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Home My WebLink About02-09-26 Planning Commission Meeting PacketPlanning Commission Meeting 3880 Laverne Avenue North Monday February 9th, 2026 6:30 p.m. AGENDA Pledge Of Allegiance Approve Agenda Approve Minutes 01 -26 -26 Planning Commission Meeting Minutes 3 - PZ MINUTES 1 -26 -26.PDF Public Hearing Minor Subdivision - Lake Elmo Firehouse Addition The City of Lake Elmo is requesting approval of a minor subdivision of City -owned property located at 3510 Laverne Ave and 11200 Upper 33rd St. (PIDs: 13.029.21.23.0028, 13.029.21.32.0031, 13.029.21.32.0028, 13.029.21.32.0029, 13.029.21.32.0030, 13.029.21.32.0092, 13.029.21.32.0043, 13.029.21.32.0044, 13.029.21.32.0045). The request is to reconfigure the existing nine (9) parcels into two (2) parcels ahead of a sale of the property. 4A. PC REPORT - FIREHOUSE ADDITION MINOR SUBDIVISION.PDF 4A. PC PRESENTATION - FIREHOUSE ADDITION - MINOR SUBDIVISION PDF.PDF New/Unfinished Business N/A Communications/Updates City Council Updates N/A Upcoming Meetings February 23rd, 2026 March 9th, 2026 Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. 1. 2. 3. a. Documents: 4. a. Documents: 5. a. 6. a. i. b. i. ii. 7. Planning Commission Meeting3880 Laverne Avenue NorthMonday February 9th, 20266:30 p.m.AGENDAPledge Of AllegianceApprove AgendaApprove Minutes01-26 -26 Planning Commission Meeting Minutes3 - PZ MINUTES 1 -26 -26.PDFPublic HearingMinor Subdivision - Lake Elmo Firehouse AdditionThe City of Lake Elmo is requesting approval of a minor subdivision of City -owned property located at 3510 Laverne Ave and 11200 Upper 33rd St. (PIDs: 13.029.21.23.0028, 13.029.21.32.0031, 13.029.21.32.0028, 13.029.21.32.0029, 13.029.21.32.0030, 13.029.21.32.0092, 13.029.21.32.0043, 13.029.21.32.0044, 13.029.21.32.0045). The request is to reconfigure the existing nine (9) parcels into two (2) parcels ahead of a sale of the property.4A. PC REPORT - FIREHOUSE ADDITION MINOR SUBDIVISION.PDF4A. PC PRESENTATION - FIREHOUSE ADDITION - MINOR SUBDIVISION PDF.PDFNew/Unfinished BusinessN/ACommunications/UpdatesCity Council Updates N/A Upcoming Meetings February 23rd, 2026 March 9th, 2026 Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. 1.2.3.a.Documents:4.a.Documents:5.a.6.a. i. b. i. ii. 7. Planning Commission Meeting Minutes: 1/26/2026 City of Lake Elmo Planning Commission Meeting City Council Chambers 3880 Laverne Avenue North Minutes of Regular Meeting January 26th, 2026 CALL TO ORDER: Commission Chair Rehkamp called to order the meeting of the Lake Elmo Planning Commission at 6:30 p.m. COMMISSIONERS PRESENT: Amend, Chars, Dunn, Rehkamp, Vrieze COMMISSIONERS ABSENT: Bohlig, Sarro STAFF PRESENT: Senior City Planner Sophia Jensen, Planning Assistant Miranda Moulis Pledge of Allegiance at 6:30 PM Planning Commission Appointments: M/S/P: Chars / Vrieze nominated Commissioner Rehkamp as Chair for 2025. Vote: 5-0, motion carried unanimously M/S/P: Vrieze / Amend nominated Commissioner Chars as Vice Chair for 2025. Vote: 5-0, motion carried unanimously Approve Agenda: M/S/P: Vrieze / Dunn made a motion to approve the agenda Vote: 5-0, motion carried unanimously Approve Minutes: M/S/P: Vrieze / Chars made a motion to approve the 12-8-25 meeting minutes. Vote: 5-0, motion carried unanimously. Public Hearing: a) Zoning Text Amendment - Public Hearing Notice Distances: The City of Lake Elmo is amending Title 9, General Regulations, Title 103, Subdivision Regulations, and Title 105, Zoning, pertaining to notice requirements for public hearings on land use items from 350’ to 500’. Senior City Planner Sophia Jensen gave presentation and answered questions. M/S/P: Vrieze/ Amend moved to open the public hearing at 6:34 PM. Vote: 5-0, motion carried unanimously. Emailed comments : All comments read into records by Commissioners Ann Bucheck, 2301 Legion Ave N, in favor of change and requesting consideration for rural/large parcels. Joyce Sullwold Kelch, 4855 Keats Ave N, in favor of change and requesting consideration for rural/large parcels. Melvin Eder, 4890 Keats Ave N, in favor of change and requesting consideration for rural/large parcels. George Crocker & Lea Foushee, 5093 Keats Ave N, in agreement with Joyce Sullowld Kelch Comments. M/S/P: Rehkamp / Vrieze moved to close the public hearing at 6:40 PM. 5-0, motion carried unanimously. M/S/P: Vrieze/Amend moved to recommend approval of the proposed text amendments as presented by staff. Vote: 5- 0, motion carried unanimously. Planning Commission Meeting Minutes: 1/26/2026 b) Zoning Text Amendment - 2026 Housekeeping:The City of Lake Elmo has initiated a housekeeping zoning text amendment. These are typically done annually to clean up and clarify code. This amendment includes section: 5.12.080, 105.12.210, 105.12.400, 105.12.920, and 105.12.960. Planning Assistant, Miranda Moulis gave presentation and answered questions. M/S/P: Dunn / Chars moved to open the public hearing at 6:51 PM. Vote: 5-0, motion carried unanimously. M/S/P: Vrieze / Chars moved to close the public hearing at 6:52 PM. 5-0, motion carried unanimously. M/S/P: Vrieze / Rehkamp moved to recommend approval of the proposed text amendments as presented by staff Vote: 5-0, motion carried unanimously. New/Unfinished Business N/A Communications/Updates: a) City Council Updates – N/A b) Upcoming Meetings i. February 9th 2026 ii. February 23rd, 2026 Meeting adjourned at 6:56 PM. Respectfully Submitted, Diane Wendt Permit Technician STAFF REPORT DATE: February 9, 2026 4a. Public Hearing TO: Planning Commission FROM: Ashley Monterusso, City Planner AGENDA ITEM: Lake Elmo Firehouse Addition - Minor Subdivision REVIEWED BY: Sophia Jensen, Senior City Planner Jason Stopa, Community Development Director CORE STRATEGIES: ☐ Vibrant, inclusive, connected community ☐ Efficient, reliable, innovative services ☒ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future ☒ Managed Growth ☐ Resilient Infrastructure INTRODUCTION: In October of 2025, City Council approved moving forward with the Tap & Ladder and Machete team as the finalist of the RFP process. As the City continues to move forward in the process, the City is requesting approval of a minor subdivision of City-owned property to reconfigure the existing nine (9) parcels into two (2) parcels ahead of a sale. The minor subdivision is proposed at the Former Fire Station and Parks properties to clean up property lines and consolidate the property into two parcels for a sale. ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing and make a recommendation on the requests. GENERAL INFORMATION: Applicable Regulations: Title 103 – Subdivision Regulations Address/PIDs: • 13.029.21.23.0028 • 13.029.21.32.0031 – 3510 Laverne Ave • 13.029.21.32.0028 • 13.029.21.32.0029 • 13.029.21.32.0030 • 13.029.21.32.0092 • 13.029.21.32.0043 • 13.029.21.32.0044 - 11200 Upper 33rd St • 13.029.21.32.0045 Existing Zoning: Village Mixed Use (VMX) Surrounding Zoning: Village Mixed Use (VMX) Applicable Regulations: Title 103 – Subdivision Regulations 2 REVIEW AND ANALYSIS: Minor Subdivision: The City’s subdivision regulations allow for certain major subdivision procedures and requirements to be waived when certain criteria are met. The minor subdivision process allows for concurrent review and approval of a preliminary and final plat. Below is a review of the minor subdivision criteria: 1. The proposed minor subdivision will result in no more than four parcels. Nine parcels will become two parcels. 2. The proposed minor subdivision will not require any new infrastructure or streets. Existing right-of-way will be dedicated to clean up the area. 3. Easements have been dedicated where applicable. 4. This request will meet the City’s Village Mixed Use (VMX) zoning lot dimension and bulk building requirements. 5. The request will meet the City of Lake Elmo’s access spacing and location. No new driveways or access points are proposed with this request. CITY AGENCY REVIEW: The following departments provided comments: • Public Works (Email 1.6.2026) – No comment • Valley Branch Watershed District - VBWD permit required and was submitted on 1.9.2026 and approved on 1.22.2027 • City Engineer (Email 1.12.2026) - Provided comments recommending minor adjustments to ROW and easement areas. They have since been incorporated. • Fire Department (Email 1.6.2025) – No comments • City Attorney – Provided a plat opinion with requested revisions. A condition of approval has been added regarding this memo. • MN DNR – No comment PUBLIC COMMENT: A public hearing notice was sent to surrounding properties on January 26, 2026 A public hearing notice was published in the City’s official newspaper on January 30, 2026. Staff has not received any public comment at this time. FINDINGS: Staff is recommending that the Planning Commission consider the following findings with regards to the requests: • That the Lake Elmo Firehouse Addition minor subdivision is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. • That the Lake Elmo Firehouse Addition minor subdivision is consistent with the future development plans of the area and with the standards of the City’s village mixed use zoning district. • That the Lake Elmo Firehouse Addition minor subdivision meets the requirements of the City’s minor subdivision regulations. RECOMMENDED CONDITIONS OF APPROVAL: 1. The applicant must obtain all other necessary City, state, and other governing body permits and approvals prior to release of the plat for recording. 2. The City Attorney’s comments set forth in the plat opinion shall be addressed prior to release of the plat for recording. 3 3. The applicant shall record the plat and resolution within 180 days after approval and provide proof to the City. If both are not recorded within 180 days, approval of the minor subdivision shall be considered void, unless a request for a time extension is submitted in writing and approved by the council. RECOMMENDATIONS: Staff recommends the Planning Commission to recommend approval of the minor subdivision. Suggested Motion: “Move to recommend approval of the Lake Elmo Firehouse Addition minor subdivision based on the findings of fact and conditions presented in the staff report.” ATTACHMENTS: 1) Preliminary and Final Plat Lake Elmo Firehouse Addition - Minor Subdivision Planning Commission Meeting | February 9, 2026 Background Applicant: City of Lake Elmo Location: •13.029.21.23.0028 •13.029.21.32.0031 – 3510 Laverne Ave •13.029.21.32.0028 •13.029.21.32.0029 •13.029.21.32.0030 •13.029.21.32.0092 •13.029.21.32.0043 •13.029.21.32.0044 - 11200 Upper 33rd St •13.029.21.32.0045 Site Area: ~1 acre Land Use Guidance: Village Mixed Use Zoning: Village Mixed Use Requests: Minor subdivision to consolidate property from nine parcels to two and to clean up property lines Proposed Site *For illustrative purposes only Analysis – Minor Subdivision Below is a review of the minor subdivision criteria: •The proposed minor subdivision will result in no more than four parcels. Nine parcels will become two parcels. •The proposed minor subdivision will not require any new infrastructure or streets. Existing right-of-way will be dedicated to clean up the area. •This request will meet the City’s Village Mixed Use (VMX) zoning lot dimension and bulk building requirements. •The request will meet the City of Lake Elmo’s access spacing and location. No new driveways or access points are proposed with this request. Agency Review This request was distributed for review in early January. The following departments provided comments on the applications: •Public Works (Email 1.6.2026) – No comment •Fire Department (Email 1.6.2025) – No comments •MN DNR – No comment •City Engineer (Email 1.12.2026) - Provided comments recommending minor adjustments to ROW and easement areas. They have since been incorporated and are now satisfied. •City Attorney – Provided a plat opinion with requested revisions. A condition of approval has been added regarding this memo. •Valley Branch Watershed District - VBWD permit required and was submitted on 1.9.2026 and approved on 1.22.2027 Public Hearing Notice and Planning Commission A public hearing notice was sent to surrounding properties on January 26, 2026. A public hearing notice was published in the City’s official newspaper on January 30, 2025. No comments have been received. Findings of Fact Staff is recommending that the Planning Commission consider the following findings with regards to the requests: •That the Lake Elmo Firehouse Addition minor subdivision is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. •That the Lake Elmo Firehouse Addition minor subdivision is consistent with the future development plans of the area and with the standards of the City’s village mixed use zoning district. •That the Lake Elmo Firehouse Addition minor subdivision meets the requirements of the City’s minor subdivision regulations. Recommended Conditions Staff is recommending three (3) Conditions of Approval: 1.The applicant must obtain all other necessary City, state, and other governing body permits and approvals prior to release of the plat for recording. 2.The City Attorney’s comments set forth in the plat opinion shall be addressed prior to release of the plat for recording. 3. The applicant shall record the plat and resolution within 180 days after approval and provide proof to the City. If both are not recorded within 180 days, approval of the minor subdivision shall be considered void, unless a request for a time extension is submitted in writing and approved by the council. Staff recommends the Planning Commission to recommend approval of the minor subdivision. Suggested Motion: “Move to recommend approval of the Lake Elmo Firehouse Addition minor subdivision based on the findings of fact and conditions presented in the staff report.” MOTION