Sport Court Area occupancy not included in licensed occupant load. Children will either be in classroom, outside, or Indoor Play Area. Staff Occupancy Infant = 1:4 Ratio = 24/4 = 6 staff Toddler = 1:7 Ratio = 56/7 = 8 staff Preschool = 1:10 Ratio = 150/10 = 15 staff Support Staff Administrative = 3 staff Food Service/ Custodian = 1 Staff Total Staff = 33Total Actual Occupant Load 250 + 33 = 283 OccupantsSection 1006.2.2.4 Group E and I-4 means of egressRooms or spaces where care is provided for more than 10 children that are 2 1/2years of ages or less, shall have access to not less than two exits or exit accessdoors. All care rooms have two exits. Either to corridor or directly to exterior.Table 1020.1 Corridor Fire-Resistance RatingI-4 Occupancy, with sprinkler system = 0.2020 MINNESOTA ACCESSIBILITY CODEChapter 11 of the 2018 IBC w/MN AmendmentsSection 1104.4 Accessible Route.Multilevel Buildings and Facilities.This is a single story building.Section 1105 Accessible Entrances.The main entrance is the accessible route. However, allclassroom exterior play area doors are designed to beaccessible as well.Section 1106 Parking and Passenger Loading Facilities See Conceptual Architectural Site PlanTable 1106.1 101 to 150 parking spaces requires 5 to be accessible. Actual existing = (5) accessible parking spaces + (104) standard parking spaces = (109) total provided. 1109.2.2 Water closet compartment.At least 5% of water closet compartments in each toilet roomshall be accessible. If two or more water closets are provided,at least 5% shall be ambulatory accessible. Therefore, alllocations where toilet rooms have toilet compartments, all willhave one child accessible and one child ambulatory accessiblecompartments. Section 1109.5 Drinking FountainsNot fewer than two drinking fountains shall be provided.Existing = One drinking fountain complies with therequirements for people who use a wheel chair and one drinkingfountain complies with requirements for standing persons. Section 1109.12.3 Point of sale and service counters. The main entry/ lobby service counter is accessible.Section 1109.13 Controls, operating mechanisms and hardware.All door hardware is lever handle or stationary puch/ pulls.Section 1111 SignageTo be by Owner, but will comply.Chapter 4Section 406 Curb Ramps. The main entry and access fromaccessible parking access isle includes curb ramp to comply.Chapter 5Section 502 Parking Spaces. (4) accessible parking spaces 9'wide x 19' deep with an 8' minimum wide access isle provided.Chapter 6Section 602.4 Spout outlet heights for drinking fountains.(1) at 36" max. for wheel chair use and (1) between 38"-43" forstanding persons provided.Section 603.1 Clearances, door swings, mirrors, operable parts at all adultaccessible toilet rooms and child accessibble toilet roomscomply.Section 604 Water Closets and Toilet Compartments. Clearances an grab bars shown to comply with Adult and Childaccessible requirements.Section 606 Lavatories and SinksAll adult and child accessible toilet rooms include lavatories at34" height, 27" clearance, & 30" widths.Section 804.3 Kitchens and Kitchenettes. Work surface. At the infant feeding kitchen and at the employee break room,there is no cooktop or conventional range, therefore thesespaces are not designed to comply with clearance or worksurface heights. Section 804.4 Sinks.All counter sinks comply with Section 606.34" Height. Removable sink base or open space to comply withSection 306.Section 1005.3.2 Minimum Width Other Egress Components 310 occupants x 0.2 = 62" Required. Main Entry pair of 3' doors = 6' West Building Exit door = 3' South Buiding Exit door = 3' Total = 12' or 144"Table 1017.2 Exit Travel Distance I-4 With Sprinkler System = 200' See Code Plan for actual distancesSection 1020.4 Dead Ends Shall not exceed 20' APPLICABLE CODES:2020 Minnesota Building Code2024 Minnesota Energy Code2020 Minnesota Accessibility Code2020 Minnesota Mechanical and Fuel Gas Code2020 Minnesota Plumbing Code2020 Minnesota Fire CodeMinnesota Electrical CodedNote: Due to the adaptive reuse of this buildingwhere the E occupancy is changed to an I-4occupancy and the amount of space reconfiguration,the MN Conservation Code is not used.2020 Minnesota Provisions to the State BuildingCodeNational Fire Alarm and Signalling Code (NFPA) 72NFPA 13 Standard for the Installation of SprinklerSystemsPlan NorthTrue North Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A1.04918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 55042Exist D109BExist D100AExist D100BExist D140BExist D117BExist D140AExist D109A4A0.01A0.03A0.02A0.0D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D2D2D2D2D2D2D2D2D2D3D3D3D3D3D3D3D3D3D4D4D1D1D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D4D5D6D7D7D7D7D7D7D7D7D7D7D7D8D8D8D8D8D8KEY TO DEMOLITION NOTESD1 = Demo existing door/ frame.D2 = Demo existing borrow lite.D3 = Demo exist portion of wall as required for new door/borrow lite.D4 = Demo existing wall comepletely.D5 = Demo existing toilet rooms entirely including walls, toiletfixtures, accessories, toilet partitions, fininishes, ceiling, etc.D6 = Demo and carefully salvage these cabinets. Turn over to theArachitectD7 = Demo existing cabinets, sinks, counter tops, etc.D8 = Demo existing aluminum storefront as required for newstorefront with integral door.General Demolition Note:Demo all exising suspended ceilings, flooring, fixtures, wall covering,shelving, etc. to allow for new construction. NNSCALE: 3/32" = 1'-0"1First Story Demolition Plan0 8' 16' 24'Plan NorthTrue North Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25004 Milestones Woodbury_LakeElmo 02-27-25.plnDrawn By:25004SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:02-27-25Date Signed:02-11-25, 02-18-25, 02-19-25,02-20-25, 02-24-25, 02-26-25,02-27-25A1.14918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETMilestones Early Learning CenterAdaptive Reuse - Rebalitationof the Existing Rasmussen University Building8565 Eagle Point CircleLake Elmo, MN 55042Exist D109BExist D100AExist D100BExist D140BD149BD148BD149AD148AD146D145D130BD132AD130AD129D125BD131D143D137AD136D135D132BD123BD123AD127D124D125AD115A D115BD113D111D119A D119BD118D107AD107BD106B6' by 4'D 102D114BD116BExist D117BD120BD144BD137BExist D140AD142Exist D109AD152D151D104BD150AD112D116AD114AD117AD120AD144AD138D139D147AD150BD106AD108AD104AD105D126D133D108BD147BFFRWDRF1A1.31A1.41A1.51A1.62A1.74A0.01A0.03A0.02A0.0135°2'-5"3'10'-1 3/8"Capacity 12Capacity 14Capacity 12Capacity 20Capacity 21Capacity 21Capacity 36Capacity 20Capacity 20Capacity 30Capacity 20Capacity 20Capacity 20COTSInfant No 2147A: 616 sq ftToddler No.1144A: 718 sq ftEarly Preschool137A: 746 sq ftToddler No.2132A: 800 sq ftToddler No.3125A: 878 sq ftKitchen133A: 427 sq ftLndry127A: 133 sq ftStorage124A: 246 sq ftSport Court123A: 1,847 sq ftPreschool No.1120A: 909 sq ftPreschool No.2117A: 865 sq ftPreschool No.4114A: 877 sq ftPreschool No.3116A: 1,158 sq ftPreschool No.5108A: 829 sq ftPreschool No.6106A: 827 sq ftRecycle105A: 129 sq ftBreak104A: 339 sq ftElec138A: 168 sq ftSprnklr139A: 177 sq ftOffice102A: 155 sq ftReception103A: 388 sq ftWork Area122A: 208 sq ftInfant No 1150A: 617 sq ftInfant A104A: 1,269 sq ftNNSCALE: 3/32" = 1'-0"1First Story New Floor Plan0 8' 16' 24'Plan NorthTrue North LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL Fire Prevention, Code Enforcement, and Public Education March 4, 2025 Ashley Monterusso, Planner City of Lake Elmo Re: Milestones Eagle Point, 8565 Eagle Point Cir N Prepared by: Anthony Svoboda, Fire Marshal Approved by: Dustin Kalis, Fire Chief Applicable Codes: • 2020 Minnesota State Fire Code • 2020 Minnesota State Building Code • Lake Elmo Fire Department Fire Code Policies • NFPA 13, 2016 edition • NFPA 13D, 2016 edition Fire Department Comments: 1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. 2) 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. 3) 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. 4) A fire sprinkler system shall be maintained in commercial buildings in accordance with the Minnesota State Fire Code and Chapter 1306 of the Minnesota State Building Code. A permit is required prior to work. a. Fire Department sprinkler connection locations shall be approved prior to installation. b. FCD location is currently proposed in a fenced in area. Confirm access ability to fenced in area or move FDC. 5) A fire alarm system shall be installed in Group I-4 buildings in accordance with the Minnesota State Fire Code (907.2.6.4) and Lake Elmo Ordinances. A permit is required prior to work. a. Smoke detection is required in corridors as per code. 6) An emergency responder radio coverage amplifier shall be installed throughout the building if the fire department determines that signal strength is not reliable. LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL Fire Prevention, Code Enforcement, and Public Education “Proudly Serving Neighbors and Friends” 7) An exterior door numbering system shall be utilized to determine exterior doors on all sides of the building. Door numbering convention shall be approved by the fire department prior to installation. 8) A KNOX rapid access lockbox shall be installed in an approved location, on all commercial buildings. a. Multiple KNOX rapid access lockboxes may be required as determined by the fire department. b. The building currently has an outdated DAMA box that will need to be replaced. 9) KNOX locking Fire Department Connection Caps shall be installed on all fire department connections. 10) All gates, whether manual or electric, shall be accompanied by either a KNOX lock or KNOX gate control switch for rapid access. a. For playground gates, a key in the KNOX box will be acceptable. 11) All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds. 12) 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 insurance provider. Questions, clarifications, or the request to provide code documents can be made using the contact information listed below. Respectfully, Memorandum 800 Washington Avenue North, Suite 207 Minneapolis, MN 55401 March 6, 2025 TO : ASHLEY MONTERUSSO FROM: SARAH EVENSON, PLA RE: MILESTONES AT EAGLE POINT CUP LANDSCAPE AND TREE PRESERVATION PLAN REVIEW SUBMITTALS 1. Concept Plan Submittal, dated 2/27/2025, received 2/27/2025 REVIEW HISTORY 1. 3/06/2025 CUP Landscape and Tree Preservation Plan Review LOCATION: 8565 Eagle Point Circle, south of Hudson Blvd, east of Inwood Ave, and north of I-94. Parcel ID: 3302921430008 CURRENT LAND USE CATEGORY: Business Park PUD ADJACENT AND SURROUNDING LAND USE: Business Park PUD, with MU-BP guided as future land use to the north across Hudson Blvd. SPECIAL LANDSCAPE PROVISIONS: none TREE PRESERVATION PLAN: 105. 12. 470 • A tree preservation plan has been submitted that indicates fewer than 30% of the caliper inches of significant trees on site are proposed to be removed. No tree replacements will be necessary. • Prior to approval, applicant must clearly show tree preservation fencing extents on the plans (that correspond to the trees’ critical root zones (CRZs) per code, to ensure that existing trees to be preserved are not impacted during demolition or construction. Of particular concern are trees #8, #9, #10, #12, #16, #19, #30, #31, #32, and #37. Some of these trees have CRZs that may extend beneath surrounding pavement that is set to be removed. The applicant’s intent to preserve these trees is laudable, and they are valuable to keep if possible. Despite potential CRZ impacts, it is worth trying to preserve these trees; however, curb and pavement removal around these trees must be done very carefully and avoid unnecessary excavation. • Applicant should provide removals and grading plans with notes that clearly articulate the approach to pavement removals, grading, and landscape restoration around these trees. • Trees numbers 9, 10, and 16 are oaks, which it is important not to wound or otherwise damage between the dates of March 15 and October 31 in order to prevent the spread of oak wilt. Measures must be taken to ensure that any oak trees pruned or trimmed have any cut areas sealed with an appropriate nontoxic tree wound sealant. March 6, 2025 Milestones at Eagle Point Memorandum 2 LANDSCAPE PLAN: 105.12.480 • Prior to approval, please make the following adjustments to the plans in order to meet code: o Clearly title each sheet. Currently, titles only appear to be shown on the sheet index. o Provide removals and grading plans (include tree preservation fencing on each) o Revise hatching symbols for improved readability. Currently the concrete walk to remain, new concrete walk, and pervious turf symbols are difficult to decipher. o Indicate the species of proposed trees (not merely the genus). o Replace the city standard tree planting detail with one that is not blurry. o Provide a note indicating provisions for irrigation/watering of the trees through the 2-year warranty period o Ensure that the requirements of 105.12.480 (b) (7) are met (trees shall be planted ten feet away from utilities including water and sewer stubs) o Given that only three trees are required, requirements for tree composition (evergreen/deciduous trees) may be waived. RECOMMENDATION: The landscape and tree preservation plans must be revised and resubmitted to address the items in this memo. Sarah Evenson, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (262) 391-7653 E: sarah@hkgi.com