HomeMy WebLinkAbout#07 - Milestones Daycare
STAFF REPORT
Date: April 15, 2025
REGULAR
Item
MOTION
TO: City Council
FROM: Ashley Monterusso, 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 playground areas.
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 CITY COUNCIL:
The City Council is being asked to review and make a decision on the requests to approve a
Conditional Use Permit for a daycare center facility at 8565 Eagle Point Circle.
PROJECT ANALYSIS
The proposed project involves a change in use for the current site from a trade school (Rassmussen
College) 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 playground areas. 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 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 and room for circulation.
PLANNING COMMISSION:
This request was presented to the Planning Commission on March 24, 2025. The Planning Commission
recommended approval unanimously (4-0).
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 - Provided a memo on 3/7/2025 and an updated memo on 4/9/2025
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.
Applicant is working toward these revisions.
• 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 April 9, 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 City Council 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 City Council recommend approval of the request from MEP Lino Lakes LLC
to establish a daycare center in the Eagle Point Business Park (8565 Eagle Point Circle) with the findings
of fact and conditions outlined by staff.
“Move to approve Resolution 2025-036 approving the request from MEP Lino Lakes LLC for a
conditional use permit to establish a daycare facility at 8565 Eagle Point Circle based on the findings
of fact and conditions in the staff report.”
ATTACHMENTS:
1) Land Use Application Materials
2) Fire Department Memos dated March 4, 2025
3) Landscaping Review Memo dated April 9, 2025
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2025-036
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE
ESTABLISHMENT OF MILESTONES DAYCARE CENTER AT 8565 EAGLE POINT
CIRCLE.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, MEP Lino Lakes LLC, (the “Applicant”), have submitted an application to
the City of Lake Elmo (the “City”) for a Conditional Use Permit for the establishment of a
daycare center at 8565 Eagle Point Circle, Lake Elmo, MN 55042;
WHEREAS, notice of a public hearing has been published, mailed, and posted pursuant
to the Lake Elmo Zoning Code, Section 103.00.120; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on March 24, 2025; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation of approval of the Conditional Use Permit to the City Council as part of a Staff
Memorandum dated April 15, 2025; and
WHEREAS, the City Council considered the matter at its meeting held on April 15,
2025; and
NOW, THEREFORE, based on the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordiance, Section 105.12.290.
2) That all submission requirements of Section 105.12.290 have been met by the
Applicant.
3) That the proposed Conditional Use Permit is for for the establishment of a daycare
center at 8565 Eagle Point Circle, Lake Elmo, MN 55042.
4) 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.
5) 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.
6) 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.
7) 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.
8) If the proposed use is in a flood plain management or shoreland area, the proposed
use meetsall 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.
9) 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.
10) 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.
11) 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.
12) 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.
13) 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.
14) 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.
15) 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.
16) That, in accordance with 105.123.290, the establishment of a daycare center at 8565
Eagle Point Circle shall be permissible under the Conditions 1-4 as provided in the
decision below, and incorporated herein:
DECISION
NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information
received and the above findings, that the city council of the city of lake elmo hereby approves the
request by MEP Lino Lakes LLC for a Conditional Use Permit for the establisment of a daycare
center at 8565 Eagle Point Circle, Lake Elmo, MN 55042, and grants the same, subject to the
following 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 April
9, 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 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.
Passed and duly adopted this 15th day of April, 2025 by the City Council of the City of Lake Elmo,
Minnesota.
____________________________________
Mayor Charles Cadenhead
ATTEST:
_______________________________
Julie Johnson, City Clerk
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2025-036
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE
ESTABLISHMENT OF MILESTONES DAYCARE CENTER AT 8565 EAGLE POINT
CIRCLE.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, MEP Lino Lakes LLC, (the “Applicant”), have submitted an application to
the City of Lake Elmo (the “City”) for a Conditional Use Permit for the establishment of a
daycare center at 8565 Eagle Point Circle, Lake Elmo, MN 55042;
WHEREAS, notice of a public hearing has been published, mailed, and posted pursuant
to the Lake Elmo Zoning Code, Section 103.00.120; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on March 24, 2025; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation of approval of the Conditional Use Permit to the City Council as part of a Staff
Memorandum dated April 15, 2025; and
WHEREAS, the City Council considered the matter at its meeting held on April 15,
2025; and
NOW, THEREFORE, based on the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordiance, Section 105.12.290.
2) That all submission requirements of Section 105.12.290 have been met by the
Applicant.
3) That the proposed Conditional Use Permit is for for the establishment of a daycare
center at 8565 Eagle Point Circle, Lake Elmo, MN 55042.
4) 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.
5) 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.
6) 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.
7) 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.
8) If the proposed use is in a flood plain management or shoreland area, the proposed
use meetsall 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.
9) 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.
10) 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.
11) 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.
12) 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.
13) 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.
14) 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.
15) 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.
16) That, in accordance with 105.123.290, the establishment of a daycare center at 8565
Eagle Point Circle shall be permissible under the Conditions 1-4 as provided in the
decision below, and incorporated herein:
DECISION
NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information
received and the above findings, that the city council of the city of lake elmo hereby approves the
request by MEP Lino Lakes LLC for a Conditional Use Permit for the establisment of a daycare
center at 8565 Eagle Point Circle, Lake Elmo, MN 55042, and grants the same, subject to the
following 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 April
9, 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 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.
Passed and duly adopted this 15th day of April, 2025 by the City Council of the City of Lake Elmo,
Minnesota.
____________________________________
Acting Mayor Jeff Holtz
ATTEST:
_______________________________
Julie Johnson, City Clerk
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
April 9, 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
2. Updated Concept Plan Submittal, dated 4/2/2025, received 4/2/2025
REVIEW HISTORY
1. 3/06/2025 CUP Landscape and Tree Preservation Plan Review
2. 4/09/2025 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.
• Applicant now shows tree preservation fencing extents on the plans that correspond to the trees’
critical root zones (CRZs).
• Applicant has provided a landscape plan sheet (A0.3) with notes that clearly articulate the approach
to pavement removals, and landscape restoration around trees to be preserved.
• 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.
LANDSCAPE PLAN: 105.12.480
• Prior to approval, please make the following adjustments to the plans in order to meet code:
o Indicate the species of proposed trees (not merely the genus).
April 9, 2025
Milestones at Eagle Point
Memorandum 2
o Replace the city standard tree planting and tree protection fencing details with ones that are not
blurry.
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 may be approved contingent on the final plans addressing the
items noted in this memo.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653 E: sarah@hkgi.com