HomeMy WebLinkAbout#02 - Clear Lake Concept Plan
STAFF REPORT
DATE: 5/13/2025
Workshop
TO: Lake Elmo City Council
FROM: Nathan Fuerst, Consulting Planner
AGENDA ITEM: Clear Lake Open Space PUD Concept Plan
REVIEWED BY: Jason Stopa, Community Development Director
Sophia Jensen, Senior City Planner
Jack Griffin, Senior Engineering Project Manager
Sarah Evenson, City Landscape Architect
CORE STRATEGIES:
☐ Vibrant, inclusive, connected community ☐ Efficient, reliable, innovative services
☐ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future
☒ Managed Growth ☒ Resilient Infrastructure
BACKGROUND:
Twin Cities Land Development (TCLD), has applied for a concept plan review of an open space
development located north of Clear Lake. This development is on the parcels which were the subject of
the Birth and Haven Center project denied by the City in fall 2024. The proposal is for 22 single-family
homes on roughly 61.4 acres (12.7 acres are within Clear Lake). The property is currently used for
agricultural activities. The proposed project would require approval of an open space PUD (OPPUD) and
major subdivision.
There are several unique elements of this project that require preliminary discussion by the City Council
to provide staff and the Applicant with direction to move forward:
1. Connection to City Water – Should a 2000’ long stretch of dead-end watermain should be
permitted?
2. Stormwater Reuse – the City Council has required stormwater reuse in new projects
requiring PUD approvals. Will the City Council seek to do that with this project?
ISSUE BEFORE COUNCIL:
Although no development rights are granted at this stage of development review. The City Council is
asked to provide feedback on the proposed concept plan and the issues identified for the project by staff.
PROPOSAL DETAILS/ANALYSIS:
Conformance with City Standards:
Generally, this development can comply with most City Standards for Open Space developments. A
complete review of the conformance with the City’s zoning and land use requirements for this project can
be found in the City Planning Memo on this concept plan dated May 1, 2025.
Connection to City Water:
From the City Engineering memo dated 4/22/2025:
Current City practice requires all new developments to connect to the City water supply system.
Use of private wells is not recommended in this area due to the ongoing groundwater contamination
issues. Connection to the municipal water system is available along Keats Avenue, immediately
adjacent to the proposed development parcel. The applicant will be responsible for connecting to
the public water system and extending an 8-inch ductile iron watermain internal to the site to serve
each proposed parcel in the Subdivision.
Two connection points to the existing watermain system are required to create a looped watermain
system. The subdivision must also connect to the existing trunk watermain located along Lake
Elmo Avenue to avoid the creation of a 2,000+ foot long dead end main, more than 2 times the
allowable City standard. The Sketch Plan narrative indicates the use of flush valves in lieu of a
looped watermain. This proposal requires significantly increased maintenance attention by Public
Works staff as well as the requirement to waste significant water volumes to maintain safe drinking
water. Due to the uncertainty for additional future subdivisions in the area, the extension of dead
end mains is not recommended.
Given the shape of the development property and the requirements in the City’s Open Space PUD
Ordinance, a cul-de-sac design is proposed to serve the 22 residential units in this project with a public road
and water access. The nearest connection point to loop the City’s watermain system is at the intersection of
along Lake Elmo Avenue and 50th Street North, over a half mile away from the eastern boundary of this
project. Requiring the watermain connection may cause this project not to be financially viable.
This leaves the City with the following general considerations:
1. Require a watermain extension for this project to connect the watermain along Keats
Avenue North to Lake Elmo Avenue North.
2. Allow a watermain dead-end which will require public works staff time for flushing to
avoid stagnant water and will potentially waste treated water.
3. Consider allowing private wells which is inconsistent with existing City policies and
requirements.
Stormwater Reuse for Irrigation:
The City Council has requested stormwater reuse for irrigation in other projects. Staff are seeking
clarification on whether to expect this requirement moving forward. If required, future submittals will need
to contain stormwater ponds that are to be planned and constructed for retention instead of infiltration.
A pump and mainline system would be required with all residential lots connecting into the system when
they are built out. This will potentially create design challenges for the applicant and will increase the costs
for development.
FISCAL IMPACT:
None at this time. Fiscal impacts will vary depending on how the City Council moves forward with the
watermain requirement.
OPTIONS:
No decisions are made at the time of Concept/sketch Plan Review. This process is advisory only.
RECOMMENDATION:
Staff recommend that the City Council review the concept to provide general feedback on the conceptual
development and provide staff with guidance on how to proceed with requirements for a connection to City
water and for Stormwater Reuse.
ATTACHMENTS:
• TCLD Application
• 5/1/25 Planning Memo
• 4/22/25 Engineering Memo
• 4/23/25 Fire Department Memo
• 4/22/25 Landscape Architect Memo
• 4/22/25 Valley Branch Watershed District Comments
To: City of Lake Elmo
From: Ben Schmidt and Ashley D’Alessandro, Twin Cities Land Development
Re: Keats Avenue/Clear Lake Property Concept Plan
Lake Elmo City Staff, Planning Commission and City Council, we are proud to present this concept plan proposing the
development of the Ashford Farm located in the Northcentral portion of the city, just north of Clear Lake, into a thoughtfully
designed residential community. This project aims to create an idyllic neighborhood that preserves and enhances the natural
features of the Clear Lake area.
We look forward to reviewing our concept plan with you.
The Property:
The project area consists of approximately 61 gross acres located north of Clear Lake and east of Keats Avenue. The property
is rolling with some areas of woodland both natural and planted on the property. Clear Lake is a natural environment lake.
Comprehensive Plan:
The property currently is guided Ag Preserve. Future applications will request a Comprehensive Plan amendment to Rural
Single Family allowing for 0.1-2 units/acre.
Zoning:
The current zoning is Ag located within a Natural Environment Shoreland Overlay District for Clear Lake. Future applications
will request a rezoning to Open Space PUD within the Shoreland Overlay. This proposed zoning will allow for 0.45 units/acre
or a total of 22 lots.
The Open Space PUD bulk standards allow the lots to be a minimum of 100’ wide and 16,000 sf in area if a communal septic
system is used. This concept plan is proposing lots that are a minimum of 100’ wide and 16,000 sf in area. Most of these lots
exceed this area, many exceed this significantly.
Infrastructure:
There is an existing watermain located within Keats Avenue. Future applications will propose that this property connect into
that line with an 8” watermain that will be stubbed to the east and to the north to offer future opportunities for looping. This
water line will be designed with flush valves in lieu of looping at the present time. There is no sanitary sewer availability to this
property in the foreseeable future. Future applications will propose a communal septic system. The details of this system are
to be determined based on soil tests that will occur this spring.
4800 Olson Memorial Highway, Suite 100, Golden Valley MN 55422
Open Space PUD:
One of the requirements of the Open Space PUD is to provide 50% of the net project area in open space. This open space will
include the 100’ buffer from all adjacent property lines preserving the natural features of the area. The total required open
space will be 24.5 acres as shown on the concept plan. This open space will be held in perpetuity by an HOA. Any undisturbed
open space along Clear Lake will be left in its natural state which currently includes wooded slope and floodplain. The open
space along the north will most likely contain the community septic system then seeded with native grasses and wildflowers.
Other undisturbed open space on the north will be left in its natural state with any overseeding done as necessary.
This property is also located within a Shoreland Overlay District which comes with additional PUD requirements. These
additional requirements include tier calculations, OHW setback and impervious maximums.
Product:
We are proposing 22 single-family lots. The homes will be built by Creative Homes Construction, LLC., who build homes that
will meet the needs of today’s home buyers. Examples of product elevations are included in the submittal package.
There will be a Master Homeowners Association (HOA) created for the single-family lots for this development. The designated
HOA will maintain the community monument, mailboxes, mainline irrigation, and community septic. The HOA will oversee the
community architectural and landscape guidelines designed to preserve the character of the community and ensure the use of
quality materials like brick and stone.
Conclusion:
Our concept plan presents a balanced approach to growth by integrating residential needs with environmental balance and
open space to create a residential neighborhood that will contribute positively to Lake Elmo. Thank you for taking the time to
review our concept plan and give us feedback. We are excited about this new development, and we look forward to working
closely with the City as we move through the entitlement process.
50TH STREET
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1OFCLEAR LAKE PROPERTY
LAKE ELMO, MINNESOTATWIN CITIES LAND DEVELOPMENT3-10-2025
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2024 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 1CONCEPT PLAN 4
SITE DATA:
GROSS AREA: ±61.4 ACRES
CLEAR LAKE: ±12.7 ACRES
NET DEVELOPABLE AREA: ±49 ACRES
2040 GUIDE PLAN: AG PRESERVE
PROPOSED LAND USE: RURAL SINGLE FAMILY (0.1-2 UNITS/ACRE)
ZONING: AG WITHIN SHORELAND OVERLAY FOR CLEAR LAKE (NE)
PROPOSED ZONING: OPEN SPACE PUD WITHIN SHORELAND
0.45 UNITS/ACRE (0.45X49=22 LOTS)
SHORELAND STANDARDS (NE):
LOT AREA: 80,000 SF
LOT WIDTH: 200'
SETBACK FROM OHW: 150'
IMPERVIOUS MAXIMUM: 15%
OPEN SPACE PUD STANDARDS:
LOT AREA:
1 ACRE WITH INDIVIDUAL SEPTIC SYSTEMS
16,000 SF WITH COMMUNAL DRAINFIELDS
LOT WIDTH: 100' WITH COMMUNAL DRAINFIELDS
FRONT SETBACK: 30'
SIDE SETBACK: 15' INTERIOR, 30' CORNER
REAR YARD SETBACK: 20'
OPEN SPACE: 50% OF NET (24.5 ACRES)
100' BUFFER FROM ALL ADJACENT PROPERTY LINES
DENSITY: 0.45 UNITS/ACRE
PROPOSED LOTS: 22
NET DENSITY: 0.45 UNITS/ACRE
PROPOSED OPEN SPACE: 24.5 ACRES
PROPOSED ROW (67' WIDE): 2,100 LF
CONCEPT BASED ON AVAILABLE DATA
NO ENGINEERING
NO SURVEYING
WETLANDS HAVE NOT BEEN DELINEATED
CONCEPT SUBJECT TO CHANGE WITHOUT NOTICE
DRAINFIELD (50X100)
BOUNDARY
SHORELAND OVERLAY (1,000' FROM OHW)
FLOODPLAN (ESTIMATE)
150' SETBACK FROM OHW
EXITING WATER LINE
PROPOSED WATER LINE
FLOODPLAIN MITIGATION
FLOODPLAIN FILL
OPEN SPACE
SHORELAND PUD DATA:
NON RIPARIAN LOT REQUIREMENT: 80,000 SF
TIER 1 (400'): 769,255 SF
9.6 LOTS X 1.2 = 11.5 LOTS
TIER 2 (400'): 840,025 SF
10.5 LOTS X 1.2 = 12.6 LOTS
TIER 3 (200'): 103,273
1.3 LOTS X 1.2 = 1.6 LOTS
Exhibit A
PID 0202921330001
5193 Keats Avenue North, Lake Elmo, MN
Section 02 Township 029 Range 021 THE SW ¼ OF THE SW ¼ EXCEPT THAT PORTION OF THE SOUTH HALF THEREOF LYING WEST
OF CLEAR LAKE – SUBJECT TO ROAD EASEMENT. AND EXCEPT THAT PART THEREOF LYING SOUTH OF A LINE BEGINNING AT THE
NORTHEAST CORNER OF THE SOUTH 200 FEET OF THE WEST 43 FEET OF SAID SW ¼ OF THE SW ¼; THENCE SOUTH 89 DEGREES
26 MINUTES 53 SECONDS EAST, A DISTANCE OF 1270.57 FEET, MORE OR LESS, TO ITS INTERSECTION WITH THE EAST LINE OF SAID
SW ¼ OF THE SW ¼ AND SAID LINE THERE TERMINATING
PID 0202921340003
W1/2-SE1/4-SW1/4 EXCEPTING THEREFROM THE SOUTH 152 FEET OF SAID W1/2-SE1/4 SW1/4 AND EXCEPTING THEREFROM
ALL THAT PART OF THE SAID W1/2 SE1/4-SW1/4 WHICH LIES EASTERLY OF THE FOLLOWING DESCRIBED LINE:COMMENCING AT
THE NORTHEAST CORNER OF SAID SOUTH 152 FEET OF THE W1/2 SE1/4-SW1/4 THENCE WESTERLY ALONG THE NORTH LINE OF
SAID SOUTH 152 FEET A DISTANCE OF 23.70 FEET TO THE POINT OF BEGINNING OF SAID LINE TO BE DESCRIBED THENCE
NORTHERLY A DISTANCE OF 1164.06 FEET MORE OR LESS TO THE NORTHEAST CORNER OF SAID W1/2-SE1/4 SW1/4 AND SAID
DESCRIBED LINE THERE TERMINATING - SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS SECTION 02 TOWNSHIP 029
RANGE 021
PID 0202921310001
S1/2-N1/2-SW1/4 EXC THE N 388.80FT SUBJECT TO ROAD EASEMENT &SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS
Section 02 Township 029 Range 021
Ashford Concept Plan Submittal - 04.01.2025
Exhibit B - Sample Elevations
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal - 04.01.2025
Ashford Concept Plan Submittal – 04.01.2025
ABOUT US
The TCLD team has experience in every facet of Twin Cities real estate development, investment, and
management. The project team has developed thousands of single-family and multi-family lots, establishing
itself as the most prominent local lot developer in the Twin Cities.
As a trusted residential developer, our track record speaks for itself. Over the years, we have successfully brought
numerous projects to life, earning a reputation for integrity, reliability, and exceptional results. Our diverse
portfolio showcases our ability to adapt to evolving market trends and deliver projects that stand the test of
time.
LOCAL DEVELOPMENT EXPERIENCE
Ashford Concept Plan Submittal – 04.01.2025
CONTACT INFORMATION
Applicant/Developer:
Twin Cities Land Development, 4800 Olson Memorial Hwy, Suite 100, Golden Valley, MN 55422
Ben Schmidt | ben@tclanddev.com | 612.716.3047
Ashley D’Alessandro | ashley@tclanddev.com | 651.587.7983
Website: www.tclanddev.com
Engineer:
Carlson Engineering, 3890 Pheasant Ridge Dr NE, Suite 100, Blaine, MN 55449
Brian Krystofiak | bkrystofiak@carlson-engineering.com| 763.489.7905
MEMORANDUM
Date: May 1, 2025
To: Ashley D’Alessandro, Twin Cities Land Development
From: Nathan Fuerst, AICP Consulting Planner
RE: Clear Lake – OP PUD Concept Plan Review
Description of Request
The City of Lake Elmo received a Residential Subdivision and Open Space Planned Unit
Development (OP PUD) Sketch Plan from Twin Cities Land Development for a project totaling
approximately 61.4 acres with 12.7 acres in Clear Lake. The subject property is a collection of three
unaddressed parcels with the primary parcel located at 5193 Keats Avenue North. The sketch plan
details a subdivision with 22 single family residential units.
The proposal is characterized as a major subdivision requesting the use of the O P PUD ordinance to
allow for fiexibility to certain City requirements.
Development Summary
Premature Subdivisions – Lake Elmo Water Capacity Concerns
The City is working through issues relating to the amount of water which it can draw under an
existing Minnesota Department of Natural Resources permit. A resolution on this issue is pending
and is made more complicated due to the PFAS contaminant issue in the East Metro. Until the
resolution of ongoing water issues, Lake Elmo’s City Council may choose to reject new plats as
premature.
Site Size: 61.4 acre
Existing Zoning: Agricultural (A)
Proposed Zoning District: Open Space PUD (OP)
Proposed Use(s): Single Family Residential
Existing Land Use: Farmstead and agricultural.
Future Land Use: Rural Area Development (RAD)
The mission of the City of Lake Elmo is to provide planned, quality public services consistent with the City’s
character in a fiscally responsible manner in partnership with our community.
3880 Laverne Ave N | Lake Elmo | MN 55042 | (651) 747-3900 | lakeelmo.gov
Preliminary and Final PUD
Any future submittal should address the requirements of the Open Space Planned Unit
development Code Article XVII.
OP PUD Minimum Requirements (LEC 105.12.1030)
1. Only land zoned agricultural, rural residential, or rural estate qualifles (Met)
2. Minimum lot area 20 acres (Met)
3. Single Ownership (Met)
OP PUD Allowed Uses (LEC 105.12.1040)
The proposed use, single family residential is consistent with uses allowed in OP PUD’s and the
underlying zoning district.
OP PUD Minimum Design Requirements (LEC 105.12.1050)
1. Density- maximum 18 units per 40 acres buildable land
The proposed development currently appears to be consistent with the maximum density
permitted within OP PUDs not served by a collector roadway (.45 units per gross acre). The project’s
gross acreage is not permitted to include the areas of Clear Lake which cannot be developed under
any circumstances. Therefore, the maximum project density is calculated below:
1. Find Gross Developable Acreage :61.4 acres – 12.7 = 48.7 gross developable acres
2. Find OP PUD Density: 18 units/40 acres = 0.45 units/acre
3. Total Units Permitted: 48.7 gross acres * .45 units/ net acre = 22 units
The City’s Comprehensive Plan accounts for open space developments that exceed .1 units per
acre. Open space developments meeting the density requirements in the City’s ordinance are
consistent with the City’s 2040 Comprehensive Plan and Met Council development density
policies. (Met)
2. Lot design
The applicant must show how the lots were designed with soils and buffers being the priority over
lots and building pads. The following review is for whether the proposal meets the informational
requirements of code, but not necessarily the standards created by the ordinance. Supermajority
(4/5) vote allows City Council to permit greater fiexibility than allowed in ordinance.
1. Soils Analysis Conducted. – Report and map are not provided indicating best location
for community septic based on known soils. More detail on whether Karst soils are
present will be required at Preliminary Plat. (Need Info)
The mission of the City of Lake Elmo is to provide planned, quality public services consistent with the City’s
character in a fiscally responsible manner in partnership with our community.
3880 Laverne Ave N | Lake Elmo | MN 55042 | (651) 747-3900 | lakeelmo.gov
2. Septic Design – The project proposes a community septic system. Location(s) suitable
for community drain fleld need to be provided on the plans. (Met)
3. Buffers – 100’ from adjacent properties without existing development, 200’ from
existing homes. (Met)
4. Identification on preferred building pad locations – Shown on plan. Home locations
should preserve natural topography of the site and seek to minimize tree loss. Homes
must be located out of buffer areas. (Met)
5. Placement of Streets – Street placement must consider topography, future connectivity
needs, and adequate access for emergency vehicles. Road through buffer is at 90
degrees to make the connection. (Met)
6. Lot Creation – Lots shown on plans appear to exceed 16,000 sq ft in area, and 100 feet
in width, the minimums for single family lots served by communal drain flelds. (Met)
7. Open Space – 50% minimum open space is required. With 24.5 acres of proposed open
space, and 49 gross acres, this development will comply with minimum requirements.
Stormwater ponds must be platted within separate outlots and dedicated to the City.
(Met).
OP PUD Minimum Development Standards (LEC 105.12.1060) More information needed upon
Preliminary PUD/Plat submittal)
1. Preserved Open Space – Conservation Easement needed in the name of the City or
other non-proflt entity. Stormwater ponds must be platted as separate outlots and
deeded to the City. A plan is required which shows how the land will be returned to a
natural state and who will be responsible for implementation and ongoing maintenance.
City will need copy of HOA declarations as part of flnal PUD Plan. Must include certain
provisions per this section. (Need Info)
2. Septic system - Need to meet county and/or MPCA requirements. Communal drain
flelds can be part of required open space with no recreational facilities within 50 feet.
(Need Info)
3. Building Standards – 35’ height limit, will need building elevations and minimum
architectural standards submitted. Attached garages cannot exceed 40% of the home’s
frontage. (Need Info)
4. Landscaping – A minimum of 10 trees per acre of building lot area and in addition, 30’ of
spacing for boulevard trees or clustering at the same ratio. (Need Info)
5. Impervious Surface – Maximum 30% overall development. For areas within the City’s
Shoreland Overlay from Clear Lake, a maximum of 15% impervious is permitted on an
individual single-family lot. (Need Info)
The mission of the City of Lake Elmo is to provide planned, quality public services consistent with the City’s
character in a fiscally responsible manner in partnership with our community.
3880 Laverne Ave N | Lake Elmo | MN 55042 | (651) 747-3900 | lakeelmo.gov
6. Trails – Sidewalks are required on one side of the street, with additional trails (asphalt or
concrete) provided with the same linear length as the centerline of all proposed
roadways. (Need Info)
Shoreland Overlay (LEC 105.12.1260)
This project is within the 1000’ shoreland overlay buffer from Clear Lake, a Natural Environment
Lake. The following requirements are therefore applied to this project:
1. Land Use – PUD’s in the shoreland overlay (regardless of the type) are approved through
a Conditional Use Permit. This should be part of the land use requests made to the City
at the time of Preliminary Plat.
2. Lot Standards -
a. Structure Setback From OWHL of Clear Lake – 150 ft (Met)
b. Maximum Impervious surface per unsewered lot – 15% (Need Info)
c. Minimum Lot Size – 80,000 sq ft (Not Met)
d. Minimum Lot Width – 200 ft (Not Met)
e. Maximum Structure Height – 35’ (Need Info)
3. Shoreland alterations – proposed site improvements or mass grading within the
shoreland area must avoid the shore impact zone of Clear Lake (75’ from OWHL) along
with any bluffs as classifled by the City’s ordinance. (Need Info)
4. Shoreland PUD - Developments not meeting the minimum standards for lots in the
shoreland overlay can be permitted through a Shoreland PUD with an associated tiering
analysis. Tiers are created every 400’ from Clear Lake. Based on the tiering analysis
provided, this site appears to be consistent with the City’s shoreland PUD requirements
and may receive fiexibility from the single family shoreland lot standards listed under #2
above. (Met)
5. Shoreland PUD Design Standards –
a. General Standards - Dwellings should be clustered and must still meet
appliable setback and other dimensional requirements. At least 50% of the
development must be preserved as open space, and developments must be
connected to the public water supply and sanitary sewer or community septic
systems. (Met)
b. Open Space Standards – a minimum of 70% of the shore impact zone must be
preserved. Open space may include recreation facilities for use by the general
public, stormwater ponding areas, and wetlands. (Need Info)
c. Conservation Easement – a conservation easement must be provided to meet
speciflc standards in the shoreland ordinance. (Need Info)
Driveways (LEC 9.16)
Information on driveways or locations was not provided. Please submit plan site driveway locations
with preliminary plat. (Need Info)
The mission of the City of Lake Elmo is to provide planned, quality public services consistent with the City’s
character in a fiscally responsible manner in partnership with our community.
3880 Laverne Ave N | Lake Elmo | MN 55042 | (651) 747-3900 | lakeelmo.gov
Off-Street Parking
All off-street parking shall be in compliance with LEC 105.12.410 Off-Street Parking. Single family
detached dwellings must provide 2 spaces per dwelling unit. (Need Info)
Signage
Section 105.12.430 regulates signage. It is recommended that future submittals include signage
types, sizes, and locations for review against City requirements. (Need Info)
Park Land Dedication (LEC 103.00.150)
5% of the land area is required for park land dedication. This property is within a park search area in
the City’s Comprehensive Plan. Staff recommends that parkland dedication obligation should be
paid as a cash in lieu fee (acreage requirement x fair market value). Staff also recommend that a
road separated trail be provided by the development along Keats Avenue North. At its April 21, 2025
meeting, the City’s Parks Commission has agreed with staff’s recommendation for Cash in lieu of
land dedication and the requirement of a road separated trail.
Stormwater Reuse Irrigation Systems
The City Council has required stormwater reuse irrigations systems in PUD’s as a means of
reducing water use in residential developments. Such systems must meet minimum design
standards established in Lake Elmo’s Stormwater Reuse Design Standards manual.
Preliminary and Final Plat
Any Future submittal should address the requirements of LEC 103.00.090 and LEC 103.00.100. and
LEC 103.00.140. Major Subdivision Preliminary Plat Application Requirements are also in the
application checklist available on the city’s website.
Engineering
Excerpt from the City Engineer’s 4/22/2025 Review Memo:
The Subdivision design and layout is not recommended for approval from an engineering
perspective. As proposed, the subdivision results in a 2,000+ foot dead end watermain, and a
2,000+ foot dead end street with limited to no plan for future connectively and looping. If approved,
the subdivision should be contingent upon the watermain being extended to connect to the existing
watermain along Lake Elmo Avenue as part of this project to prevent stagnant water issues without
the need for excessive fiushing and attention by Public Works. If approved, all public improvements
constructed to support the development must be constructed in accordance with the City
Engineering Design Standards Manual dated January 2022.
The mission of the City of Lake Elmo is to provide planned, quality public services consistent with the City’s
character in a fiscally responsible manner in partnership with our community.
3880 Laverne Ave N | Lake Elmo | MN 55042 | (651) 747-3900 | lakeelmo.gov
Fire Department
The Lake Elmo Fire Chief provided comments in the attached memo dated April 23, 2025. All
comments must be addressed with any future submittals.
Landscaping
The Lake Elmo Landscape Architect provided comments in the attached memo dated April 22,
2025. A landscape plan and complete tree preservation plan needs to be provided with any future
submittal. All comments must be addressed with any future submittal.
Valley Branch Watershed District (VBWD)
Attached are e-mailed comments revived on April 22, 2025. A VBWD Permit will be required along
with necessary plan submittals. Proposed flll of FEMA fioodplain is potentially not permitted.
Ponds adjacent to Clear Lake may need further review for MPCA and VBWD requirements.
Required Next Steps
1. Preliminary Plat, Preliminary Open Space PUD, and Shoreland CUP
2. Final Plat and Open Space PUD
Feel free to contact me with any questions about the City review of this concept or to discuss any
other matters regarding property improvements.
Nathan Fuerst
Consulting Planner
(612) 210-8150
Nathan.fuerst@bolton-menk.com
MEMORANDUM
Date: April 22, 2025
To: Sophia Jensen, Senior City Planner Re: Clear Lake Sketch Plan
Jason Stopa, Community Development Director
Marty Powers, Public Works Director
Nate Stanley, City Engineer
Chad Isakson, Assistant City Engineer
From: Jack Griffin, Sr. Project Manager
An engineering review has been completed for the Clear Lake Sketch Plan prepared by Twin Cities Land
Development and received on April 11, 2025. The review consisted of the following documentation:
· Clear Lake Concept Plan 4, dated March 10, 2025.
STATUS/FINDINGS: The Subdivision design and layout is not recommended for approval from an
engineering perspective. As proposed, the subdivision results in a 2,000+ foot dead end watermain, and
a 2,000+ foot dead end street with limited to no plan for future connectively and looping. If approved,
the subdivision should be contingent upon the watermain being extended to connect to the existing
watermain along Lake Elmo Avenue as part of this project to prevent stagnant water issues without the
need for excessive flushing and attention by Public Works. If approved, all public improvements
constructed to support the development must be constructed in accordance with the City Engineering
Design Standards Manual dated January 2022.
SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT
1. Keats Avenue Right-of-way dedication. Right-of-way dedication will be required as part of the
Plat including 40 feet as measured from the existing roadway centerline. Right-of-way dedication
has been shown on the Sketch Plan as required, however the Plan lacks sufficient detail to review
the proposed distance and roadway centerline location.
2. Access Management. Site access is shown from a new street extending east into the subdivision
from Keats Avenue. The proposed access is aligned with the driveway located at 5230 Keats
Avenue, which is approximately 560 feet north of 51st Street, and over 1,000 south of 53rd Street.
If a subdivision is approved, the roadway access location appears to be acceptable, pending an
engineering field review for sight lines.
3. Secondary Access. The subdivision proposes 22 residential properties. No secondary access is
required.
4. Keats Avenue Improvements. Turn lanes along Keats Avenue are recommended to improve safety,
however, the subdivision as proposed does not reach the City standard 35-unit threshold to require
turn lanes.
5. The proposed residential street creates a dead end cul-de-sac measuring over 2,000 feet in length,
exceeding current City design standards by 3.3 times. The maximum dead end street length is 600
Page: 2
feet for lots less than 2.5 acres, and 1,300 feet for lots greater than 2.5 acres. In addition, there
does not appear to be a near term plan, or the ability to plan a future roadway extension that
would eliminate the non-standard cul-de-sac.
6. If approved, the proposed residential street must meet all other City design standards. The street
must be a minimum of 28-feet wide located in a 60-foot right-of-way if parking is limited to one
side, and 32-feet wide located in a 66-foot right-of-way if parking is required on both sides.
7. Sidewalks and Trails. Six (6) foot sidewalks must be provided along one side of the residential
street. No trails have been proposed.
8. Driveways must be further detailed, labeled and dimensioned to demonstrate compliance with all
requirements of the City Code.
9. Dedicated drainage and utility easements, minimum 10-feet wide, are required along all public
roadway frontage, including Keats Avenue. All easement areas must be free from encroachments
other than those approved by the City Engineer and upon execution of an easement encroachment
agreement. Prohibited encroachments include, but are not limited to trees, structures,
landscaping, fences, retaining walls, storm sewer running parallel with the easement, stormwater
basins and BMPs, and grading that exceeds 4:1.
STORMWATER MANAGEMENT
1. The proposed development is subject to a Stormwater Management Plan (SWMP) meeting State,
Valley Branch Watershed District (VBWD) and City rules. A VBWD permit will be required.
2. Storm water facilities proposed as part of the development to meet State and watershed
permitting requirements must be constructed in accordance with the City Engineering Design
Standards Manual dated January 2022.
3. All storm water basins must be placed in Outlots dedicated to the City. The Outlot must fully
incorporate the 100-year HWL, 10-foot maintenance bench and all maintenance access roads.
Maintenance access roads meeting City standards must be provided for all storm water facilities
and structures. All adjacent lot corners must be +.2 ft above the 100-year HWL to meet
construction tolerance and maintain HWL on each Outlot.
Plan revisions are required to create dedicated Outlots for all proposed stormwater basins.
4. All floodplains, wetlands and wetland buffers must be protected by easement and should not be
allowed to encroach any individual lot.
Plan revisions are required to eliminate the floodplain encroachments on Lots 4-7.
5. Minimum floor elevations must be at least 2 feet higher than the adjacent 100-year HWL elevation,
and all low opening elevations for all buildings must be at least 1-ft higher than any adjacent
emergency overflow elevation (EOF).
6. Overland emergency overflow (EOF) elevations are required throughout the site, requiring a
system of interconnecting drainage ways. Low openings for adjacent structures must maintain 1-
foot above any adjacent EOF in the as-built condition. All EOFs and downstream flow paths must
be protected by easement.
7. The storm sewer system shall be designed to meet all City design standards including RCP pipe
materials and maintaining the minimum pipe cover of 3 feet. Drain tile is required as part of the
City standard street section at all localized low points in the street. Drain tile considerations may
impact the storm sewer design and depth requirements at low points. Per City requirements all
storm sewer pipe easements must be a minimum 30-feet in width.
MUNICIPAL WATER SUPPLY
1. Current City practice requires all new developments to connect to the City water supply system.
Use of private wells is not recommended in this area due to the ongoing groundwater
contamination issues.
Page: 3
2. Connection to the municipal water system is available along Keats Avenue, immediately adjacent
to the proposed development parcel. The applicant will be responsible for connecting to the
public water system and extending an 8-inch ductile iron watermain internal to the site to serve
each proposed parcel in the Subdivision.
3. Two connection points to the existing watermain system are required to create a looped
watermain system. The subdivision must also connect to the existing trunk watermain located
along Lake Elmo Avenue to avoid the creation of a 2,000+ foot long dead end main, more than 2
times the allowable City standard. The Sketch Plan narrative indicates the use of flush valves in
lieu of a looped watermain. This proposal requires significantly increased maintenance attention
by Public Works staff as well as the requirement to waste significant water volumes to maintain
a safe drinking water. Due to the uncertainty for additional future subdivisions in the area, the
extension of dead end mains is not recommended.
4. All public watermain improvements must be installed in accordance with the City engineering
design standards and as approved by the City.
5. Hydrants and gate valves must be installed as directed by the Fire Department and Public Works
Department. All hydrants and connecting watermains shall be owned and maintained by the City.
6. All watermain improvements must be completed at developer’s sole cost including all City
connection and availability charges.
7. Minimum 30-foot easements centered over the pipe/hydrant will be required when not located
within the public right-of-way. Easements must be free from all encroachments, including
retaining walls, trees, fences, small/dry utilities, or storm water management BMPs. Dedicated
utility easements must be shown on all site, grading, utility, and landscape plans when submitting
a Preliminary and Final Plat application.
8. Watermain oversizing may be applicable for this development. All watermain to be installed
would be required to meet the minimum 8-inch design standard.
WATEWATER MANAGEMENT / SANITARY SEWER
1. The proposed development is located outside of the City designated Municipal Urban Service Area
(MUSA) for sanitary sewer service. The developer is therefore responsible to provide wastewater
management infrastructure to support the proposed development in perpetuity, including
professional management of the system. All sewer infrastructure must be provided at the
developer’s sole cost and will remain privately owned and maintained.
2. A community wastewater treatment system serving 22 residential Lots would require permitting
through Washington County (The 10,000 gpd capacity threshold for MPCA regulation would not be met).
3. Preliminary Plans, when submitted, must provide design details showing both a primary and
secondary community drain field, each adequality sized to serve all 22 Lots. Septic system
dimensions, areas and setbacks must be shown on the plat and plans, including 10-feet from all
property lines and 20-feet from all structures. Setbacks must be dimensioned and labeled on the
plans. Septic systems must also remain fully outside of all easement areas including the 10-foot
small utility corridors along the dedicated street rights-of-way, and including all 100-year HWL
from adjacent storm water ponds and from the stormwater drainage pathways.
4. Extensive soil testing and geotechnical evaluation must be completed to verify the feasibility for
a community drainfield system prior to the submittal of any preliminary application. The primary
and secondary drainfields must be prioritized and located within the subdivision as determined
by the most favorable soil conditions. The lot layout must be revised accordingly.
5. The City will require the private sanitary sewer collection system to be constructed as a gravity
sewer system meeting City design standards even though it will remain privately owned and
maintained. A low-pressure sewer system will not be permitted to be installed within the public
right-of-way.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
April 23, 2025
Ashley Monterusso, City Planner
City of Lake Elmo
Re: CLEAR LAKE CONCEPT PLAN
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) Project construction phasing shall always accommodate emergency access to the entire construction zone,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be approved by
the fire department prior to construction.
3) 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.
4) Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System.
5) Fire hydrants and watermains shall be provided in approved locations following review by Engineering and
Public Works.
6) Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting
color from the background. The size and placement of address numbers shall be approved by the fire and
planning departments.
7) Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System. Street names shall be approved by the City of Lake Elmo.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
8) All gates, whether manual or electric, shall be accompanied by either a KNOX lock or KNOX gate control switch
for rapid access.
9) All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
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 22, 2025
TO : ASHLEY MONTERUSSO
FROM: SARAH EVENSON, PLA
RE: CLEAR LAKE SKETCH PLAN- LANDSCAPE AND TREE PRESERVATION PLAN REVIEW
SUBMITTALS
1. Concept Plan Submittal, dated April 1, 2025, received April 11, 2025.
REVIEW HISTORY
1. April 22, 2025 – Clear Lake Sketch Plan- Landscape and Tree Preservation Plan Review
LOCATION: 5193 Keats Avenue North, Lake Elmo, MN
CURRENT LAND USE CATEGORY: Agricultural Preserve
ADJACENT AND SURROUNDING LAND USE: Agricultural Preserve to the east, Rural Agricultural
Density to the north, Clear Lake to the South, Rural Agricultural Density and Rural Single Family to the west
SPECIAL LANDSCAPE PROVISIONS: Natural Environment Shoreland Overlay District for Clear Lake
TREE PRESERVATION PLAN: 105. 12. 470
• A tree preservation plan will need to be submitted that meets code, including, but not limited to:
o A tree inventory showing the quantity, size, species, health, and location of all significant trees in
graphic and tabular form.
o Listing of healthy significant trees to remain and to be removed
o Delineation of all areas to be graded and limits of land disturbance along with proposed structures
and impervious surfaces
o Tree protection measures (size all trees to be protected using their critical root zone (CRZ) at 1 foot
per inch of tree diameter and show tree protection fencing outside of that CRZ). Include the city
standard tree protection detail on relevant plan sheets.
o Size, species, number and location of replacement trees
LANDSCAPE PLAN: 105.12.480
• A landscape plan will need to be submitted that meets code, including, but not limited to:
o The location, size, quantity, and species of all existing and proposed plant materials
o Structural and ground cover materials
o Provisions for irrigation
o Show the location of a topsoil stockpile and provide notes indicating that the quantity of soil shall
be sufficient to cover all landscaped areas at least 4” deep
April 22, 2025
Clear Lake
Memorandum 2
o Requirements of 105.12.480 (b) (7) Trees shall be planted ten feet away from utilities including
water and sewer stubs.
o Show easements on landscape plans as required (10’ drainage and utility easement along frontage
street, 5’ easements along side and back property lines).
o Details and cross sections of all required screening
o The required number of trees
o The minimum tree composition requirements
o Screening- Requirements of 105.12.480 (f) Screening is required between more intensive and less
intensive land uses
o Provide details and cross sections of all required screening
o All landscape materials shall be guaranteed for two years
GENERAL NOTES:
• Carefully siting the entry road and proposed structures to work with the site’s significant topography
will be essential to preserving the maximum number of trees onsite. Mass grading will not be
acceptable . Removing more than 30% of the existing caliper inches of significant trees onsite will
trigger tree replacement requirements.
• The western edge of the site includes a drainage swale that moves runoff from the parcel to the north
into the lake. Consider how this runoff will move through the newly graded site as well.
• Native restoration of the proposed buffers and open space should be supplemented by tree plantings,
especially where screening is valued.
RECOMMENDATION:
Landscape and tree preservation plans must be prepared and submitted as part of future applications for
review.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653 E: sarah@hkgi.com
From:John P. Hanson
To:Sophia Jensen
Cc:Ashley Monterusso
Subject:RE: Land Use Review Requests | City of Lake Elmo
Date:Tuesday, April 22, 2025 2:56:13 PM
Attachments:image002.png
Caution: This email originated outside our organization; please use caution.
Hi Sophia and Ashley,
Thank you for sending the information regarding the proposed Clear Lake project. No Valley
Branch Watershed District (VBWD) permit application has been submitted, but one is required.
Please notify the project proponents of the requirement. Once we receive a complete permit
application, we’ll review it for conformance to the VBWD rules and regulations.
I see on the sketch plan that fill is proposed in a FEMA floodplain. This might not be allowed
and, if allowed, compensatory storage would likely be required. The sketch plan also shows
outlines of ponds adjacent to Clear Lake. These locations might not have the MPCA and VBWD
required 3 feet of separation from the bottom of the pond to the seasonal high-water table.
John
John P. Hanson, PE
Valley Branch Watershed District Engineer
Barr Engineering Co.
4300 MarketPointe Drive
Bloomington, MN 55435
952.832.2622
JHanson@barr.com | www.barr.com | www.vbwd.org