HomeMy WebLinkAbout#11 - Crossroads PUDSTAFF REPORT
DATE: 3/7/2023
REGULAR
MOTION
TO: City Council
FROM: Sophia Jensen, City Planner
ITEM: Crossroads East and Airlake Development PUD Amendment
BACKGROUND:
Airlake Development Inc and Crossroads Properties LLC are requesting City approval for a PUD
amendment to the Crossroads East First Addition PUD. The proposed amendment allows for
flexibility from the City’s sign regulations. The current PUD for the property is for modifications
from the Business Park zoning district uses. The request for signage flexibility was not covered
in the original PUD, therefore the applicant must amend their existing PUD. Staff is
recommending approval of the request subject to meeting the conditions of approval listed in this
report.
ISSUE BEFORE THE CITY COUNCIL
The City Council is being asked to make a determination on the request for a PUD amendment
for the Crossroads East 1st Addition PUD for signage flexibility.
PROPOSAL DETAILS/ANALYSIS:
Applicants: Airlake Development Inc and Crossroads Properties LLC
Property Owner: Crossroads East LLC and 11190 Hudson Blvd Lake Elmo LLC
Location: NE corner of Lake Elmo Avenue and Hudson Boulevard
Request: Approval of a PUD amendment for flexibility from the City’s sign
regulations
Existing Zoning: BP- PUD– Business Park Planned Unit Development
Deadline for Action: Application Complete – 1/6/2023
60 Day Deadline – 3/7/2023
Regulations: 105.12.430 – Sign Requirements
Article XIX – Planned Unit Development Regulations
Page 2
PROPOSAL ANALYSIS
The Applicant is requesting flexibility from City Code Section 105.12.430(h)(1)(b) to allow for
larger wall sign surface area allowances for one building on site. The City’s current regulation on
wall sign surface area is as follows:
Surface area. The total permitted sign surface area of all wall signs on a facade shall not exceed
one square foot of signage for each lineal foot of building frontage that is coterminous with the
occupancy to which the sign refers, unless a different amount allocated to the building occupant
is identified in an approved comprehensive sign plan pursuant to subsection (i) of this section. In
addition, no individual wall sign shall exceed 100 square feet in area.
According to the narrative submitted, the Crossroads building, located at 11160 Hudson Blvd,
has a possibility of 39 tenant spaces, each space is roughly 32 ft. wide. Tenants may occupy
more than one space increasing the width of their suite. The PUD amendment for this building
would be 2.5 square feet of signage for each lineal foot of building frontage that is coterminous
with the occupancy (tenant). The maximum sign area for any sign located on this building would
be 80 square feet. Tenants occupying more than one tenant space many be allowed up to 2 80
square foot signs, the main intent of this is to address corner unit signage. No signage would be
proposed on the interior of the ‘U’ shaped building. Each tenant sign is proposed to comply with
lighting requirements and will have a dimmer switch incorporated to the sign.
According to the narrative submitted, the Launch building, located at 11190 Hudson Blvd., has a
possibility of 5 tenants. Each suite width is 142 ft. The wall signs for these tenants would be 5 ft.
x 20 ft. and not to exceed 100 sq. ft. This proposal is compliant with current wall sign surface
area allowances and therefore the applicant is not requesting additional flexibility for this
building.
The proposed ground sign would not require additional flexibility from code requirements. It is
included in the plan as part of the comprehensive sign plan which is required for any commercial
or planned unit development project. The ground sign is proposed to comply with lighting
requirements and will have a dimmer switch incorporated in to the sign.
To put this proposal into context, the Lakewood Crossing 2nd Addition commercial PUD
development located along Hudson Blvd received similar sign code flexibility in its PUD.
Lakewood Crossing 2nd Addition is allowed 2.5 square feet of signage per 1 lineal foot of tenant
space. Tenants in this building include: Bubs Pies, Little Bellies, Stilo Cuts, and Lakewood
Tavern.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff is recommending conditions as part of this PUD amendment based on the above Staff
report and analysis, Staff is recommending approval of the final PUD application for Crossroads
East with the following conditions:
Page 3
Recommended Conditions:
1. Photometric plans must be submitted for each individual wall sign before a permit is
issued
2. A building permit must be issued prior to the construction of the ground sign.
3. A sign permit must be issued for each individual wall sign before it is placed on the
building.
FISCAL IMPACT
• None
PUBLIC NOTIFICATION
A public hearing notice was published in the local paper on February 3rd 2023 and send to
surrounding property owners of February 1st 2023. Staff has not received any comments at this
time. There was no comment at the public hearing.
DRAFT FINDINGS
Staff is recommending the City Council consider the following findings with regards to the
proposed Crossroads East PUD amendment:
1. The PUD amendment is generally consistent with the intent of the 2040 Lake Elmo
Comprehensive Plan and the Land Use Map for this area.
2. The PUD amendment complies with the general intent of the underlying zoning district
with PUD modifications.
3. The PUD amendment generally complies with the City’s Zoning Code except for the
additional signage allowance.
4. The additional signage allowance is necessary due to the possibility of having up to 39
tenants in the Crossroads building. The tenants all have separate entrances to the building
and need signage to identify their locations.
5. The PUD amendment is authorized by Section 105.12.1220 of the Zoning Code (PUD
Amendments).
PLANNING COMISSION
The Planning Commission recommended approval of the proposed PUD amendment with the
listed conditions at the February 13th 2023 Planning Commission meeting.
OPTIONS
• Approve the PUD amendment with listed conditions
• Revise the PUD amendment conditions
• Deny the PUD amendment with listed conditions
Page 4
RECOMMENDATION:
Staff recommends the City Council approve of the PUD amendment with the conditions of
approval as listed in the staff report. Suggested motion:
“Motion to adopt Resolution 2023-016 approving a PUD amendment to the Crossroads East
PUD with conditions listed in the staff report.”
ATTACHMENTS:
1.Resolution 2023-016
2.Application and Comprehensive Sign Plan Packet
3.Sign Regulations Code
1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2023-016
A RESOLUTION APPROVING A PLANNDED UNIT DEVELOPMENT (PUD) AMENDMENT
FOR CROSSROADS EAST FIRST ADDITION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Airlake Development Inc and Crossroads Properties LLC, have submitted a
Final PUD application to the City of Lake Elmo (“City”) for a PUD amendment for the
Crossroads East First Addition planned unit development, a copy of which is on file in the City
of Lake Elmo Community Development Department; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on February 13th,
2023 to consider the Final PUD application and PUD amendment request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the PUD amendment subject to 3 conditions of approval on February 13th 2023; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Final PUD Plan and PUD amendment as part of a memorandum
to the City Council for the March 7th, Council Meeting; and
WHEREAS, the City Council reviewed the Crossroads East PUD Final Plan and PUD
amendment at its meeting held on March 7th 2023 and made the following findings of fact:
1.The PUD amendment is generally consistent with the intent of the 2040 Lake Elmo
Comprehensive Plan and the 2040 Land Use Map for this area.
2. The PUD amendment complies with the general intent of the underlying zoning district
with PUD modifications.
3. The PUD amendment generally complies with the City’s Zoning Code except for the
additional signage allowance.
4. The additional signage allowance is necessary due to the possibility of having up to 39
tenants in the Crossroads building. The tenants all have separate entrances to the building
and need signage to identify their locations.
5.The PUD amendment is authorized by Section 105.12.1220 of the Zoning Code (PUD
Amendments).
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Crossroads East PUD Amendment subject to the following conditions:
1) Photometric plans must be submitted for each individual sign before any permits are issued.
2) A building permit must be issued prior to the construction of the ground sign.
2
3) Sign permits must be issued for each individual wall sign before they are placed on the building.
Passed and duly adopted this 7th day of March, 2023 by the City Council of the City of Lake
Elmo, Minnesota.
___________________________________
Mayor Charles Cadenhead
ATTEST:
____________________________________
Julie Johnson, City Clerk
Narrative of Sign Plan
11160 Hudson Blvd N and 11190 Hudson Blvd N
1
The amendment to the PUD to add the sign plan has the following items. All components of the
recommended sign plan follow 105.12.430 except where noted in the following sections.
2D. Written Description of the Provisions Variance to the existing Sign Code
A. 105.12.430 (H) (1) (b) Changes
B. The building is “U” shaped, with frontages facing west, south and east. The west face of the
building is 472 feet long, the south face is 544 feet long and the east is 472 feet long for a total
face frontage of 1,488 feet (see attached architectural drawing A5.1).
C. There are a maximum of 39 possible tenant suites, 11 on the east and west wings and 15 on the
south wing. Typical suite is 32 feet wide, although some are 40 feet (see attached Floor Plan).
Each suite shall be allowed 2.5 square feet of signage per front face foot of tenant space but no
more than 80 square feet. Tenants leasing more than one suite can have a maximum of two (2)
80 S. Ft. signs.
D. Tenant signage shall be located within the designated “Signage Area”. The “Signage Area” shall
be located directly above each window glass section of the building and shall be a rectangular
area 5 feet high by 16 feet wide, or 80 square feet, the top of which shall be 15 inches below the
blue accent band. All tenant signs shall be raceway mounted, face lit or non-illuminated channel
letters. Logos may be allowed. Examples of tenant signage is shown on Exhibit D. All tenant
signs are subject to Landlord approval. Each tenant sign will require a sign permit from the City
of Lake Elmo and must comply with Section 105.12.430 of the Lake Elmo City Code.
NOTE: This is asking for an increase in surface area for the tenant spaces to allow for a uniform look
on the building. See Exhibit C for concept layout
Narrative of Sign Plan
11160 Hudson Blvd N and 11190 Hudson Blvd N
2
EXHIBIT A
Crossroads East/Launch Properties
Comprehensive Sign Plan
1/4/23
Overview
Crossroads East/Launch Properties is an industrial office/warehouse development at 11160 and
11190 Hudson Blvd. N. in Lake Elmo. The objective of the Comprehensive Sign Plan is to
ensure that signage is attractive, orderly, and effective at meeting the business identification and
advertising needs of the developers and their tenants.
Entrance Monument Sign
• A double-sided illuminated entrance/monument sign will be located near the west side of
the driveway entrance on Hudson Blvd, nine (9) feet from the property line as indicated
on Exhibit A. The illuminated area of the sign will be 6 feet high by 8 feet wide or 48
square feet. The total height of the sign, including the base of 3 feet, will be 9 feet. The
entrance/monument sign will be for self-identification of the project and may include
tenant identification on up to 50% of the sign area. Specifications are shown on Exhibit
B. Landscaping around the entrance sign will be mulch.
• Photometrics will meet the requirements with codes: LEC 105.12.430(7)(e)(1) and LEC
105.04.070(d)
LEC 105.12.430(7)(e)(1) Sign illumination. All illuminated signs shall comply with LEC
105.04.050 (Lighting, Glare Control and Exterior Lighting Standards) and the following
requirements:
e. Brightness limitation. Except for day-time displays on electronic variable message
signs, in no instance shall the lighting intensity of any illuminated sign exceed:
o Three footcandles at the front lot line and one footcandle at all other lot
lines, measured three feet above the surface of the ground.
o 50 footcandles measured perpendicular to the face of the sign from a
distance equal to the narrowest dimension of the sign.
105.04.070 Prohibited Lighting
(d) Light cast. No light or combination of lights, which cast light on a public street, shall exceed
one footcandle meter reading as measured from the centerline of the street, nor shall any light or
combination of lights, which cast light on an adjacent property, exceed four-tenths footcandles as
measured from said property line.
Building Address Sign
• The building address sign will be placed on the southeast corner of the 11160 building,
and on the southwest corner of the 11190 building located in the upper 10% of the
building face. Specifications are shown on Exhibit C.
Tenant Signs
11160 Building
• The building is “U” shaped, with frontages facing west, south and east. The west face of
the building is 472 feet long, the south face is 544 feet long and the east is 472 feet long
for a total face frontage of 1,488 feet (see attached architectural drawing A5.1).
• There are a maximum of 39 possible tenant suites, 11 on the east and west wings and 15
on the south wing. Typical suite is 32 feet wide, although some are 40 feet (see attached
Floor Plan). Each suite shall be allowed 2.5 square feet of signage per front face foot, but
no more than 80 square feet. Tenants leasing more than one suite can have a maximum of
two (2) 80 Sq. ft. signs.
• Tenant signage shall be located within the designated “Signage Area”. The “Signage
Area” shall be located directly above each window glass section of the building and shall
be a rectangular area 5 feet high by 16 feet wide, or 80 square feet, the top of which shall
be 15 inches below the blue accent band. All tenant signs shall be raceway mounted, face
lit or non-illuminated channel letters. Logos may be allowed. Examples of tenant signage
is shown on Exhibit D. All tenant signs are subject to Landlord approval. Each tenant
sign will require a sign permit from the City of Lake Elmo and must comply with Section
105.12.430 of the Lake Elmo City Code.
11190 Building
• The building is rectangular in shape with 710 feet of face frontage. It is designed to
house not more than 5 tenants with 142 feet of face frontage each. Tenant signage shall
be located between the two blue accent bands above the windows near the suite entry
door, and on the south end-cap of the building, in an area 5 feet high by 20 feet wide not
to exceed 100 square feet. All tenant signs shall be raceway mounted, face lit or non-
illuminated channel letters. Logos may be allowed. Examples of tenant signage is shown
on Exhibit D-1. All tenant signs are subject to Landlord approval. Each tenant sign will
require a sign permit from the City of Lake Elmo and must comply with Section
105.12.430 of the Lake Elmo City Code.
Suite Number Signs (Both Buildings)
• Suite numbers shall be white vinyl, centered on the upper portion of the suite entry door
on the front of the suite; and black vinyl, centered on the upper portion of the service
door on the rear of suite.
Rear Roll-up Door Numbers
11160 Building
• All rear roll-up doors shall be identified with 18 inch by 18 inch black vinyl signs,
mounted 12 inches above the center of the roll-up door, with consecutive white vinyl
numbers beginning with “1” at suite 100 and ending with “38” at suite 355.
11190 Building
• All rear roll-up doors shall be identified with 18 inch by 18 inch black vinyl signs,
mounted 12 inches above the center of the roll-up door, with consecutive white vinyl
numbers, beginning with “1” at south end of the building.
Narrative of Sign Plan
11160 Hudson Blvd N and 11190 Hudson Blvd N
3
EXHIBIT B
Exhibit C
BUILDING B
36,480 SF
100' PRKG SETBACK
FROM RESIDENTIAL
N EVA OMLE EKALTRACT A
TRACT L
TRACT HTRACT ITRACT K
TRACT GROW DEDICATION
150' BLDG SETBACK
FROM RESIDENTIAL
BUILDING D
175,360 SF
STORMWATER
POND
BUILDING A
56,995 SF
BUILDING C
56,995 SF
SITE 1
SITE 2
OUTLOT A
OUTLOT B
OUTLOT C
STORMWATER
POND
T
50' BLDG SETBACK
FROM ROW
ENHANCED CORNER
SIGNAGE, FENCING,
AND LANDSCAPING
OFF-SITE HUDSON BLVD IMPROVEMENTS
SHOWN FOR REFERENCE, FINAL LAYOUT TO
BE COORDINATED AND APPROVED BY CITY
OF LAKE ELMO, PROPOSED DEVELOPMENT
RESPONSIBLE FOR CONSTRUCTION OF
IMPROVEMENTS ON NORTH SIDE OF
CENTERLINE
MCES TRUNK SEWER
LIFT STATION TO REMAIN352.0'120.0'304.0'352.0'120.0'
24.0'710.0'210.0'130.0'24.0'18.0'18.0'10.0'24.0'
18.0'18.0'24.0'18.0'18.0'30.0'30.0'24.0'
18.0'18.0'
120.0'32.0'18.0'18.0'
30.0'18.0'ACCESS GATE ACCESS GATE
SECURITY
FENCE
120.0'
60.0'11.0'98.9'18.0'30.
0
'32.0'18.0'18.0'50.0'60.0'60.0'BUILDING D
149,100 SF33.1'30.0'50.0'PROPERTY LINE
LEGEND
NORTH
PROPERTY AREAS (ACRES)
SITE 1 12.965
SITE 2 12.965
OUTLOT A 1.155
OUTLOT B 0.590
OUTLOT C 0.565
TOTAL PROPERTY AREA 28.24
PROPOSED PARKING
SITE 1 402 STALLS
SITE 2 190 STALLS
TOTAL ON-SITE PARKING 592 STALLS
I D E N T I T Y • I N F O R M • I M P A C T
I D E N T I T Y • I N F O R M • I M P A C T
Cottage Signs
I D E N T I T Y • I N F O R M • I M P A C T
I D E N T I T Y • I N F O R M • I M P A C T
I D E N T I T Y • I N F O R M • I M P A C T
Crossroads East
I D E N T I T Y • I N F O R M • I M P A C T
Identity and directional Signage / Building 11160 / 9.28.2022 , REV 1.04.23
18” Aluminum 1/4” Flat cut letters stud mounted to wall
font: Helvetica bold condensed
1116 01116 0
1116
0
D/F 6’ x 8’ monument= 48sf / Base 3’ x 8’= 24 sf
8'-0"
9'-0"
6’-0”
3’-0”
10 3/4"
10 3/4"
4"
4"
18”
EXHIBIT A
EXHIBIT B
EXHIBIT C
18”
SPECIFICATIONS: For Size Reference Only; Actual Design To Be Determined
D/F 6’ X 8’ monument =48sf / base 3’ x 8’ = 24 sf
Brightness will not exceed 3 foot Candles at front lot lines amd 1 foot Candle at other lot lines measured 3’ above surface of ground.
Brightness will also not exceed 50 foot Candles measured perpendicular to the face of the sign, measured from a distance equal to narrowist dimension of the sign
Narrative of Sign Plan
11160 Hudson Blvd N and 11190 Hudson Blvd N
3
EXHIBIT A
I D E N T I T Y • I N F O R M • I M P A C T
I D E N T I T Y • I N F O R M • I M P A C T
Crossroads East Monument samples / 9.29.22 / rev. 1.04.23
I D E N T I T Y • I N F O R M • I M P A C T
4” reveal with inset lighting
D/F 6’ x 8’ monument= 48sf / Base 3’ x 8’= 24 sf L
ogo & copy routed out of aluminum face
and backed with white acr ylic and vinyl overlay
48 sq.ft.
8'-0"
Scale 3/8” =1’-0”
9'-0"
6’-0”
3’-0”
10 3/4"
10 3/4"
4"
4"
EXHIBIT B
IDEN T I T Y • I N F O R M • IMP A C T
IDEN T I T Y • I N F O R M • IMP A C T
Crossroad East
IDEN T I T Y • I N F O R M • IMP A C T
12” Aluminum 1/4” Flat cut letters stud mounted to wall
18” Aluminum 1/4” Flat cut letters stud mounted to wall
font: Helvetica bold condensed
.25 Aluminum letter
painted SW6531 Blue
mounting wall
3/16” threaded stud
3/16” threaded stud
Scale 1/16” =1’-0”
Scale 3/4” =1’-0”
SW65311116 01116 0
1116
0
EXHIBIT C
South Elevation
Scale 3/32 = 1’-0”
IDEN T I T Y • I N F O R M • I M P A C T
IDEN T I T Y • I N F O R M • I M P A C T
Crossroads East & Launch / A Typical- Suite on door 4”
IDEN T I T Y • I N F O R M • I M P A C T
Letter size determined by city code and landord approval
5’-0"
16’-0"16’-0"
24"5’-0"
32'-0"
Suite100Suite110Suite120
XYZ COMPANYXYZ COMPANY ABC COMPANYABC COMPANY
Existing wall
3/8” lag & shield
4” returns -paint white
1” edgetrim white
LED lighting strip
Raceway & power supplypaint to match bldg. wall
3/16” white acrylic lens 7328
3/16” drain hole
120V - 20 AMPone circuit
.080 alum. backerpainted white
Typical LED letters
Channel letters on a raceway
Colors and fonts TBD
EXIBIT D
834 Prairie Meadows DriveHudson, WI 54016
LISTED
MEMBER
INTERNATIONAL SIGN ASSOCIATION
Client Name:
Location:
Start Date: 12/01/22
Last Revision: 00/00/0000
Job#: 00000
Drawing Rev #: 1
Page: 1 of 1
Sales Rep:
Jason Meyer
Designer:•Client Approval
•Landlord Approval
Drawing
Channel LED letters on raceway
Channel LED letters on raceway A5•1Oce: 715-781-3102
jason.meyer@qualitysignsolutions.com
Crossroads East II
ABCCOMPANY
ABC COMPANY10’
8’
LOGO
CROSSROADS EAST 1st ADDITION
PUD AMENDMENT
MARCH 7TH 2023
CITY COUNCIL
INTRODUCTION
•Airlake Development Inc and Crossroads Properties LLC are requesting
a PUD amendment to the Crossroads East 1st Addition Planned Unit
Development (PUD).
•The site currently has a PUD in place for modifications from the
Business Park zoning district.
Crossroads –11160 Hudson Blvd. –39 Tenants
Launch –11190 Hudson Blvd –5 Tenants
REVIEW OF REQUEST
•The applicant is requesting flexibility to allow for larger wall sign surface
area.
•Current code allow 1 square foot of signage per 1 lineal foot of tenant
space.With a maximum sign area of 100 square feet for any individual wall
sign.
•A comprehensive sign plan is required for all planned unit developments
and commercial projects.
REVIEW OF REQUEST
•The Crossroads Building (11160 Hudson Blvd)
•Requesting 2.5 Sq. Ft. of signage per 1 lineal foot of tenant space
•Maximum sign area 80 Sq. Ft.
•Tenants occupying more than one suite may be allowed 2 signs each at 80 sq. ft.
•The Launch Building (11190 Hudson Blvd)
•Not requesting flexibility
•Ground Sign at Entrance
•Not requesting flexibility.
REQUIRED FINDINGS
1.The PUD amendment is generally consistent with the intent of the 2040 Lake Elmo
Comprehensive Plan and the Land Use Map for this area.
2.The PUD amendment complies with the general intent of the underlying zoning district with PUD
modifications.
3.The PUD amendment generally complies with the City’s Zoning Code except for the additional
signage allowance.
4.The additional signage allowance is necessary due to the possibility of having up to 39 tenants in
the Crossroads building. The tenants all have separate entrances to the building and need signage
to identify their locations.
5.The PUD amendment is authorized by Section 105.12.1220 of the Zoning Code (PUD
Amendments).
RECCOMENDED CONDITIONS
1.Photometric plans must be submitted for each individual sign
before any permits are issued.
2.A building permit must be issued prior to the construction of the
ground sign.
3.Sign permits must be issued for each individual wall sign before it
is placed on the building.
PUBLIC NOTIFICATION
•Notice was sent to surrounding property owners on February 1st
2023
•A public hearing notice was published in the local paper on February
3rd 2023
•Staff has not received any comments at this time.
PLANNING COMISSION
•The Planning Commission recommended approval of the PUD
amendment with the proposed conditions at the February 13th
meeting.
OPTIONS
1.Recommend approval of the PUD amendment with conditions;
2.Recommend specific changes; or
3.Recommend denial of the PUD amendment with conditions.
DEADLINE FOR ACTION
•Application Complete:1/6/2023
•60 Day Deadline:3/7/2023
RECOMMENDED MOTION
“Motion to adopt Resolution 2023-016 approving a PUD
amendment to the Crossroads East PUD with conditions
listed in the staff report.”