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PZ Packet 03-07-11
LAKE City of Lake Elmo JAA EL MO 3800 Laverne Avenue North Lake Elmo, Minnesota 55042 (651) 777 -5510 Fax: (651) 777 -9615 Www.LakeElmo.Org NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on Monday, March 7, 2011, at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes a. February 9, 2011 4. Public Hearing a. ZONING MAP AMENDMENT: Consideration of a Zoning Map Amendment to change the zoning district designation of Lots 1, 2, and 3, Block 2 of the Brookman 3`d Addition from VR -GB Village Residential General Business Holding District to GB — General Business District. PID Numbers: 13 -029- 21-22- 0014;13- 029 -21 -22 -0013; and 13- 029 -21 -22 -0012. b. ZONING TEXT AMENDMENT: Consideration of an ordinance to amend the Section 154.051 of the Lake Elmo Zoning Ordinance (GB — General Business Zoning District) to allow "Community Services" as a permitted use in this district and to further revise the district development requirements to include separate standards for parcels that are provided with public sanitary sewer services. The proposed amendment would also amend Section 11.01 (Definitions) of the City Code to include a definition for "Community Services ". 5. Business Item a. Discussion of Zoning Text Amendments Necessary to Allow Park- and -Ride Facilities b. Planning Commissioner Terms — Informational Item 6. Updates a. City Council Updates i. Approval of Zoning Map Amendment — March 1, 2011 b. Staff Updates i. Gateway Corridor Commission; Transit Alternatives Analysis Study ii. Village and I -94 Corridor Groups c. Commission Concerns 7. Adjourn DRAFT City of Lake Elmo Planning Commission Meeting Minutes of February 9, 2011 Chairman Van Zandt called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Bidon, Britz, Fliflet, Haggard, Hall, Obermueller, Pelletier, Van Zandt and Ziertman. Absent: Van Erem and Williams; STAFF PRESENT: Planning Director Klatt and Planner Matzek. Chairman Van Zandt asked new commissioners Obermueller and Haggard to introduce themselves. Election of Officers Commissioner Van Zandt asked for Chair nominations. Commissioner Fliflet moved to nominate Commissioner Van Zandt for the Chair position. Commissioner Pelletier seconded the motion. Commissioner Obermueller moved to nominate Commissioner Williams for the Chair position. Commissioner Van Zandt moved to nominate Commissioner Fliflet for the Chair position. After a paper ballot was taken, Planner Matzek announced that Commissioner Van Zandt had been reelected to the Chairman position. Chairman Van Zandt asked for nominations for the Vice Chair position. He moved to nominate Commissioner Fliflet. Vote: 8:0. Commissioner Fliflet abstained. Chairman Van Zandt asked for nominations for the Secretary position. Commissioner Fliflet nominated Commission Pelletier. Commissioner Ziertman seconded the motion. Vote: 8:0. Commissioner Pelletier abstained. Minutes - January 24, 2011 M /S /P, Hall /Britz, move to approve the minutes as presented. Vote: 2:0. Bidon, Fliflet, Haggard, Hall, Obermueller, Pelletier, and Ziertman abstained. Public Hearing —Zoning Map Amendment: Rezoning two properties off of 27`r' and 28`' St Nfr om Rural Residential to R -1 Planner Matzek summarized the zoning map amendment application. She said two existing, vacant properties off of 27`h and 281h Street are currently zoned Rural Residential, but the applicant is asking to have it rezoned to R -1, which is in conformance Lake Elmo Planning Commission Minutes; 2 -9 -11 DRAFT with the guidance of the Comprehensive Plan. A house was torn down on the southern property, but the driveway remains through the northern property and connects to 28th Street. Staff is recommending approval with conditions including the removal of access off of 28th Street and relocated to 27th Street. Bob Clark, Lynsky & Clark Companies Mr. Clark spoke on behalf of the applicant, the Lake Elmo Bank. He said he hopes the land swap discussed could be done with a future property owner after the bank has sold the property. He said they are okay with moving the existing driveway to 27 h Street. He said he was not sure the easement for snow storage was an appropriate request. THE CHAIRMAN OPENED THE PUBLIC HEARING AT 7:31. James Kaufhold, 7870 Ironwood Trail Mr. Kaufhold said additional vehicles on 27`1' Street would mean more headlights in his bay window. He said if the Valley Branch Watershed District cleaned out the culvert under the existing driveway, it would not flood. He asked if the rezoning would result in more than two buildable lots. He stated that if the city can not store snow on the street, they should not add any driveways to the end of the cul -de -sac. Terry Ernst, 27th Street Mr. Ernst said the water runs down the hill at the end of the cul -de -sac. He said the grade is too steep for a driveway and that the existing driveway has worked in that location for many years. Jon Duerscherl, 1017 Charlton St, West St. Paul Mr. Duerscherl said he is interested in buying the property from the bank. He said he would prefer to have the driveway continue off of 28th Street as it will cost $5,000 to put in a new driveway off of 27th Street. He said there is a steep drop off at the end of 27th Street, making it difficult to build a driveway in that location. Warren Buck, 8905 27"' St. N Mr. Buck said he lives on the end of 27th Street and agrees with Mr. Kaufhold that if the VBWD would clean out the culvert of the creek there would never be a flooding problem again. He said the best access is in it's current location off of 28 h Street. Planning Director Klatt said the Valley Branch Watershed District owns and maintains the culvert, but the street is the city's responsibility. City staff has talked with a representative of the VBWD who has identified past maintenance and a culvert replacement in 1988. Planning staff is suggesting access be off of 27th Street as it is a public concern. He said that a number of properties flood upstream when the culvert plugs with ice and that the existing driveway is below the floodplain elevation and does flood. Staff would like to ensure access for emergency vehicles to the sites, but if the driveway if flooded, access may be more difficult. He said with the addition of another home, this situation should be addressed. Lake Elmo Planning Commission Minutes; 2 -9 -11 DRAFT Tom Regan, 8875 27`h Street Mr. Regan said improvements to the creek were made in the park, but not in the location of the culvert. He said it makes more sense for the homes to access off of 28`h Street. He does not think someone can put a driveway off of 27`h Street. He has lived there twenty- three years and has not seen a problem THE PUBLIC HEARING CLOSED AT 7:55 P.M. Chairman Van Zandt clarified that the staff report mentions the Assistant City Engineer has reviewed the site and found the access for the two homes could be made off of 27`h Street at less than a ten percent grade. Commissioner Fliflet said she does not want to create a new problem by moving the driveways to 27`h Street as it would affect an established neighborhood. She said that a shared driveway is not a solution and the grade the public is describing leads her to believe it would not be a good location for a new driveway. Commissioner Ziertman said she thinks the VBWD is passing the problem onto the city instead of enlarging the culvert to solve the problem. The city should make VBWD be accountable. Planning Director Klatt said if the commission were to recommend leaving the driveway off of 281h Street, an easement would still be needed over the northern property as the southern property does not have road frontage on 28`h Street. M /S /P, Fliflet/Britz, move to recommend approval of the zoning map amendment, but to remove conditions three and four suggested by staff and instead to require an easement be issued over the northern lot and city owned property; to add language "...considers working with..." so the land swap could occur in the future, but does not hold back the rezoning. Vote: 9:0. Planning Director Klatt stated that because there was not a quorum at the originally scheduled commission meeting, an additional public hearing will be held at the City Council meeting on March 1, 2011. Recognizing Outgoing Commissioners Planning Director Klatt said the city has not typically recognized outgoing commissioners formally, but he would like to take a moment to thank Laurie McGinnis and Mike Pearson for their work on the commission. Proposed I -94 and Village Area Draft Timeline Planning Director Klatt identified an aggressive schedule to work on Comprehensive Plan updates for the city's future sewered areas. He said the Village Area and I -94 corridor will be two separate groups as the past work done starts the groups at two different points. Lake Elmo Planning Commission Minutes; 2 -9 -11 DRAFT Chairman Van Zandt said he would like the commissioners to be able to volunteer for the groups. Commissioner Fliflet said she would like to suggest the second commission meeting of the month be to work on the two projects. Planning Director Klatt said it is difficult to commit to that given the timing of applications, but staff can work towards that. He suggested having two members of the Planning Commission and one member of the City Council on the work groups for the Village Area and I -94 Corridor with a total of seven to ten people. He said Commissioner Williams has expressed past interest in working on the I -94 Corridor group. Commissioners Pelletier, Bidon, Haggard, Obermueller, Britz, Ziertman and Fliflet all stated their interest was in the Village Area. Commissioner Hall said he was interested in working on the 1 -94 Corridor group. Commissioner Ziertman said she would work on either group. Commissioner Fliflet said the number of people involved in the work group should not be limited from the commission, but it would be fine to limit the number of people from outside the commission as it is a process that would be done through the commission anyway. Planning Director Klatt said if there are five or more members, any meeting would need to be published as a quorum of commissioners would be present. Commissioner Haggard offered to be an alternate Commissioner Obermueller asked if there was a cost effectiveness of having a larger or smaller group. Planning Director Klatt said he has found from past experience that the commissioners involved in this process could get burnt out from this process if it was solely conducted by the commission and in instances where a quorum couldn't meet, business would have to be postponed. Commissioner Fliflet suggested four commissioners per work group. The commissioners for the Village Group: Pelletier, Fliflet, Nadine, Haggard The commissioners for the I -94 Corridor Group: Williams, Britz, Hall, Bidon Planning Director Klatt said the second commission meeting of the month should not necessarily be the standard meeting for the work group as it is important to be flexible to other's schedules to allow additional participation. Exterior Storage Work Group Lake Elmo Planning Commission Minutes; 2 -9 -11 DRAFT Planning Director Klatt said an update to the exterior storage ordinance has been discussed previously. The City Attorney has reviewed and interpreted the existing ordinance. Planning Director Klatt said a vast majority of those storing items outside are not in compliance with the existing code. He would like to identify who had previously expressed interest in participating on an exterior storage work group; he does not see it being a large time commitment. Commissioners Ziertman, Hall, Van Zandt and Fliflet volunteered. "City Variance Authority" — Article from a League of MN Cities Publication Planner Matzek summarized recent changes in cities ability to grant variances. The commission identified that the article was not included in the packet. Planner Matzek agreed to distribute the article in the future. Updates Planner Matzek updated the commission on term limit information. Chairman Van Zandt asked for an updated chart for full voting members. Planning Director Klatt updated the commission on recent discussions the city has had with the Early Childhood Family Center's potential of building within Lake Elmo on 391h Street. He informed the commission that the City Council signed off on the commission's work plan, but added one item; the drafting of language to allow a Park - and -Ride along the I -94 corridor. He said an ongoing gateway committee group is in the process of discussing mass transit options along that corridor. Staff Updates Planning Director Klatt handed out an article from the Star Tribune regarding transportation planning. He encouraged commissioners to attend Government Training Services programs that are available. Commission Concerns Chairman Van Zandt congratulated Commissioner Pelletier and Fliflet and welcomed the new commissioners. Adjournment: The meeting was adjourned at 9:02 p.m. Respectfully submitted, Kelli Matzek Planner Lake Elmo Planning Commission Minutes; 2 -9 -11 Planning Commission Date: 3/7/11 Business Item Item: `%Q * � ITEM: Proposed ECFC Facility (Brookman Business Park) Zoning Map and Zoning Text Amendments REQUESTED BY: Planning Department SUBMITTED BY: Kyle Klatt, Planning Director REVIEWED BY: Kelli Matzek, City Planner SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider a Zoning Map amendment and related text amendments to facilitate the potential siting of a new Early Childhood Family Center (ECFC) along 391" Street in Lake Elmo. The specific action requested would change the current zoning of Lots 1, 2, and 3, Block 2 of Brookman 3`d Addition from VR -GB Village Residential General Business Holding District to GB — General Business Zoning District; essentially removing the holding zoning that was adopted after approval of the City's 2006 Comprehensive Plan Update. Additionally, Staff has drafted several text amendments to the GB District in order to allow a potential ECFC facility on this property that would be provided with public sanitary sewer service. ADDITIONAL INFORMATION The City Council has adopted a Joint Powers Agreement with the School District that would bring the proposed ECFC facility into Lake Elmo. This agreement has not yet been finalized by the School District; however, and is undergoing revisions that may or may not require further Council action. In advance of the finalization of this agreement, Staff is asking that the Planning Commission review the potential zoning amendments that would be necessary to establish the ECFC building within the Village Planning Area. Given the complex nature of the City's Comprehensive Plan and relationship of this plan to the Village Master Plan (which was not formally adopted by the City), Staff has recommended revisions that would allow the facility to be built in the short period of time requested by the School District, but that would also allow for future integration with a more significant Comprehensive Plan and Zoning changes that will be proposed later this year. The attached Staff report includes detailed information and Staff's analysis concerning the proposed revisions. RECOMMENDATION: Staff is recommending that the Planning Commission recommend approval of a zoning map amendment to change the zoning designation of Lots 1, 2, and 3, Block 2 of Brookman 3rd Addition from VR -GB Village Residential General Business Holding District to GB — General Business District. Staff is further recommending that the Planning Commission recommend approval of zoning text amendments to the City Code to add a new definition to Section 11.01 for "Community Services" and to amend Section 154.051 (GB — General Business District) to add new requirements that are specific to parcels that have access to public sanitary sewer services. ORDER OF BUSINESS: - Introduction .................................... ............................... .......................Planning Director - Report by staff ............................... ............................... .......................Planning Director - Questions from the Commission .... ............................... Chair & Commission Members - Open the Public Hearing ............................... ............................... ..........................Chair - Close the Public Hearing ............................... ............................... ..........................Chair - Call for a motion .................................................... ............................... Chair Facilitates - Discussion of Commission on the motion ............. ............................... Chair Facilitates - Action by the Planning Commission .............................. Chair & Commission Members ATTACHMENTS 1. Staff Report 2. Proposed Ordinance Amendments 3. Map of Parcels to be Rezoned 4. Comprehensive Plan — Village Area 5. Zoning Map — Village Area 6. Village Land Use Plan (with ECFC Site Marked) 7. Brookman 3rd Addition Plat 8. Comments from Washington County E City of Lake Elmo Planning Department Zoning Map and Zoning Text Amendment — Proposed ECFC Facility To: Planning Commission From: Kyle Klatt, Planning Director Meeting Date: 3/7/11 Applicant: City of Lake Elmo (City Council Direction) Owner: Lake Elmo Business Park Property Location: Lots 1, 2, and 3, Block 2 of Brookman 3'd Addition Zoning: VR -GB Village Residential General Business Holding District Request The Planning Commission is being asked to consider a Zoning Map amendment and Summary: related text amendments to facilitate the potential siting of a new Early Childhood Family Center (ECFC) along 39`h Street in Lake Elmo. The specific action requested would change the current zoning of Lots 1, 2, and 3, Block 2 of Brookman P Addition from VR -GB Village Residential General Business Holding District to GB — General Business Zoning District; essentially removing the holding zoning that was adopted after approval of the City's 2006 Comprehensive Plan Update. Additionally, Staff has drafted several text amendments to the GB District in order to allow a potential ECFC facility on this property that would be provided with public sanitary sewer service. Zoning Amendments such as the ones proposed and described in this report may be initiated by the Planning Commission or City Council. The City Council has taken previous action to support the establishment of an ECFC facility in Lake Elmo, and the zoning actions being considered by the Planning Commission would be necessary for this project to move forward. Village There is a long history in Lake Elmo of planning efforts related to the Village area, Planning which culminated in the adoption of the 2005 Comprehensive Plan which calls for the Background: Village Planning area to be serviced by public sanitary sewer. The "Village Planning Area" is defined as part of the Comprehensive Plan and Zoning Map, which are attached to this report. After adoption of the 2005 Comprehensive Plan, the City hired a planning team comprised of Robert Engstrom and Close Landscape Architecture and others to develop a Master Plan for the Village area which was completed in 2007. A more thorough background concerning this planning process may be found in the ECFC Background: Master Plan document, which was accepted, but never Council. City Both the Comprehensive Plan and Village Master Plan call for a relatively large portion of this development area to be devoted to public uses (classified as VR Public /Semi - Public on the Village Future Land Use Map and as New Civic /Institutional Development in the Village Master Plan). The Village Master Plan provides some additional details concerning these uses, and identifying both a community campus to house the public uses and a new civic square north of State Highway 5. In both documents, the specific uses proposed include a new City Hall building, Parkland, Family /Community Center, Library, Wellness Center, and Arts Center among other potential activities. Of the uses that were identified for the Public /Civic Use areas, a Family /Community Center has received a significant amount of attention recently. Independent School District #834 has been planning on relocating its Early Childhood Leaming programs from its current site in Stillwater, and has been in discussions over the past several weeks with the City of Lake Elmo to construct a new building for these activities within the Village Planning Area. The site that has been identified as a potential location for this building is not in the location that was previously identified for such uses in the Village Master Plan; however, the facility that has been proposed fits very well with the description of a community services building that was specifically mentioned in the Plan. The district is planning to construct a facility that would house several programs and that would increase the amount of classroom space available for its Early Childhood Family Education (ECFE) and Early Childhood Special Education (ELSE) programs, and increase or improve the space used by other programs that it conducts, including childhood screening, childhood programming, and others. A new facility would also provide needed staff, meeting, and storage space and allow the sharing of common space between the various programs that will be located within the building. The district is seeking a site of approximately 5 acres in size to accommodate a building that would be around 40,000 square feet in size. The City Council has approved a Joint Powers Agreement that contains the details of a project between the City of Lake Elmo and ISD #834 to bring the ECFC facility to a site in the Village Planning Area. A key part of this agreement would commit the City to bringing sanitary sewer services to the building site by Spring of 2011. This agreement contains other details concerning the financial arrangement between the City and School District, which would either involve the City purchasing the property and leasing the land back to the District, or would involve the District purchasing the land directly from the current property owner. The JPA has not yet been approved by the School District, and is still undergoing revisions that may require further action by the City Council before it is finalized. Proposed Site The site that has been identified as a potential location for the ECFC facility is located Background: immediately north of 39`h Street in the Brookman 3`a Addition, which lies close to the center of the Village Planning Area. The City is pursuing a purchase option for three of parcels along 39`h Street located between Lake Elmo Avenue and the platted, but unimproved, right -of -way for Layton Avenue North. The City may ultimately purchase less land than is identified as part of the zoning request since the three parcels are nearly 14 acres in size, and as noted above, the District would only be using 5 acres for the ECFC facility. These parcels were platted in late 1980's as an extension of the business development located north of the Old Village and north of State Highway 5. The previous Brookman Additions include the land on which the current City Hall and Brookfield II buildings are situated, in addition to the other business development along 39" Street. Prior to adoption of the 2005 Compressive Plan, all of the Brookman Addition sites (with the exception of the School and City public sites), were zoned GB — General Business . After adoption of the new future land use map for the Village Area, all land within the future sewer service that was guided for future development or redevelopment was rezoned into a holding district, with the provision that these areas would be rezoned again once sewer service was available. This holding zone designation specifies that all uses and activities permitted under the underlying base district (in this case GB) would continue to be allowed in the interim. Any new subdivision of land into lots smaller than 20 acres; however, is expressly prohibited under the holding districts, which is intended to make sure that any new development does not occur until sewer service is available. Since 1990, there have been several proposals for potential development of Brookman Business Park and surrounding land, most notably, the "Thorbeck Architects" housing study completed in 2003, and a earlier proposal for a mixed use planned development, but to date, there have been no changes made to the business park as it was originally subdivided by the City over 20 years ago. Over time, some of the sites have been developed while others have remained vacant, including the proposed ECFC site. Request Given the current holding zoning designation of the parcels that have been selected as Details: a potential site for the District's ECFC facility, the City would need to rezone the ECFC site since sewer services would be provided to the building prior to its opening. In addition, the City does not currently define or list a use that is substantially similar to the activities that will be housed with the district's facility as part of the current Zoning Ordinance. Finally, because none of the City's current zoning districts have been established to allow for sewered development, modifications would be needed to any of the present zoning districts to eliminate private sanitary sewer requirements that would not apply to a site that has access to public services. The distinct zoning amendments that Staff is recommending are summarized as follows: Zoning Map Amendment. Staff is recommending that the City change the present zoning of the proposed ECFC site from VR -GB Village Residential General Business District (holding district) to GB — General Business District. Should the City and School District agree to build an ECFC facility in Lake Elmo, the City would commit to providing public sanitary sewer service to the site. There is currently language in the Village holding zoning districts that essentially states that these holding zones will be removed before sewer service is provided to an area. In particular, the VR -GB district states: "Areas zoned VR -GB will be rezoned in accordance with the guided land use outlined in the Village Plan at such time as regional sewer service is available to the subject property ". At this time, the City has not officially adopted the Village Master Plan as part of its Comprehensive Plan, and has not adopted new zoning designations that correlate to the Master Plan. One of the unique aspects regarding the proposed site compared to other properties in the Village is that although it is designated as part of a holding zone, it is one of the few locations that would currently be considered buildable within the Village Planning Area even without sewer service. The regulations for the holding district even sate that all uses permitted by right or as a conditional use permit will be regulated in the same manner in the holding zone. A rezoning of the proposed ECFC site back to the GB district would not change the uses or general standards of the GB district, but would allow the property to be connected to the public sewer system. As noted below, there would be a few other revisions necessary to support new sewered development on the proposed site, but the basic structure and intent of the GB District would be almost identical to the present zoning. Zoning Text Amendment: Definitions. The City Code at present does not define a use that would accommodate the broad functions planned for the ECFC site. Some of the uses that have been mentioned by the District include classrooms for early childhood family education, childhood screening space, offices, a nursing station for ECFE students, space for families and children with special needs, and other general child programming. Offices and service - type uses are allowed in the GB District; however, Staff is recommending that a new definition be included in the City Code that better encapsulates the activities that will be proposed as part of the ECFC facility, and that this new use be identified as "Community Services" and defined as follows: Community Services — Establishments of a public, nonprofit, or charitable nature generally providing a local service to people of the community. Generally they provide the service on the site or have employees at the site on a regular basis. The service is ongoing, not J ust for special events. Community centers or facilities may incorporate membership provisions, and are open to the general public to join at any time (for instance, any senior citizen could join a senior center). The use may also provide special counseling, education, or training of a public, non - profit, or charitable nature. Accessory uses may include offices, meeting areas, food preparation areas, parking, health and therapy areas, day care uses, and athletic facilities. Examples include libraries, museums, senior centers, community centers, social service facilities, early childhood learning facilities, and other special educational services. Zoning Text Amendment: GB Zoning District. Should the City and School District move forward with plans for an ECFC facility on the Brookman 3`1 Addition lots, Staff is recommending that the GB District be revised to include "Community Services" as a permitted activity and to make further revisions to the district in order to distinguish between lots that have public sanitary sewer service available and those that are on private septic (or community) systems. These revisions would address the fact that a few of the area, setback, and building requirements that are needed to ensure adequate room is available for septic services would no longer be necessary for a site that is connected to public services. Staff has drafted proposed amendments that would create a two - tiered system of regulations deepening on whether or not a lot has sewer service available. The most significant changes that are proposed are to decrease the minimum lot area and maximum coverage requirements and to further eliminate the septic area regulations for sewered lots. Property The proposed site is located immediately north of 39 "' Street in the Village Planning Information: Area between the Lake Elmo Avenue and the unimproved Layton Avenue North right - of -way. The Zoning Map Amendment as proposed would change the zoning designation of Lots 1, 2, and 3, Block 2 of Brookman 3`d Addition; however, once the City and /or School District decide on a preferred location for the ECFC facility, the actual land to be rezoned may be reduced to accommodate only that portion that will be used by the School District. There are currently no structures located on the affected property, but all of the subject parcels have frontage on 39a' Street and do have access to public water services in the street. A portion of the eastern-most lot (Lot 3, Block 2) is covered by a fairly dense wooded, within which previous studies have identified six significant oak trees. The school district does not intend to impact the wooded area, and would be siting the proposed facility somewhere to the west of this grove of trees. Since the City and School District are still in the negotiation process concerning the purchase /lease of the property, no drawings have been prepared showing how the site might be developed. If the City approves the proposed Zoning Amendments and should the City and District agree to construct a facility in Lake Elmo, the next major step would be the submission of a site plan for review by the City in accordance with Section 151.070 of the City Code. Applicable Section 11.01 Definitions Codes: Contains all of the definitions used throughout the City Code, and in particular, many of the uses that are listed within each Zoning District. Section 154.020 Amendments Outlines the process and requirements for requesting an amendment to the Zoning Ordinance. Of particular interest, please reads: "Conformance with Comprehensive Plan. any rezoning or other permit provided for in this Administrator, the Planning Commission, or Cot proposed development conforms substantially to standards of the Comprehensive Plan." Section 154.051 GB — General Business note Subsection (J) which In granting or recommending chapter, the Zoning mcil shall find that the the policies, goals, and Outlines the general requirements for the GB General Business Zoning District. Section 154.060 VR -GB — Village Residential General Business Holding District Describes the general requirements for the VR -GB holding district. & General Site Overview Site Data: Lot Sizes: 5.01 acres, 5.01 acres, and 3.73 acres Existing Uses: Vacant — Leased for Agricultural Activity Existing Zoning: VR -GB Village Residential General Business Holding District Future Land Use: VR -MU /MD — Mixed Use /Medium Density Property Identification Numbers (PID): 13- 029 -21 -22 -0012; 13- 029 -21 -22 -0013; 13- 029 -21 -22 -0014 Amendment Review: Comp Plan As part of its review of any zoning map or text amendment, the Planning Commission Analysis: must consider the Comprehensive Plan as part of its decision making process. The Zoning Ordinance specifically notes this as follows: "In granting or recommending any rezoning or other permit provided for in this chapter, the Zoning Administrator, the Planning Commission, or Council shall find that the proposed development conforms substantially to the policies, goals, and standards of the Comprehensive Plan ". One of the challenges in dealing with new proposals in the Village area at this time is that the 2005 Comprehensive Plan does not correlate precisely with the Village Master Plan and other goals that that City Council has established for the Village. The Planning Commission's work plan for this year includes updating the Comprehensive Plan to further refine the City's ultimate plans for the Village. In advance of these revisions being considered by the City, Staff has evaluated the proposed Zoning Map and Text Amendments within the context of the existing Comprehensive Plan. Currently, the City has guided the proposed ECFC site area as VR- MU/MD, which is a mixed use /medium density residential classification. There is a portion of the Village Area in the Comprehensive Plan that is guided for Public /Semi Public uses, but it is concentrated in an area south of State Highway 5 and west of the existing Village central core. While the ECFC facility is clearly consistent with the description of the Public /Semi Public land use category, Staff does not believe that the District's building would necessarily be incompatible with the Mixed Use designation. Should the Zoning Map Amendment be approved, Staff is further recommending that The City Council has also discussed the potential to relocate some of the Public /Semi Public uses (if not all of them) north of Highway 5 should the ECFC building be constructed. The concept of two Civic/Public areas was included as part of the Village Land Use Plan, which calls for a new Civic Square south of the current City Hall site. The other issue should be considered by the Planning Commission is the current zoning designation on this site and how it relates to the Comprehensive Plan. Even with the holding zoning designation, because the Brookman Business Park sites are already platted into 5 -acre (or less in some cases) parcels, they are presently considered buildable. Under the current Zoning regulations, a wide variety of retail, office, and service uses could be established in this area, and many of these activities would be very similar to the uses proposed by the School District. In various locations in the Comprehensive Plan and throughout the Village Master Plan, the concept of a civic /public use is identified as one of the key goals that will be included in the overall development plans for this area. While the proposed ECFC facility would be located in a different location than was anticipated with the future land use map, it would still be located in the Village and is a location that is still relatively central to the other development that will occur and the current downtown core. The current zoning, with minor modifications, can also be adjusted to allow the facility on a site that could be otherwise used for a similar building. Based on this information, and the fact that the City Council would be considering additional land purchases in this area to accommodate additional public uses, Staff is recommending that the Planning Commission adopt findings that the proposed Zoning Map Amendment conforms substantially to the policies, goals, and standards of the Comprehensive Plan. Should the proposed amendment be adopted by the City and the ECFC building be constructed on this site, Staff would strongly recommend that the civic /public areas within the Village Master Plan be reconsidered and map updated accordingly. Any public areas that are moved north of State Highway 5 would potentially free up additional land south of Highway 5 for residential or commercial development. Zoning A key part of the City's discussions with the School District would involve the Amendment extension of public sanitary sewer services to the propose building site so that the Analysis: ECFC building could hook up to these services by the spring of 2012. Because the requirements of the VR -GB district clearly state that these areas will be at such time as regional sewer service is available to the subject property, it Staff is recommending that the site be rezoned accordingly. While no districts specific to the Village Land Use Plan have been adopted by the City to date, the proposed ECFC building appears to fit fairly well within the current GB district standards with some minor modifications. As an alternative, the City could try to adopt a new zoning classification that is more directly related to the future land use map, but this process would take additional time and would extend the City's review beyond the construction schedule that has been adopted by School District. Should the Zoning Map Amendment be approved, Staff is further recommending that the GB District be amended as proposed to account for the different requiremen sewered verses unsewered development. The most significant of these changes for involve requirements that are intended to preserve more of a site as open space, which is required to accommodate drain fields and other private sewer system infrastructure, but is otherwise not necessary for sites connected to public services. Given the City's investment in infrastructure that will be necessary to serve the business sites in the Village and statement in the Comprehensive Plan that call for more compact, walkable development, the current zoning regulations encourage development that is not very dense and much more consistent with a rural development area. Although the GB District does include some design standards for new or expanded buildings, these standards do not necessarily correlate with the design aesthetic sought as part of the Village Master Plan. Staff believes that this discussion can take place at the time of a site plan review for the proposed ECFC facility, and in initial discussions with the School District, they have been provided with the Village Master Plan. Conclusion: Based on the report and analysis provided above, Staff is recommending that the Planning Commission recommend approval of the following actions: • Adopting a zoning map amendment to change the zoning designation of Lots 11 2, and 3, Block 2 of Brookman 3`d Addition from VR -GB to GB. • Amending Section 11.01 of the City Code to add a definition for Community Services. • Amending Section 154.051 (GB — General Business District) to add new requirements that are specific to parcels that have access to public sanitary sewer services. Additional The Washington County Public Works Department has provided comments regarding Information: the proposed zoning amendments in a letter to the City dated March 3, 2011. The County notes its concerns regarding traffic levels in this letter, and is specifically recommending that a Traffic Impact Study be prepared to address specific issues. Staff would recommend that, should this project move forward, traffic issues be addressed as part of the City's site plan review. The County's comments will be given to the School District for consideration as these plans are prepared. Recommendation: Staff is recommending that the Planning Commission recommend approval of a zoning map amendment to change the zoning designation of Lots 1, 2, and 3, Block 2 of Brookman 3rd Addition from VR -GB Village Residential General Business Holding District to GB — General Business District. .,. Commission Options: Staff is further recommending that the Planning Commission recommend approval of zoning text amendments to the City Code to add a new definition to Section 11.01 for "Community Services" and to amend Section 154.051 (GB — General Business District) to add new requirements that are specific to parcels that have access to public sanitary sewer services. Findings to support this recommendation are proposed as follows: 1) The Lake Elmo Comprehensive Plan, which includes a Future Land Use Map for the Village Area, identifies that a portion of the of the Village Area will be devoted to Civic, Public, and Semi - Public uses. 2) The proposed rezoning would facilitate the establishment of an Early Childhood Family Center (ECFC) in a central location within the Village Planning Area. 3) The proposed ECFC is currently zoned in a manner that would allow the construction of office, service, and retail uses that are not generally consistent with the intent and objectives of the Village Master Plan. 4) The proposed amendments to the GB — General Business District would allow a more dense and compact style of development within this portion of City's sewer service area that is more consistent with the type of development identified in the Comprehensive Plan and Village Master Plan. The Planning Commission should consider the following options: A) Recommend approval of the Zoning Map and Text Amendments, and developing appropriate findings of fact to support this action. B) Table taking action on the Zoning Text and/or Map Amendments in order to request additional information regarding the proposed changes. C) Recommend denial of the Zoning Text and Map Amendments with findings of fact as developed by the Commission during the meeting. cc: Ray Queerer, Stillwater School District #834 Proposed Zoning Text Amendments Section 11.01 Definitions and Section 154.051 GB — General Business District � § 11.01 DEFINITIONS Community SerNTices — Establishments of a public. nonprofit. or charitable nature uenerallyproviding a local service to people of the community. Generally thev provide the service on the site or haee employees at the site on a regular basis The service is ongoing not lust for special events. Community centers or facilities may incorporate membership provisions, and are oven to the general public to Join at any time (for instance. any senior citizen could ioin a senior center) The use may also provide special counseling, education. or training of a public non -profit or charitable nature. Accessory uses may include offices meeting areas food preparation areas, parking, health and therapv areas day rare uses and athletic facilities. Examples include libraries. museums. senior centers. community centers. social service facilities.early childhood learniml. facilities and other special educational services. § 154.051 GB — GENERAL BUSINESS. (A) Permitted uses and structures. (1) The following service /office uses: General Business - Service /Office Accounting Advertising (Sign fabrication not permitted use) Alterations Apparel Cleaning Pick -up Stations Apparel Repair and Alterations Architectural Art Gallery Auditing Bakeries (With production of bakery goods limited to retail sales) Barber Services Beauty Shops Bookkeeping General Business - Service /Office Business and Management Consultant Offices Business Associations Cafes and Restaurants - Drive -up window (Menu boards and intercom systems prohibited; Adequate vehicle stacking must be provided) Cafes and Restaurants (Limited to full table service operations) Charitable Chiropractic Civic, Social and Fraternal Association Offices and Halls Collection and Adjustment Services Credit Reporting (Consumer and Mercantile) Dental Detective and Protective Agencies Duplication Educational Employment Agencies Engineering Finance Galleries Governmental Offices Insurance Investment Labor Unions Legal Libraries Mailing Medical General Business - Service /Office Medical Services The compounding, dispensing or retail sale of drugs, prescription items, patient or proprietary medicine, sick room supplies, prosthetic devices or items relating to any of the foregoing when conducted in the building occupied primarily by medical, dental, osteopathic, chiropractic or optometric offices. Optometric Osteopathic Photo Gallery Professional Membership Organizations Real Estate Religious Scientific Research (Excluding laboratory facilities) Shore Repair Stenographic Service Welfare Offices (Am. Ord. 97 -170, passed 5 -2 -2006) (2) The following retail uses: General Business - Retail Antiques and Secondhand Merchandise Apparel and Related Accessories Automobile Repair and Services Automobiles and Automobile Accessories Bicycles Books Building Supplies Cameras and Photographic Supplies General Business - Retail Cigars and Cigarettes Drugs and Proprietary Items Electrical Supplies Flowers and Floral Accessories Food and Grocery Products Furniture Gifts, Novelties and Souvenirs Glass Heating Equipment Home Furnishings and Related Equipment Jewelry Liquors Marine Craft and Accessories Newspapers and Magazines Nursery and Garden Supplies Optical Goods Paint Pets Plumbing Equipment Sporting Goods Stationery Wallpaper (3) The following repair /service uses: General Business - Repair /Service Clock Repair Electrical Repair and Supplies General Business - Repair /Service Equipment — Rental and Leasing Food Catering Furniture Repair Heating Household Appliances Jewelry Repair Landscaping Plumbing Radio Reupholstery Television Watch Repair (4) The following office uses (excluding equipment storage): General Business - Of Air Conditioning Contractor Building Construction Contractor Carpentry Contractor Decorating Contractor Heating Contractor Masonry Contractor Painting Contractor Plastering Contractor Plumbing Contractor Roofing Contractor Sheet Metal Contractor Stone Work Contractor General Business - Office Tile Setting Contractor Wallpaper Contractor Water Well Drilling Contractor Wood Flooring Contractor General Business — Other Community Services (5) Uses permitted by conditional use permit. General Business - Conditional Use Bed and Breakfast Facility 15 Beds Maximum Boarding Care Facility 15 Residents Maximum Day Care Centers 40 Children Maximum Family Entertainment Centers Fitness Studio Maximum floor area not to exceed 5,000 square feet Kennels Nursing Care Facility 15 Residents Maximum Open Sales Lots Manufacturing Any industrial manufacturing operation in existence within the city at the effective date of this chapter, including manufacture of wood products and plastic products, may continue the use as a conforming use without a conditional use permit. Nothing in this provision shall otherwise be construed to require the city to authorize any manufacturing use in the General Business Zone after the effective date of this chapter. Therapeutic Massage Veterinary Clinics (Am. Ord. 97 -20, passed 10 -21 -1997; Am. Ord. 97 -86, passed 10 -2 -2001; Am. Ord. 97- 88, passed 10 -2 -2001; Am. Ord. 97 -138, passed 9 -7 -2004) (6) General requirements. (a) All storage, services, repair or processing shall be conducted wholly within an enclosed building or behind opaque fence or wall not less than 6 feet high, except the outdoor display of merchandise; (b) Incineration of waste matter shall be conducted in approved equipment located within the building wherein the permitted use is conducted; (c) Where a proposed GB development abuts on RR, R -1, R -2, R -3, R -4, or RE district other than at a public street line, buffer provision shall be established. There shall be provided a protective strip of not less than 35 feet in width. The protective strip shall not be used for parking, off- street loading or storage and shall be landscaped. The protective strip must be approved by the Council as being in harmony with the residential neighborhood and providing sufficient screening of the commercial area; (d) Lots that arc not planned for connection to a public sanitar sewer acstem: (l d) All such lots must have at least 1 acre of land suitable for septic drainfields and area sufficient for 2 separate and distinct drainfield sites. Placement of the second required drainfield between the trenches of the first drainfield is prohibited; and (2) Must meet all requirements of � k 51.002 through 51.008. (e)Nhist meet all requiremetits .t' c c 5 1.002 th fa .t, c 1.008. (B) Accessory uses. Uses which are clearly incidental and subordinate to the allowed uses. (Am. Ord. 97 -38, passed 11 -17 -1998) (C) Minimum district requirements. General Business Lot Size 1 -1/2 acres (except as required by Interstate Corridor Overlay District, §§ 150.230 - 150.238) 20.000 for lots that have access to public sanitary sewer Services Lot Width 150 Feet Minimum Building Setback from property lines: (Also see § 154.082) Front: 10 Feet Minimum Side (Interior): 20 Feet Minimum Side (Corner): 50 Feet Minimum Rear: 50 Feet Minimum Building Height (Also see § 154.083) 35 Feet Maximum Maximum area to be covered by buildings, parking lots, driveways and other hard surfaces: Lot Size Covered Area Up to 4 acres 45% of lot size Larger than 4 acres to 8 acres 35% of lot size Larger than 8 acres 25% of lot size All lots connected to public sanitan 2 ?'!0 of lot size sewer sell ice Lot Configuration Maximum lot depth to width dimension ratio shall be no more than 3:1 Off - Street Parking: (Also See §§ 154.095 and 154.096) Eating and Drinking Places One space for every 2 seats and 1 space for every 2 employees on the average maximum shift Automobile Service Stations Three spaces for each enclosed bay plus 1 space for each day shift employee plus a minimum of 2 spaces for service vehicles and 1 additional space for each service vehicle over 2 in number Retail Stores or Centers Eleven spaces for the first 1,000 square feet of gross floor area or fraction of floor area: 8 spaces for each 1,000 square feet of gross floor area in excess of 1,000 square feet, but not exceeding 15,000 square feet; 6 spaces for each 1,000 square feet of gross floor area in excess of 15,000 square feet of gross floor area exceeding 30,000 square feet. Motels and Hotels One space for each unit plus 1 space for each employee on any 1 shift. Medical and Dental Clinics Four spaces for each doctor or dentist, plus 1 space for every employee or 1 for each 150 square feet of gross floor area, whichever requirement is greater. Conitiluniti' Scri'ices 1 Space per 500 square feet of Bross floor area: or parking equal to ?0 percent of' the capaeitr ofpersons. vahieheyer is erecter: or as otherwise deter mined hr Directoi of Planning haled on parking study. Other Commercial Uses (excluding One space for each 200 square feet of gross floor area. wholesale) Maximum Width of Driveways See § 93_26 Signage See §§ 151.115 through 151.124 Septic Drainage Regulation (Also see §§ For all lots that are not connected to public sanitart sexccr 51.002 through 51.008) l service: All newly subdivided lots shall have a minimum of 20,000 square feet of land dedicated for septic system use and suitable for that use. This land may comprise up to 2 separate areas, each of which is contiguous to the 1.25 -acre building site or contained within it, and each of which contains at least 10,000 contiguous square feet. Placement of the second required drainfield between the trenches of the first drainfield is prohibited. (1997 Code, § 300.07 Subd. 4.H) (D) Performance standards. (1) Purpose and intent. (a) It is the purpose and intent of the city, by the adoption of the performance standards of this division, to ensure commercial buildings constructed within the city are of a high quality of exterior appearance, consistent with the terms of Non - Residential Development Policy #5 of the 2000 -2020 Lake Elmo Comprehensive Plan. It is the finding of the city that a limited selection of primary exterior surfacing materials meets this standard of quality. (b) It is the further finding of the city that several specific exterior surfacing materials are appropriate, and of sufficient quality, to be utilized only as accent materials in varying percentages. The variations of percentage of specific accent materials relates to a finding by the city as to the relative quality and rural character of those respective accent materials. (2) Architectural and site plan submittals. New building proposals shall include architectural and site plans prepared by registered architect and shall show the following as a minimum: (a) Elevations of all sides of the buildings; (b) Type and color of exterior building materials; (c) Typical general floor plans; (d) Dimensions of all structures; and (e) Location of trash containers, heating, cooling and ventilation equipment and systems. (3) Applicability — structure additions and renovation. (a) Additions to existing structures resulting in an increase of gross floor area of the structure of less than 100 %; and /or installation of replacement exterior surfacing of any portion of an existing structure shall be exempt from the standards of this division where it is found that the new or replacement exterior surfacing proposed is identical to that of the existing structure. (b) Where additions to an existing structure result in an increase in the gross floor area of the existing structure of 100% or greater, the entire structure (existing structure and structure addition) shall be subject to the standards of this division. (4) Performance standards — primary exterior surfacing. (a) The primary exterior surfacing of structures shall be limited to natural brick, stone, or glass. Artificial or thin veneer brick or stone less than nominal 4 inches thick shall not qualify as complying with this performance standard. (b) Primary exterior surface shall be defined as not less than 70% of the sum of the area of all exterior walls of a structure nominally perpendicular to the ground. All parapet or mansard surfaces extending above the ceiling height of the structure shall be considered exterior surface for the purposes of this division. Windows and glass doors shall be considered a primary surface, but the sum area of this glass shall be deducted from the wall area for purposes of the 70% primary/30% accent formulas of this chapter. Doors of any type of material, except glass, shall not be considered a primary exterior surface. (c) Each wall of the structure shall be calculated separately and, individually comply with the 70/30 formula. (5) Performance standard — exterior surfacing accents. Not more than 30% of the exterior wall surfacing, as defined by division (D)(4) above, maybe of the following listed accent materials, but no single accent material, except natural wood, may comprise more than 20% of the total of all accent materials; and, no combustible materials shall be used: (a) Cedar, redwood, wood siding; (b) Cement fiber board; (c) Standing seam metal; (d) Architectural metal; (e) Stucco; (f) Poured in place concrete (excluding "tilt -up" panels); (g) Architectural metal panels; and (Am. Ord. 97 -175, passed 6 -20 -2006) (h) Porcelain or ceramic tile. (6) Performance standard — accessory structures. All accessory structures shall comply with the exterior surfacing requirements specified by this division (D). (7) Performance standard— HVAC units and exterior appurtenances. All exterior equipment, HVAC and trash /recycling and dock areas shall be screened from view of the public with the primary exterior materials used on the principal structure. (8) Performance standard— visible roofing materials. Any roofing materials that are visible from ground level shall be standing seam metal, fire- treated cedar shakes, ceramic tile, clay tile, concrete or slate. Roofs used for vegetatiN e plantings fbr storm xa ater mana2cment ptlrpOSCS ( grcen roofs) shall be exempt from this standard. (9) Applicability — new construction. The standards of this division shall be applicable to all structures and buildings constructed in the city, on and after the effective date of this chapter. The performance standards of this division shall not be in any manner minimized by subsequent planned unit development plans or agreement. (Am. Ord. 97 -108, passed 5 -7 -2002; Am. Ord. 97 -192, passed 6 -19 -2007) Comprehensive Plan - Village Area - a Potential ECFC Location ATER t-A,a i - _. I� rte; r � -=� QY j l� PRELIMINARY VILLAGE AREA FUTURE LAND USE Lake Elmo Comprehensive Plan 2005 - 2030 ®7 UmNeNonoi Lkbitiry WP�k;. n"731,I0OF created By TKDA f ,J z o 2 mm t= �- Ftcl Legend Land Use VR•HD VR-muwc VR -LD VR -GB VR -P5 N (CG I _ STN !�N£5 43'1', aZ: 4979 Zoning Map Village Area ❑ o _ 4 $ ■7714 STN 079 ~ - ,- �-• ' r r 49, -94e f i 16231 18X F! 453E 11'7? h L r3 4 44' = 1837 .'2 }_ I9'6 tiv n 16si, ° *IA 44TH TH ]&3i Vii _ atgl y) r 11 42CI 11 k: 'i 3SVl 1 1r 1 - r1 1 i�^ - 56YIt �i IEt,°1 r•r�� 3, 'dT .1'E c .rye �`• low ,O:tiG L� d11e f�rT ti\�� �1 I W r 4 Ili -0.40 1:11::1 Potential 4 f` ECFC Z �6 LociatlOn � c �I~" . n PE-11 HII 64 d32A 3li7 70240 � e36C —AYi39 9 yam, w�� � azei Iqm a yq —� �. �.•— 7�" I Y' i f"'S ??6[ �'%�. ]200 F I �_ IFS F7 N ❑I�� �y��� -�^y. G3T • `'� 1 f 11U Y -'' �' 1124; 1234 6 : X781 1r , I - -JI{ 0 r 1 1i •'4111 . \ V 127 727 J = 'T'Ci I titid' S,GB -1 J7 �Yi ] 678Y'N 1 Jt 2971 n G8 205 '11T —z "?1Fr'i3; �31'a 1 iax 29 CIF I o 23131 r - •5 r, 2875 �At' X GI,A 21EII o We •r!x a. .. ,x1427@4 r � ,211th t CT3T 2726 2715 2IY+,y R I C2B% r 26w 2'815 2975 1: hm 29TH ET N .i " S �' 2466 C- CU VJ co N MEN 17� 7 1, 2-� a* lk MEN BRUCE A.FOLZ a ASSOCIATES LAND SuRVEYlNG STILLWATER, MINNESCTA OWNERS CERTTFI!;'LST.E KNOW ALL MEN BY THESE PRESENTS: That Calvin J. Brookman and Ruth Brockman, husband and wife, and Donald P, Raleigh and Snow 11 Raleigh, husband and wife, Fee owners of the following described property situated in Washington County, Minnesota: That part of the Northwest Quarter of Section 13, Township 29 North, Range 21 West, described as follows: Beginning at the northwest Corner of said Northwest Quarter; thence South 00 degrees 58 mirutes 21 seconds East, assumed bearing, along the west line of said Northwest Quarter a d15Lance of 870.50 feet to the northwest corner of the tract described in Document No- 362507, as recorded and 0n file in the office of the County Recorda r, Washington County, Minnesota; thence North 89 degrees 01 minutes 39 seconds East along the north line of said tract 430..00 feet to the west line of Lot 1, Block 2, BROOKMAN ADDITION, according to the plat on file in said office of the County Recorder; thence North 00 degrees 58 minutes 21 Seconds west along said west line 309.18 feet to the northwest corner of said Lot 1; thence north 88 degrees 32 minutes 13 seconds East along the north line of said Lot 1 a distance of 349.30 feet; thence North 01 degrees 27 minutes 47 seconds West along the west line of said BROOKMAN ADDITION 80.06 feet; thence North 68 degrees 32 minutes 13 seconds East along the north line of said BROCKMAN ADDITION and along the north line of BROCKMAN 2ND ADDITION 610.00 feet; thence easterly along said north line of BROCKMAN 2ND ADDITION and along a tangential curve concave to the north, having a radius of 460.00 feet and a cantral angle of 27 degrees 33 minutes 48 seconds a distance of 221,29 feet; thence North 60 degrees 59 minutes 25 seconds East along tangent and along said north line 206.67 feet; thence easterly and southeasterly along Salo north line and along a tangential curve concave to the south, having a radius of 340.00 feet and a Central angle of S2 degrees 26 minutes 09 seconds a distance of 489.18 feet; thence South 36 degrees 35 minutes 25 seconds East along the northeasterly line of said BROCKMAN 2ND ADDITION 213.00 feet to the canter line of old concrete pavement of Trunk Highway 212 (now Trunk Highway 5); thence North 53 degrees 24 minutes 34 seconds East along said center line 358.91 feet to the east line of said Northwest Quarter; thence North 00 degrees 46 minutes 00 seconds West along Said east line 96.16 feet to the northwesterly right -of -way line of said Trunk Highway 212; thence South 53 degrees 24 minutes 34 seconds West along said northwesterly right -of -way line 43.15 feet to the west line of the East 35.00 feet Of said Northwest Quarter; thence North 00 degrees 48 minutes CG seconds West along said west line 339.30 feet to the north line of said Northwest Quarter; thence South 88 degrees 32 minutes 13 seconds West aieng said north line of the Northwest Quarter a distance of 2601.81 feet to the point of beginning, contain I ng 31.83 acres, more or less. Have caused the same to be surveyed, platted and known as BROOKMAN 3RD ADDITION and do hereby dedicate and donate to the public for public use forever, the street, avenues and boulevard and also dedicate the easements as shown on thi5 plat for highway, drainage and /or utility purposes only, In witness whereof said Calvin J. Brockman and Ruth Brookman, husband and wife, and Donald T, Raleigh and Showell Raleigh, husband and wife,have he reonto set their hands and seal this :''L day of ..r _ 198%- / By , Calvin J. Brockman Ruth Brookman I Donald T. Raleigh Showell Raleigh STATB OF MINNESOTA 1 COUNTY OF _ n ) The foregoing instrument was acknowledged before me this day or -.F r. .r_ -�, 1988 by Calvin J. Brockman and Ruth Brookman, husband and wife, and Donald T, Raleigh and Snowel+ Raleigh, husband and wife, r My commission expires Notary Public, ,i r County, Minnesota ' S U R V E Y O R S C E R T 1 F T C A T E I, Bruce A, Fo1Z, hereby certify that I have surveyed and platted the property described in the dedication of this plat as BROOKMA14 3RD ADDITION; that this plat is a correct representation of said survey; that all distances are Correctly shown in feet and hundredths of a foot on the plat; that all monuments have been correctly placed in the ground as shown; that the outside boundary lines are Correctly designated on the plat; and that there are no wetlands, easements or public highways to be designated on said plat other than as Shown thereon. Bruce A. Pulp - Minnesota Registered Land Surveyor - Registration No. 9232 STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) The foregoing certificate, by Bruce A. Folz, Registered Land Surveyor, was acknowledged before me, a Notary Public, this f_ -, P. day of . B i "l ( , 198 � . My Commission Expires Notary Public, Hennepin County, Minnesota CITY OF LAKE ELMO COPY COUNTY R Pursuant to i:hapter R2n, laws of M, An ta, 1971, thip Plat has beP„ aP.prnvad this ... y day nF 1 qe -. wa.shingrnn rnunt.y SLrrvPyor CITY OF LAKE HMO Approved by t.hP City nn,:nr11 of the Pity 0 lake Fimn, Mtnnetora, }his _ day of The prnviA' its of Minn p. An 3ta #.ut,es., Se tinn fn "'n', subp. 2 i +ova c— at isfled. S, geed AtthiSt Mayrr Clark Rpvlawad by the laity cf lake Elmo Planning Commission, this _ ,fay of S1gnad - ! Signed �;h.5+ rman 1;P —Atnry r, T Y A T F2 Nr OPI -q ,rent taxPS anti transfer entered this T " flay of BY L SY Washington Cnunry A,,diinr n nuty 14R_, 1qA [: [7UNTY TREASURER Carrrppt t.a xa.s df,. and payable for the yper have heen na ^d rhlA day of SqA t 9Y - RY - WaGii,ngtnn County 7raa5,lrer nP;)07.y COUNTY REQ(DE30.EF3 F1nr.ymanr Number I her"y certify thit 1rAtr,lmpn# was f iled in the office of the rn,rnr,v RprnYdar °nr rernrd nn this day of 1qA_, ar n'rinrk _ ,M.; and wa= rernrded in waahingrnn {`nuns+ ReRernrtlG, By washingtnn Cnunr.y RPrnrd- lv Daft+rt.y SHEET 10F 2 SHEETS CE A. FOLZ 81 ASSO( LAND SURVEYING STILLWATER, MINNESOTA ITS sE /+ 11 ) C I.-, - WASHINGTON COUNTY C.I.M. AT THE NW COX, SEC. 13, 729N, R21W r -� --- ------- -- -�-� 1 - - -- - - -- -- 5.00 o- i50-o0 NORTH 41 IE OF THE NW 1/4 GEC 13�� "y I "Al AND I rA i ml I UTILITY EASEMENT I 1 I I I°a ml JI Im l l I I Im 0 iv pq �U T- 0CK 2 ;w LOCK 2 218,242 SO. FT t WEST LINE 13ROCKMAN ADDITION g - ___ 778.98-•- v -9 8001 "." sae °al'3w 1 In NORTH 41 IE OF THE NW 1/4 GEC 13�� "y F, Itl O ml yyam�,, o 'J� I°a ml JI Im I I Im 0 iv = �U 1Q 0CK 2 ;w LOCK 3 1 e� I I3 w 04 I" ^ nr LOT I W� o I K I�� w 162,469 S0. FT. • I km ry a I 1 oIm f I , U J VI , -4 zl I° 3 4 I w I 1 I I I 1 1 #� JRAINAGE AND l 1 UTILITY EA9EMENT� ICI Ntl `N� F u° 3m I I I w s J L, 222, 219 SO. FT.3 qe' 1 1 4 �6 ° 287,181 S0. FT, t r Tmi bG0°1°N'3o 2 218,242 SO. FT t WEST LINE 13ROCKMAN ADDITION g - ___ 778.98-•- v G� I �Y ip I 1 I \l WASHINGTON COUlYTY C I M. AT THE W 3/4 COR SEC. 13, T29N, R21W VICINITY MAP SEC.13, T29N, R2IW 9J a n N L I I wl I NE V4 N IEY I 1 I� SWI /4 SE V4 q �m Imo zogo lie Z IN FEET -9 8001 "." sae °al'3w 1 In NORTH 41 IE OF THE NW 1/4 GEC 13�� "y F, NORTH LFNE TRACT DESCRIBED 0 IN DOCVMENTNO 162607 pN u ui I I I I GE AND J I Y EASEMENT 1 I I I S = z I BLOCK i 0CK 2 ;w LOCK 3 1 e� I I3 w 04 I" ^ nr LOT I W� o I K 116,Bfi9 SO. FT. i km ry I 3� 1 °a oIm f I , U J VI , -4 zl I° 3 4 I I DRAINAGE AND o I UTILITY EASEMENT I I"a -S 2 I I I I 1 1 1-.- PI0 Ntl 1 1 F _ 3m G� I �Y ip I 1 I \l WASHINGTON COUlYTY C I M. AT THE W 3/4 COR SEC. 13, T29N, R21W VICINITY MAP SEC.13, T29N, R2IW 9J a n N L I I wl I NE V4 N IEY I 1 I� SWI /4 SE V4 q �m Imo zogo lie Z IN FEET -9 _________ "." sae °al'3w 1 In NORTH 41 IE OF THE NW 1/4 GEC 13�� "y F, NORTH LFNE TRACT DESCRIBED 0 IN DOCVMENTNO 162607 • �? I I I I G� I �Y ip I 1 I \l WASHINGTON COUlYTY C I M. AT THE W 3/4 COR SEC. 13, T29N, R21W VICINITY MAP SEC.13, T29N, R2IW 9J a n N L I I wl I NE V4 N IEY I 1 I� SWI /4 SE V4 q �m Imo zogo lie Z IN FEET - - -N B8 °32` 2636.81 --- N88 °32' 13 "E P. 00 260181 i------------ i I I I 1 I l �l I 10 NIO 10 I I I 1 CITY OF LAKE ELMO COPY MARK a o_ _________ " - _ __ _ �___ NORTH 41 IE OF THE NW 1/4 GEC 13�� "y — 51859'4 _____________; -'Z 1 I I I S I z B 0CK 2 ;w LOCK 3 I I Ib-+1 I 04 Im W� o I K ,I I to ry � t i` •,+ I �,1 I+ h I M oIm f I , U J VI , I zl I° 3 4 I I j 2,B,2A2 SQ. FT. t I I 1 I 1 1 1-.- PI0 1 1 F - - -N B8 °32` 2636.81 --- N88 °32' 13 "E P. 00 260181 i------------ i I I I 1 I l �l I 10 NIO 10 I I I 1 CITY OF LAKE ELMO COPY MARK a _________ " - _ __ _ �___ "y — 51859'4 _____________; ,1- 1 I 1 1 � I 3`t LOCK 3 Ib-+1 04 Im W� o I K � of to wwrs I M 4�-1 zl I 10� Toy I 1 1 1-.- PI0 IMO I I I I I n G t i 222, 219 SO. FT.3 qe' 1 1 4 �6 ° 287,181 S0. FT, t bG0°1°N'3o 1 C, V 1 56 1.4 L'43r3;47000 _��t°` c� L�___________ -__- PA - 60.00 „v2 NORTHEASTERLY 4INE R ZTo33lA6 I / \ ERODKMAN 2ND AD01TiON R_50000 l "'zQA -2 c•z3E.zaT -J ` dI.�A _l !-- �.. _ - --- — �_.� / \ " ' S -+ 11 e ' -•4 ° �NBB 032'13 "E / I * I �� NORTH LINE NORTH LINE F;;" OROOKMAN 2ND AOUITION ERDCKMAN ADDITION I f_ I_ I {' f_1 I_` t , I• ; ✓.'.r i�-. ; 1•} NORTH 1111 LOT I. DLaGx Z. _- DROOKMANA001T10N ix �.. I C_ I _S_ I`.I I NU l 11'I11A• 'y n AN�12�2ryi4 IT 1 -� 'I•� ° tsei� JY+ � P ta^�d• ,'Y�J• Y s\ TV 4 J 4 ''Y, �y i' I ♦ \� V n �\ J CENTERLINE OF FINAL .� AS DESCRIBED O FINAL CERTIFICATE RECD E N BOOK 246 OF DEEDS EDEON HDo- S? I 6 11b o: s w 4o v I�O mm 1nQ 4 �N N �°a i T -REAR LOT LINE -SIDE LOT LINE WASHINGTON CIM AT THE SECL3,T2911, o I 1 LSTREET VIN€ DRAINAGE AND UTILITY EASEMENT DRAINAGE AND U[81TY EASEMENT'S ARE SHOWN THUS: EENG 30 FEET IN WIDTH AND ADJOINING STREET LINES. AND WIG to FEET IN WIDTH AND ADJONING SIDE ANO REAR LOT LINES, UNLESS OTRERWI5E SWWN REARING NOTE ORIENTATION OF THIS BEARING SYSTEM 15 THE WASHINGTON COUNTY COORDINATE SYSTEM, SOUTH ZONE O DENOTES IRON PIPE MONUMENT MARKEO WITH A PLASTIC CAP INSCREED'R L S 9232',, UNLESS OTHERWISE SHOWN DISTANCES SHOWN TO FEET 110, 30, ETCI ARE EXACT EXTRINSIC VALUES 0 190CALE � 'FEET 490 0 30 BD 20 SCALE IN METERS I jII II =1 Q� W ih I 0 z N I 'r a Jr'IGG 1 G v G JEI r_ c_ S J Wa Sh 1* n ton. County March 3, 2011 Kyle Klatt Planning Director City of Lake Elmo 3800 Laverne Avenue North Lake Elmo, MN 55082 PROPOSED ZONING MAP AMENDMENT Lot 1, 2, and 3 Brookman 3rd Addition Early Childhood Education Center Dear Mr. Klatt Public Works Department Donald J. Theisen, P.E. Director /County Engineer Wayne H. Sandberg, P.E. Deputy DirectorfAssistant County Engineer Washington County has been notified of a Zoning Map Amendment to change the zoning district designation of Lots 1,2, and 3, Block 3 of the Brookman 3rd Addition. The properties are located north of the intersection of Laverne Avenue North and 39to Street and adjacent to County State Aid Highway (CSAH) 17 in Lake Elmo. CR 17 is the section of roadway from Trunk Highway (TH) 5 to (TH) 36 and is currently, classified as an A Minor Expander roadway with a future functional classification as an A Minor Connector roadway. The roadway currently has an Average Daily Traffic (ADT) of 2950 vehicles per day (vpd) near the proposed amended zoning location. 20 year traffic forecasts, developed as part of the County's 2030 Comprehensive Plan Update, show that traffic is expected to increase to 8200 vpd. In addition, because CSAH 17 serves connector roadway, access spacing is critical to allow for efficient movement of traffic. The following are our preliminary comments based on the hearing notice provided: a, We recommend that the applicant amend the Traffic Impact Study (TIS) that was prepared for the Greeley Street (UFE site) in the City of Stillwater. Specific items should include: i. All access to the site will be from 39'" Street. ii. Peak hour traffic volumes of the proposed uses and its impacts to CSAH 17 and TH 5. iii. Identification of any necessary improvements to CSAH 17 based on the proposed uses. iv. Any drop -off locations should he identified on a site plan with the identification of storage for car drop -off during peak hours of the proposed uses. v. Examination of future access to properties to the north, specially, an extension of Laverne Avenue North or identification of access to the site at Laverne Avenue North/39" Street. 11660 Myeron Road North, Stillwater, Minnesota 55082 -9573 Phone: 651 - 430 -4300 - Fax: 651 - 430 -4350 - TTY: 651 -430 -6246 www.co.washington.mn.us Equal Employment Opportunity ! Affirmative Action Without the completion of an amended TIS or site plan, we cannot provide detailed, specific comments about what alternatives will er won't be needed. Thank you for the opportunity to comment on this. Please call me at 651 - 430 -4362 or e-mail me at Ann. pung- terwedo @co.washington.mn.us if you have questions or comments. Sincerely, (' 6 C1 Ann Pung- Terwedc Senior Planner `Q_ V`ec: -sue c: Ted Schoenecker, Transportation Planning Manager Wayne Sandberg, Deputy Director, Assistant County Engineer R" Plat Re.,e,%s'i'lat Revim- Lakcetuiaearlycl ildhoo it -3 -?DI I Planning Commission Date: 3/7/11 Business Item Item: 5a ITEM: Discussion of Allowing a Park and Ride Use along the Interstate 94 corridor REQUESTED BY: Planning Department SUBMITTED BY: Kelli Matzek, City Planner REVIEWED BY: Kyle Klatt, Director of Planning Bruce Messelt, City Administrator SUMMARY AND ACTION REQUESTED: Earlier this year, the City Council reviewed and approved the 2011 Planning Commission Work Plan. At the time it was reviewed, the Council added as a high priority item the consideration of allowing a Park and Ride use within the City of Lake Elmo. The Planning Commission is being asked to consider the idea of allowing a Park and Ride along the 1 -94 corridor; to consider possible sites which would be a good fit for a Park and Ride; and to consider whether the use, should the commission find it appropriate, be allowed as a permitted, conditionally permitted, or an interim use. An application has not been received, nor is a specific project being discussed at this time. Given the accessibility to 1 -94 and the current vacant status of the properties, staff would suggest consideration be given to that land north of 1 -94 and south of Hudson Boulevard located at the intersections of 1 -94 and Manning Avenue or 1 -94 and Keats Avenue. The land at the intersection of 1 -94 and Manning Avenue is approximately 6 acres in size. The acreage at the 1 -94 and Keats Avenue intersection is closer to 6.9 acres. The properties are currently zoned HD- RR -LB. A map is attached to identify the properties being suggested for discussion, though the commission may also choose to suggest alternative properties for consideration. ADDITIONAL INFORMATION Attached is the Metropolitan Council 2030 Park -and -Ride Plan that identifies site selection information and criteria as well as the long -range plan for future improvements. As is shown on page 67 of the attached plan, the 1 -94 E corridor is identified for development as LRT /BuswayBRT /Commuter Rail. However, the plan does not further explore this particular corridor. Because of this, the Gateway Corridor Commission has initiated a Transit Alternatives Analysis Study for further exploring the options as further described below. Planning staff recently attended an open house regarding a Transit Alternatives Analysis Study to evaluate options of mass transit from Minneapolis, MN to Eau Claire, WI. The study will assess transit needs in the corridor, evaluate transit alternatives and recommend a Locally Preferred Alternative (LPA). A handout provided at the open house states that the "Park and ride demand is forcasted to double by 2030 (sic)." The handout is attached to this report. RECOMMENDATION: The City Council has requested that the Planning Commission consider revisions to the Zoning Ordinance and to make a recommendation to the Council on how the City could accommodate a park and ride facility along the 1 -94 Corridor. Planning Staff is recommending that the use be added as a conditional use within the HD -RR -LB district, and that a public hearing be scheduled to consider such an amendment at the next Planning Commission meeting_ Although no formal action is needed at this time, the Planning Commission is encouraged to provide any comments or direction to Staff to include in any proposed zoning amendments. ORDER OF BUSINESS: - Introduction ........................................... a .......................... .......... .......... Planning Director - Report by staff ............................... ............................... .......................Planning Director - Questions from the Commission .... ............................... Chair & Commission Members - Call for a motion .................................................... ............................... Chair Facilitates - Discussion of Commission on the motion ............. ............................... Chair Facilitates - Action by the Planning Commission .............................. Chair & Commission Members ATTACHMENTS (3): 1. Map of possible properties for Park -and -Ride use -- for discussion purposes 2. Handout from March 2, 2011 Gateway Corridor Open House 3. Excerpts from Chapters 3, 4, and 5 of the Metropolitan Council's 2030 Park -and- Ride Plan 2 0 U) 0 C n 0 3 L LL k.L �rnrn `V cu CL 4 a_ i IKKII i Initial Screening of Alternatives: The initial screening of alignment alternatives (see the maps that follow) by the Policy Advisory Committee (PAC) was based on (1) ability to improve transportation mobility, (2) consistency with transportation, land use, and economic development plans, (3) cost - effectiveness, and (4) potential impacts to the natural environment. A final recommendation on transitway alignment alternatives to be studied further in the AA will be made following receipt of public comment. AIternative I — No Build: The No Build alternative is defined as express buses operating in mixed traffic on I -94 and on highway shoulders between downtown Minneapolis and Woodbury during congested periods as they do today. Buses may only operate on highway shoulders where such use is signed and the speed of general traffic is 35 mph or less. Buses may operate at 35 mph, or 15 mph faster than general traffic. The No Build alternative includes planned, funded park and ride lots throughout the corridor. Alternative 2 — Transportation System Management (TSM): The TSM alternative is defined as express buses operating in mixed traffic on 1 -94 between downtown Minneapolis and Eau CIaire, and on high- way shoulders where such use is signed and the speed of general traffic is 35 mph or less. An alternative TSM alternative will be tested adding a managed lane ( "MnPass" Iane) during congested periods between down- town Minneapolis and downtown St. Paul. Managed traffic lanes are highway lanes that are restricted during peak periods to buses, carpoolsfvanpool and MnPass vehicles that have paid a fee to use the lane. The TSM alternative includes additional park and ride lots throughout the corridor. Alternative 3: sus Rapid Transit (BRT) -BRT (Segments 1, 2, end 3) Spot Shoulder Lanes (Segment 4) I r �itl'jr r < Segment 1 > I i r- IHenne prn`C ounIy 1 ° firm ea.:ms n. `., S1 Croix County r < Segment 3 > 4 J' r < Segment 2 `> I k. '7 Connection Between The union Depot and I -94 to be Determined`°° !, I i I i ``"• y "�ur�SO "ffi4an I 1, Ramsey S Washington Count` County f 1-" t7 I'- ,%� �.� � - Y il✓ � a - J ■ Alternative 4: Bus Rapid Transit (BRT) 0�- ,. - -- - Alternative 4A - BRT /Minnehaha Avenue (Segments 1, 2, and 3) - 61�` Alternative 4B - BRT13rd Street (Segments 1, 2, and 3) 41 = canium �. `�. St c r a i x County Spot Shoulder Lanes (Segment 4) Segment 3 > I L <Segment < Segment 1 > I� c I 1 Ramsoy T 11 y h y 1 Counly i Was hrng tan Counly rl He n n C niplcu 11 - - r. f.� I -� (1AH'A'AY C ORRIF)CR aLTERNATIi LS ANALYSIS Alternative 5: Light !:tail Transit (LRT) LRT - 1 - -94 (Segments 2, and,?) LRT - Central Corridor (Segment 1) } Spot Shoulder Lanes (Segment 4) I _I l < Segment 1 > i- -- Rarm s`ey '— Counly 1rr ]Hennepin C I ounly ° 1r F < Segment 3 > e Segment 21> lid .- i � 31 Crolx [ounIy Connection Between The Union Depot n^ r and 1 -94 to be Determined } i 411�1i `I Was hingl on County' °~ wnaw - �. r j lei � IdrB �ttS�lj�R I J Alternative 6: Light Rail Transit (LRT) Alternative 6A - LRTIMinnehaha Avenue (Segments 1, 2, and 3) Alternative 6S - LRT 13rd Street (Segments 1, 2, and 3) y Spot Shoulder Lanes (Segment 4) '� < Segment 2 > < Segment 1 > z i "` I _ I 1ff J < Segment3> 1 SL Croix .R amsey - r, Cau my ° ! „n !'n _ Washington County - -�-°y LE111111111112 I 1 I I �ro � `� r�nee�aoatl8mc Alternative 7: Commuter Rail Aliemative 7A- Ayd Mitt RoadJCP RR (Segment 1) ' y UP RR (Segments 2, 3, 4) Atemative 7B - Pierce Butler RoulefBNSF RR (Segment 1) F I tn 2=0 } l < SgmeH nepn Conty ent l > — aSegment 2> _ Ramsey County I I i 1 edm r f < Segmenl 3 > I' S) 'k-S71 1croix County W a s h ing l on Cuunly I I IaEU�IA�o l ! 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U a) �- � � (U th -C3 V En O U O U .O In L7 LL 0 J < . _ a W m m U) us cu C5 0 a �.A m c x fL Q M a U C .Q d L loo iD 00 iD CD m n Q y (.a ar tzo T s ns as u U 4 v m c x fL Q M a U C .Q d L loo iD 00 iD CD m n Planning Commission Date: 3/07/11 Item: 5 Regular ITEM: Planning Commissioner Terms — Informational Item SUBMITTED BY: Kelli Matzek, City Planner REVIEWED BY: Kyle Klatt, Planning Director Sharon Lumby, City Clerk SUMMARY AND ACTION REQUESTED: Updated Commissioner Term Chart The city code states that a Planning Commissioner's term shall last for three years and a full voting member (FVM) can serve two consecutive terms. All appointments will expire on December 31St of a given year. Below is a chart identifying the expiration of term for each commissioner and if a commissioner is eligible to reapply for a three year term. This has been updated to reflect the appointments made by the City Council in February of 2011. Commissioner Term Expires Eligible to reapply for 3 year term Saleh Van Erem (I" Term) 12/31/2011 Yes Julie Fliflet (2nd Term) 12/31/2011 No, (reappointed to 2nd term in Jan 2009; could not serve again consecutively as FVM, unless approved so by Council) Todd Williams (finishing Mike Pearson's term) 12/31 /2011 Yes, (could serve two additional full 3 -year terms) Jennifer Pelletier (151 Term) 12/31/2012 Yes Robert Van Zandt (3`d term abbreviated - approved by City Council) 12/31/2012 No, (could not serve again consecutively as a FVM, unless approved so by Council) Joan Ziertman (151 Term) 12/31/2012 Yes Thomas Bidon (1" Term) 12/31/2013 Yes Steve Britz (0 Term) 12/31/2013 Yes Greg Hall (2nd Term) 12/31/2013 No, (could not serve again consecutively as a FVM, unless approved so by Council) Nadine Obermueller (15` Alt) Kathy Haggard (2nd Alt) No action is required at this time.