HomeMy WebLinkAboutPZ Agenda Packet; 6-23-14 Part 1
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, June 23, 2014 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. June 9, 2014
4. Public Hearing
a. HUNTER’S CROSSING PRELIMINARY PLAT-RYLAND GROUP. The
Planning Commission will review an application for a Preliminary Plat for a
proposed development to include 51 single family lots located on the present site
of the Country Air Golf Facility.
b. EAGLE POINT MEDICAL CENTER – PUD DEVELOPMENT PLAN. The
Planning Commission will review an application from Davis Real Estate services
for a PUD development plan for a new medical services building to be located
within the Eagle Point Business Park, specifically on Lot 1, Block 1 of the Eagle
Point Business Park 7th Addition. The applicant is requesting that the City review
the preliminary and final development plan concurrently since the building is
being constructed on a pre-existing platted lot within the business park. PID
33.029.21.42.0014.
c. HAMMES SHORELAND VARIANCE - PID 34.029.21.13.0001. The Planning
Commission will consider an application from Hammes West, LLC for a variance
to the Shoreland Ordinance to allow a reduced riparian dedication around the
southern portion of Goose Lake in connection with an application for a
Preliminary Plat for a 163-unit single family subdivision.
5. Business Items
a. HAMMES ESTATES PRELIMINARY PLAT CONT. - PID 34.029.21.13.0001.
The Planning Commission will review updated plans to the Hammes Estates
Preliminary Plat previously reviewed by the Planning Commission at a public
hearing held on May 12, 2014.
6. Updates
2
a. City Council Updates – June 17 , 2014 meeting:
i. Wildflower at Lake Elmo PUD Concept Plan approved with additional
conditions.
ii. Wildflower at Lake Elmo Comprehensive Plan Amendment was tabled
due to lack of super majority.
b. Staff Updates
i. Upcoming Meetings:
• June 30, 2014 – Special Meeting
• July 14 , 2014
• July 28, 2014
c. Commission Concerns
7. Adjourn
City of Lake Elmo
Planning Commission Meeting
Minutes of June 9, 2014
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Dodson, Kreimer, Larson, Dorschner and
Lundgren.
COMMISSIONERS ABSENT: Morreale, Haggard and Yocum;
STAFF PRESENT: Community Development Director Klatt, City Planner Johnson and
Intern Casey Riley.
Approve Agenda:
The agenda was accepted as presented.
Approve Minutes: May 28, 2014
M/S/P: Dodson/Kreimer, move to approve the minutes as presented, Vote: 4-0, motion
carried, with Williams and Lundgren not voting.
Public Hearing: Wildflower at Lake Elmo-PUD and Concept Plan and Comprehensive Plan
Amendment
Klatt started his presentation by explaining why the applicant, Robert Engstrom
Companies, is applying for a planned development, as well as why the request includes
an amendment to the Comprehensive Plan. Klatt noted that the Planning Commission
reviewed a sketch plan of the proposed development at a meeting in April. Klatt
presented the project highlights, noting the project includes 145 single family lots on +/-
117 acres. Moving forward, Klatt explained the key changes to the plans since it was
reviewed in April. He noted that the access to Trunk Highway 5 was removed. In
addition, storm water management facilities were moved from the northeast portion of
the development to the southeast along TH 5. Klatt also noted that the applicant has
engaged several of the adjacent neighbors, who have noted concern about buffering.
Also, Klatt highlighted the specific areas that require amendments to the City’s
Comprehensive Plan.
To summarize the staff report, Klatt noted the various subjects that were included in the
review of the PUD Concept Plan, including Comprehensive Plan and Zoning
amendments, Conservation Easements, storm water management, sewer service and Lake Elmo Planning Commission Minutes; 6-9-14
2
access roads. He highlighted some key issues that relate to Conservation Easements and
identified the outlots within Fields of St. Croix II that are pertinent to the discussion.
Moving on to the request for the planned development, Klatt noted that the request for
smaller streets in targeted areas to serve as internal streets and the request for smaller
minimum lot areas led to the decision to proceed with a planned development
application. To wrap up his presentation, Klatt briefly touched on the recommended
conditions of approval. He also highlighted proposed findings of fact as they relate to
the required findings for planned developments under the City’s PUD Ordinance.
Dodson asked who owns the other outlots in Fields of St. Croix. Klatt noted that the
applicant owns some, and the Home Owners Association owns others. Dodson asked if
the City is inspecting or monitoring the areas for which they hold the conservation
easements. Klatt noted that they address concerns over conservation easements
through complaints. Dodson asked about the internal narrow streets. Klatt explained
the perspective of the City Engineer.
Kreimer asked what the distance between the proposed homes and the existing
properties in Outlot P. The applicant noted that the distance ranges from 140 feet to
180 feet.
Williams asked about the flood plain in the area to the north, specifically inquiring if
homes could be built there. Klatt noted that the area is likely flood fringe, and homes
could be built there as long as they were above the regulatory flood protection
elevation. Williams noted that the Engineer stated in his memo that the internal narrow
streets should be private, but Klatt noted that staff is recommending that they be
public. Klatt provided further background information and explained the compromise
that was reached between the applicant and the City Engineer. Williams asked about a
proposed emergency access located in the southwest cul-de-sac. Klatt noted that the
Engineer would recommend that this emergency access not be provided, as the cul-de-
sac provides sufficient emergency access. Williams asked if storm water ponds are
typically allowed in conservation easements. Klatt noted that they are allowed. To
wrap up his questions, Williams asked Klatt what the City is gaining by allowing
flexibility. Klatt noted in his opinion the City is gaining a development that is more
consistent with the vision for the Village Land Use Plan with smaller lots, greater
pedestrian facilities and a more grid-like pattern.
Bob Engstrom, Robert Engstrom Companies, presented his vision for the Wildflower at
Lake Elmo subdivision. He discussed the locations of the flood plain and noted that
many of these areas would never flood. Engstrom noted that they are committed to
bio-retention swales and other innovated storm water techniques. In addition, they are
hoping to push as much storm water north as possible to relieve the volume of drainage
that flows to Downs Lake sub-watershed. Engstrom then discussed how they came to
the vision of the shared courtyards, sharing experiences from a project they completed
in St. Paul.
Lake Elmo Planning Commission Minutes; 6-9-14
3
Jerry Mazerra, project architect, discussed the vision of the main boulevard. He noted
that the pedestrian facilities are intended to be a main highlight of the neighborhood.
The pedestrian facilities will provide circulation throughout the neighborhood, as well as
to the conservancy to the north. He also noted that the eastern cul-de-sac has been
eliminated to address some of the concerns of the adjacent neighbors.
Engstrom noted that the proposed development is intended for local custom builders as
opposed to national or regional builders. Engstrom welcomed questions from the
Planning Commission.
Dodson noted that the courtyard homes may be difficult from an architectural
standpoint. Engstrom stated that the courtyard lots would be restricted to builders who
understood the concept. Dodson then asked why Engstrom retained ownership of
Outlots O and P. Engstrom noted that he wanted to ensure that the farming tradition
would be continued effectively on these areas. He also noted that he is committed to
restoring the habitat for native birds, butterflies, bees and other pollinators.
Kreimer asked how the northwestern lots would be served by sanitary sewer. Klatt
noted that the neighborhood would be served either through the northwestern corner
of the developer’s property, through the Gonyea property, or up Lake Elmo Ave. (CSAH
17).
Larson asked about areas for creative play for kids. Engstrom noted that there would be
open areas for informal play, but not park facilities for organized team sports.
Williams asked Engstrom what the City would be gaining by allowing for flexibility with
the conservation easement and zoning requirements. Engstrom noted that they intend
to place over 60 acres into conservation easement, as well as provide a unique and
innovative development.
Public Hearing opened at 8:27 pm.
John Hodler, President of the Fields of St. Croix HOA, referenced an agreement between
the HOA and Robert Engstrom Companies related to the development. Hodler noted
that there is not development on Outlot O, and there is limited development on Outlot
P. Hodler noted that the HOA is requesting that the eastern cul-de-sac be revised and
that the Fields HOA will be a party, to the conservation easement for the outlots of the
Fields of St. Croix, thereby requiring the HOAs approval to any future changes. Hodler
highlighted one final request that all portions of the agreement would be incorporated
into the Final Developers Agreement.
Neil Krueger, 4452 Lake Elmo Ave. N., noted that his family was excited that Engstrom
Co. was involved in development in Lake Elmo. However, he noted that his family is
Lake Elmo Planning Commission Minutes; 6-9-14
4
opposed to the northwestern lots off of Lake Elmo Ave. He noted that the ridge on the
northern portion of the property should be considered a natural feature. He noted that
the ridge should have some consideration. He stated that he supports trails, but wants
greater connections to other neighborhoods. Mr. Krueger stated he supports parkways,
but feels that it is done oddly if it is only in one location.
Bob, Eischen, 11674 Stillwater Blvd. N., stated that he is an immediate neighbor to
Outlot P. He noted that during the planning process of Fields II, it was stated that the
land in Outlot P would be open space and was required to be so. They were assured
that these outlots would always remain in open space for agricultural purposed.
Eischen noted that he does not understand the legal path of how land that was placed in
conservation easement can be removed in exchange for other lands. He noted that they
moved to Lake Elmo for the agricultural character. He also commented that they know
that Engstrom will do an excellent job developing the area, but they would like
consideration for existing homeowners.
Richard Smith, 11514 Stillwater Blvd, property owners to the north, noted that buffering
is his chief concern. Smith noted that he and other adjacent property owners requested
to be removed from the Village Planning Area so they would not have development
adjacent to their properties. He is hoping for greater design or landscaping that will
address the buffering considerations.
Deb Krueger, 4452 Lake Elmo Ave., shared that she was involved in open space and
cluster developments in the past. She stated that she is pleased that the garages are in
the rear. She added that she supports the trails, especially in that they are public. In
terms of location, she would like to see that the trails connect to the east. Deb Krueger
added that she would like the view-shed of the ridge preserved with additional
plantings. She requested that plantings be considered for Lake Elmo Ave. to make it a
green corridor. She noted she would like further information on the location of the lift
station. In addition, she asked the City to consider Transfer of Development Rights and
Purchase of Development Rights (PDR) programs. Krueger noted that she would like to
support lighting restrictions to maintain dark skies. She wrapped up by stating that
Engstrom is a developer who goes above and beyond the base standard.
Williams noted that letters were submitted that were part of the public record.
Public Hearing closed at 8:48pm.
Williams noted that he is favorable to the concept, but he has a concern in principal
about changing the conservation easement. He noted that if they do it in this case, then
others could be changed as well.
Lake Elmo Planning Commission Minutes; 6-9-14
5
Dodson agreed that he is concerned about changing usage on those outlots. When the
homeowners purchase these lots, they do so with the understanding that these areas
will remain unbuildable.
Lundgren noted that changing the conservation easement is a concern, but she shared
that there may be a balance to gaining a greater amount of land in conservation
easement, as well as the excellent job that Mr. Engstrom is reported to accomplish.
Kreimer noted that he originally agreed with the position that the outlot should not be
changed, but his opinion was changed when reading the letter submitted by the Fields
of St. Croix in which they have become agreeable to the development with a certain list
of conditions.
Larson asked what implications this decision could have on other outlots or other OP
neighborhoods. Klatt noted that some conservation easements are held by the MN
Land Trust, and these easements are air tight. Easements held solely by the City are
more flexible as they are at the discretion of the City. Klatt added that in the case of
Fields of St. Croix, taking the limited amount of area of the conservation easement
would not tip the balance to now having less than 50% open space. In addition, the City
should consider what is being gained by the much larger amount for land that would be
entered into conservation easement. Larson added a follow up question related to the
Fields of St. Croix community septic system. Klatt addressed Larson’s questions in that
the limited removal of land from Outlot P would not negatively impact the community
septic system.
Dorschner stated that he first was opposed given the large number of conditions and
the idea of setting a precedent. However, if the City wants to promote these types of
developments, than we need to have some flexibility.
Williams noted that in terms of the land use trade, he is not convinced that the land in
the floodplain area could be developed, so he questions the value of the trade.
Johnson discussed trails and stated that sometimes neighbors are opposed to having
trails open to the public. Larson added follow up that other neighborhoods should
remain open minded about keeping the trails public.
Engstrom followed up on a number of issues including things they could do to minimize
the impact to adjoining neighbors.
Williams asked the Commission if they are amenable to the proposed Comp Plan
Amendment for the northwest area of lots. The Planning Commission noted that they
are amenable to this amendment.
Lake Elmo Planning Commission Minutes; 6-9-14
6
Dorschner noted that he is concerned about the narrow streets from a maintenance
standpoint and would like to hear from Public Works. Klatt explained that staff looked at
it at the sketch plan and did not seem concerned.
Williams asked about the issue of Outlot P. Dodson noted that the tradeoff is
acceptable to him, as the 17 additional lots help make the project economically viable.
Klatt noted that any updates to the plans should be reflected in the Preliminary Plans,
and he asked if the Planning Commission understood the request of the Fields of St.
Croix Homeowners Association. The representatives of Fields of St. Croix and Mr.
Engstrom explained the agreed upon arrangement. Klatt further clarified that the City
would likely own the outlots that had storm water management facilities.
Dodson asked what the working relationship would have to be between these three
parties. Klatt noted that each party is in a position of decision making, similar to the
arrangement of having the MN Land Trust act as a third party.
Williams suggested reviewing the conditions of approval.
Klatt clarified that there are revisions south of the Smith property and that the circle by
outlot P has been changed due to the property owners complaints and concerns. The
Planning Commission discussed the concerns of Richard Smith. Williams asked how to
best refer to the requested changes to the Concept Plan presented.
Condition #15 will be that Fields of St. Croix will be added as a party to all conservation
easements in the document dated 2/28/2000 in the Fields of St. Croix neighborhood.
Condition #16 will be that the plan will be revised to make the changes and adjustments
as discussed previously related to the buffering around the smith property and removal
of the roundabout near the Eischen property.
Klatt asked for clarification regarding the configuration of the roadway. Engstrom and
Co. presented their case and the representatives of the Fields HOA presented their case.
Dorschner noted that it seems as if the Developer is working with the neighbors and the
Commission likes the developers plan.
M/S/P: Larson/Dorschner, move to recommend approval of the PUD concept plan of
Wildflower at Lake Elmo with the 16 conditions of approval as determined by staff and
Planning Commission, Vote: 6-0, motion carried unanimously.
M/S/P: Larson/Dodson, move to recommend approval of amendments to the Village
Land Use Plan subject to Met Council approval, Vote: 6-0, motion carried unanimously.
Business Item: Zoning Text Amendment – Exterior Storage Ordinance Update
Lake Elmo Planning Commission Minutes; 6-9-14
7
Johnson presented an overview of a proposed amendment to the City’s exterior storage
requirements. Johnson noted that the ordinance represents a continuation of the
ongoing process to update the Zoning Ordinance.
Johnson noted that one of the major discussion points from the ordinance concerns the
ability of residential property owners to store large trailers and other items on their
property. One member of the community has spoken to staff about adding controls to
restrict the parking of larger trailers and personal property in rear yards.
Staff has conducted research on how other cities regulate the storage of boats, trailers
and other equipment and found that some of these cities do allow some additional
flexibility to store larger equipment on driveways and front yards. Staff is seeking
direction from the Planning Commission on any additional provisions to include in the
proposed ordinance and for authorization to proceed with a public hearing on the
proposed ordinance.
Williams suggested that Staff look at the Oakdale, Woodbury and Stillwater ordinances.
Dodson asked for any examples of requirements for neighbor notification or permits in
other cities. Planning Intern Riley stated that some cities do require permits for certain
types of storage.
The Commission generally discussed the various scenarios that might arise concerning
the storage of private property and the implications of the proposed ordinance
regulations.
Dodson asked for further clarification concerning the requirements for screening.
Business Item: Zoning Text Amendment – Screening Ordinance Update
Johnson presented an overview of proposed updates to the provisions of the Zoning
Ordinance pertaining to the screening of private property.
Williams noted that the ordinance may not adequately address the quality of screening
materials, and especially fences. Johnson noted that the fence ordinance does include
some provisions related to maintenance and upkeep of fences in disrepair.
Johnson stated that the next step will be to conduct a public hearing on both the
exterior storage and screening ordinances drafted and with some modifications based
on ongoing research being conducted by staff. Johnson also noted that staff will be
bringing forward recommendations on other related amendments to clean up the
ordinance and avoid potential duplication in other sections of the City code. Johnson
stated that exterior storage would stay in section 150, while screening would be in the
zoning section 154.
Lake Elmo Planning Commission Minutes; 6-9-14
8
Updates and Concerns
Council Updates – June 3, 2014 Meeting
1. Perfecting Comp Plan Amendment passed (Vote: 5-0)
2. Shoreland Amendment Ordinance passed (Vote: 5-0)
3. Garage Ordinance passed (Vote: 5-0)
Staff Updates
1. Upcoming Meetings
a. June 23, 2014
b. June 30, 2014 – Special Meeting Requested
c. July 14, 2014
2. Planning Commissioners Journal – “What Planners Do”
3. Klatt shared that Commissioner Yocum has elected to step down.
Commission Concerns –
Williams shared that if a Commissioner is not able to attend, please notify staff.
Meeting adjourned at 10:12pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 6-9-14
PLANNING COMMISSION
DATE: 6/23/14
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2014-23
ITEM: Hunter’s Crossing – Preliminary Plat
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
Jim Sachs, Public Works – Water
Greg Malmquist, Fire Chief
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Preliminary Plat request from the Ryland
Group for a 51 unit single-family residential development to be located on 23.1 acres immediately
east of Lake Elmo Avenue and approximately ¼ mile north of Interstate 94. The proposed
development site is located within the City’s I-94 corridor planning area, and as such, is guided for
public sewer and water services. Staff is recommending approval of the request subject to
compliance with conditions as listed this report.
GENERAL INFORMATION
Applicant: The Ryland Group (Tracey Rust), 7599 Anagram Drive, Eden Prairie, MN
Property Owner: Nathan Landucci, 132 20th Street Court North, Stillwater, MN
Location: Part of Section 36 in Lake Elmo, north of I-94, east of Lake Elmo Avenue, and
south of the Cimarron Golf Course property. South of 404 Lake Elmo Avenue
North. PID Number 36.029.21.32.0008
Request: Application for preliminary plat approval of a 51 unit residential subdivision to
be named Hunter’s Crossing
Existing Land Use and Zoning: Golf driving range and instruction and practice facility,
including small nine-hole practice course. Current Zoning: RT
– Rural Transitional Zoning District; Proposed Zoning: LDR
Surrounding Land Use and Zoning: North – vacant land and Cimarron Manufactured Home Park;
East – Trans-City industrial building; West – The Forest
residential subdivision; South – currently vacant/agricultural but
future site of proposed Air Lake Development business park;
also two existing home sites located adjacent to development
along Lake Elmo Avenue
Comprehensive Plan: Urban Low Density Residential (2.5 – 4 units per acre)
PUBLIC HEARING ITEM 4a – ACTION ITEM
2
History: Sketch Plan review by Planning Commission on 9/23/13. The site has historically
been used for a golf driving range and practice facility. The City approved a
Conditional Use Permit for the driving range in 1990, and this permit, which is still
active, has been amended at least twice since this date. At some point in the past, the
home in the extreme northwestern portion of the site (and outside the area to be
platted) was split off from the larger parcel. Staff did not find any information in the
City’s land use files for the site that would impact the proposed subdivision.
Deadline for Action: Application Complete – 5/2/14
60 Day Deadline – 7/2/14
Extension Letter Mailed – No
120 Day Deadline – 9/2/14
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (LDR)
§150.270 Storm Water, Erosion, and Sediment Control
REQUEST DETAILS
The City of Lake Elmo has received a request from the Ryland Group for a preliminary plat for
Hunter’s Crossing, which would facilitate the subdivision of 23.1 acres of land located within the I-
94 Corridor planning area into 51 single-family residential housing sites. The City previously
reviewed a sketch plan for the property in the fall of 2013, and at the same time approved a
Comprehensive Plan Amendment for the parcel that changed the future land use designation from
MDR – Medium Density Residential to LDR – Low Density Residential. The applicant has since
submitted a request for a preliminary plat for the subdivision with relatively minor revisions from the
lot layout proposed in the sketch plan.
The parcel to be subdivided is currently owned by Nathan Landucci, and is currently occupied by the
Country Air Golf Practice Facility in the 300 block of Lake Elmo Avenue. The site is 23.1 acres in
size and located north of the Hudson Boulevard intersection with Lake Elmo Avenue and
immediately across from the Forest residential subdivision. The golf facility is presently accessed
via an entrance driveway across from 3rd Street Place North, and is occupied by two buildings
associated with the business and a small, paved parking area. As would be expected for a driving
range, there is not a lot of tree cover on the site, although the practice course is populated by a few
moderately-sized trees and there are larger trees around the western and southerly perimeter of the
parcel. Another notable site feature is a wetland near the western border of the property.
Two existing lots with single-family homes adjacent to Hunter’s Crossing are depicted in the exiting
conditions maps provided by the applicant, but are excluded from the preliminary plat. These sites
are still guided for MDR – Medium Density Residential land use, however, and could be further
subdivided at some point in the future. Because these properties may be redeveloped, Staff has asked
that the proposed subdivision provide for future access to these parcels internal to the subdivision in
order to avoid new or expanded access on to Lake Elmo Avenue. These access points are platted as
Outlots A and D in the proposed subdivision.
The proposed 51 lots within Hunter’s Crossing will all be accessed via a new extension of the 5th
Street minor collector parkway. The attached construction plans for 5th Street have been developed
to comply with the City’s design specifications for this roadway, and are consistent with the final
design recently approved for the Savona project. Ryland has submitted a formal petition requesting
PUBLIC HEARING ITEM 4a – ACTION ITEM
3
that the road be constructed as a public improvement project; however, if this petition is not moved
forward the applicant will be responsible to construct the road as part of the subdivision
improvements since another full access to Lake Elmo Avenue is not a possibility. All lots within the
subdivision will have frontage on a looping road internal to the plat, with two small cul-de-sacs
located on the eastern portion of the site. The entrance into the subdivision from 5th Street is planned
as a divided roadway with a larger right-of-way and median planting area. The applicant is asking to
use the exiting driveway to provide temporary access to the site until the portion of 5th Street needed
for permanent access is completed.
Consistent with the City’s specifications for the 5th Street roadway segment, the applicant has
provided for a 100-foot wide right-of-way, which will provide sufficient room for the construction of
a parkway with turning lanes, 10-foot bituminous trail, sidewalk, trees, lighting, and other design
elements as planned by the City.
In order to manage storm water runoff from the site and to comply with City and watershed district
requirements, the applicant will be constructing a larger storm water retention facility in over Outlots
B and C in the eastern portion of the site. Since a portion of the storm water runoff is coming
directly from 5th street, which straddles the property line between Ryland’s site and the property to
the north, additional ponding is planned to occur on this northern property. Staff is asking that the
applicant provide written authorization from the northern property owner to allow these ponds as a
condition of approval. The applicant has indicated that this authorization is forthcoming, and noted
that this ponding will be necessary to build 5th Street in the planned location. The watershed district
will also need to review and approve the applicant’s proposal to eliminate the existing wetland to
provide room for storm water management.
Other details of the plan include the construction of an eight-foot multi-purpose trail in the eastern
portion of the site that will connect into the planned sidewalk system along the internal streets. There
is no specific parkland that will otherwise be dedicated with the plat as per the recommendation of
the Parks Commission. The attached tree preservation plan documents the trees to be removed from
the site to allow for the proposed grading activity, and the applicant has provided a replacement plan
that is compliant with the City’s tree preservation and protection ordinance. Staff has not yet
requested a review of the plan by the City’s landscape architecture consultant, and is recommending
that this review be completed as a condition of plat approval. Staff is also recommending that
additional replacement trees be planted along the exception parcels in the western side of the
development to provide a more effective buffer between the existing homes and the new
development.
The preliminary plat has been developed in response to the City’s recently adopted Comprehensive
Plan, which identifies all of the applicant’s property for urban low density residential development.
The plat incorporates 51 single family lots, most of which are designed with widths of 70 to 80 feet.
In working to the address the relatively small space available for construction and the varied
topography of the site, the applicant is proposing a well-balanced mix of walk-out, look-out, and full
basement lots that takes advantage of existing grades and site circumstances.
Public sanitary sewer service is presently available on the site, which was constructed as part of the
Village trunk line project completed late last year. Water is not yet to the site, but was recently
ordered for construction by the City Council as a 2014 project. Obviously, this line will need to
reach the site before the subdivision can connect to the City’s trunk water line along Lake Elmo
Avenue.
PUBLIC HEARING ITEM 4a – ACTION ITEM
4
PLANNING AND ZONING ISSUES
The Hunter’s Crossing site is guided for urban low density development in the City’s Comprehensive
Plan, and the appropriate zoning for the site will be LDR – Low Density Residential. The actual
rezoning of the property is a necessary step prior to development of this site that will need to be
completed prior to approval of the final plat. The overall subdivision plan has therefore been
prepared in order to comply with the district standards for the LDR districts in terms of lot size, lot
widths, building setbacks, and other design criteria.
The arrangement of lots and blocks follows a very general grid pattern within the subdivision. Given
the site characteristics and the adjacent land uses (which are all different than single family), the
applicant has had to design the site as an isolated island that is impractical to connect to adjacent
properties, while also designing around the existing home sites that could be redeveloped and
connect to the subdivision’s street system. All streets have been designed to comply with the City’s
current street standards, which exceed the minimum levels required by the Subdivision Ordinance.
Sidewalks and trails are planned throughout the subdivision, and Staff is recommending that
sidewalks be installed on at least one side of all streets. The proposed plans provide for sidewalks
consistent with the Staff recommendation. In addition to the internal trails and sidewalks that are
proposed by the developer, the City has asked that the 5th Street Corridor adhere to the City’s
standards for a 10-foot bituminous trail on one side of the road and a six-foot sidewalk on the
opposite side. The proposed plans conform to this request as well.
A preliminary site plan is included as part of the application materials, and each lot as depicted in the
plans includes a description of the lot size, dimensions, and all required setbacks. All of the lots meet
the City’s minimum area requirement of 8,000 for single-family lots in a LDR district, with the
smallest lot proposed at 8,941 square feet. The site plans further illustrate that throughout the single-
family area the lots will average 11,094 square feet, which exceeds the minimum requirements by a
fairly wide margin.
The following is a general summary of the subdivision design elements that have proposed as part of
the Hunter’s Crossing preliminary plat and plans:
Zoning and Site Information:
• Existing Zoning: RT – Rural Transitional
• Proposed Zoning: LDR – Low Density Residential
• Total Site Area: 23.1 acres
• Total Residential Units: 51
• Proposed Density (Net): 2.5 units per acre
• REC Units from Comp Plan: 58 (based on a gross calculation)
Proposed Lot Dimensional Standards:
• Min. Lot Width: 72 ft.
• Lot Depth: 122 ft. (128 ft. typical)
• Lot Area: 8,000 sq. ft. (8,941 min.)
• Front Yard Setback: 25 ft.
PUBLIC HEARING ITEM 4a – ACTION ITEM
5
• Side Yard Setback: 10 ft. living space; 5 ft. garage
• Rear Yard Setback: 20 ft.
Proposed Street Standards:
• ROW Width – Local 60 ft. (per Subdivision Ordinance)
• ROW Width – Minor Collector 100 feet
• Street Widths – Local: 28 ft.(per City standard)
• Street Width – Minor Collector Varies – parkway design proposed
The standards listed above are all in compliance with the applicable requirements from the City’s
zoning and subdivision regulations. Based on Staff’s review of the preliminary plat, the applicant
has demonstrated compliance with all applicable code requirements at the level of detail that is
required for a preliminary plat.
As with any new subdivision the City Code requires that a portion of the plat be set aside for public
park use. In this case, the applicant is proposing to provide a trail corridor along the eastern portion
of the plat over Outlot C, but will not otherwise be dedicating land specifically for a public park. It
has been Staff’s recommendation with other recent subdivisions that the City only accept the trail
corridors as part of the park land dedication requirements if the developer constructs the planned trail
over these areas in conjunction with other required infrastructure improvements. As a general policy,
Staff is recommending that the City consider accepting smaller land dedications in exchange for a
more robust and connected trail system that will provide access to the City’s numerous parks
(including the regional park preserve).
The Subdivision Ordinance requires 10% of the land in urban residential districts to be set aside as
open space, which in this case totals 2.8 acres. The trail corridor is roughly 1,100 feet in length,
which would translate to about 0.75 acres of equivalent land dedication. Using these assumptions,
the developer will need to provide a cash payment in lieu of a land dedication for 2.05 acres of land.
This payment would be placed in the City’s park land fund, and could be used to acquire new park
land or trail corridors or for the improvement of existing park areas.
REVIEW AND ANALYSIS
City Staff has reviewed the proposed preliminary plat, and has forwarded the plans to appropriate
reviewing agencies in advance of the Planning Commission meeting. In general, the proposed plat
will meet all applicable City requirements for approval, and any deficiencies or additional work that
is needed is noted as part of the review record. The City has received a detailed list of comments
from the City Engineer and the Washington County concerning the proposed subdivision, in addition
to general comments from the Valley Branch Watershed District, Building Official, and the Fire
Chief which are incorporated into the comments listed below.
In addition to the general comments that have been provided in the preceding sections of this report,
Staff would like the Planning Commission to consider the issues and comments related to the
following discussion areas as well:
• Comprehensive Plan. The proposed subdivision is consistent with the Lake Elmo
Comprehensive Plan for this area and with the densities that were approved as part of this
plan (as recently amended). The net densities for the development fall within the low end of
the range allowed for the urban low density, and the requested number of 2.5 units per acre
has been determined using the City’s new definition for new density. Furthermore, the
PUBLIC HEARING ITEM 4a – ACTION ITEM
6
overall number of REC units planned matches the overall numbers that were used for
projecting the unit counts in this area. Other aspects of the Comprehensive Plan relate to the
Hunter’s Crossing subdivision as follows:
o Transportation. The City’s transportation plan calls for the construction of a minor
collector road that will connect the eastern and western portions of the I-94 Corridor.
Staff views this road as a critical piece of the transportation infrastructure that is
needed to serve the densities that have been planned for this area. Ryland has
incorporated the right-of-way at the width necessary to construct the minor collector
as part of its preliminary plat, and has included the portion of 5th Street that follows
its northern property line with the proposed improvements for Hunter’s Crossing.
The developer will need to determine how to build this road if the City does not move
forward with a public improvement project for this portion of 5th Street.
o Parks. The City’s park plan identifies proposed locations for neighborhood parks
based on the anticipated population that should be served by each park. This
subdivision is located at the periphery of a park search area for the area east of Lake
Elmo Avenue. During its review of the sketch plan for this subdivision, the Park
Commission did not recommend the dedication of land within the subdivision for a
new park, and directed the applicant to provide trail connections where feasible.
Staff anticipates that a larger park that could be designed in conjunction with the
School District near Oakland Junior High would better serve existing and future
residents in this portion of the City.
o Water. Water is planned for this area via a public improvement project to install
water along Lake Elmo Avenue later this year. The final construction plans will need
to abide by the recommendations of the City Engineer concerning the extension of
water service through this site to service other adjacent sites. In particular, the
property to the south may be better served via a connection to the line going into
Hunter’s Crossing.
o Sanitary Sewer. The developer will be required to connect to the gravity sewer main
that has been installed under the 5th Street right-of-way. The utility plans provided by
the applicant document this connection.
o Phasing. The Savona subdivision is located within the Stage 2 phasing area for the I-
94 Corridor. The City’s Comprehensive Plan allows the City to consider accelerating
development stages when adequate public services are available. In this case, the
sewer and water projects meet this threshold.
• Zoning. The proposed zoning for the Hunter’s Crossing site is LDR – Low Density
Residential and the subdivision has been designed to comply with all applicable requirements
of this zoning district.
• Subdivision Requirements. The City’s Subdivision Ordinance includes a fairly lengthy list
of standards that must be met by all new subdivisions, and include requirements for blocks,
lots, easements, erosion and sediment control, drainage systems, monuments, sanitary sewer
and water facilities, streets, and other aspects of the plans. The majority of these
PUBLIC HEARING ITEM 4a – ACTION ITEM
7
requirements have been addressed as part of the City Engineer’s comments (which are
detailed in the Engineer’s comment letter) or have been reviewed as part of Staff’s ongoing
communications with the applicant regarding the project.
• Infrastructure. The developer will be required to construct all streets, sewer, water, storm
water ponds, and other infrastructure necessary to serve the development.
• Landscaping. The applicant has provided a landscape plan for the development that is
intended to comply with the City’s requirements for number, size and spacing of trees along
the public streets. This plan should be reviewed by the City’s consulting landscape architect
prior to the submission of a final plat. Staff is recommending that some additional trees be
planted to help mitigate the existing screening that will be removed around the exception
parcels on the western portion of the subdivision.
• Tree Preservation and Protection. The City recently adopted a tree preservation and
protection ordinance, and the applicant has prepared a tree inventory and tree preservation
plan for the site. Overall, there are 2,106 caliper inches of trees on the subject property, and
of this amount, 1,677 inches will be removed for the subdivision. This means the developer
will need to mitigate for 1,046 caliper inches (the amount that exceeds the allowed 30%
removal) in accordance with the ordinance replacement schedule. The species and mix of
plantings should be also be reviewed by the City’s consulting landscape architect.
• Green Belt/Buffer/Screening. There are no planned green belts or buffers on or around the
site under consideration. One of the sketch plan comments from Staff was that the applicant
should provide additional details concerning the buffering to be provided along the southern
property line. The attached plans provide for some additional plantings near this property
line, and the applicant states in the attached materials that the subdivision has been designed
to help minimize conflicts with adjacent uses.
• Streets and Transportation. The proposed street system has been designed to comply with
all applicable subdivision requirements and City engineering standards. Staff is
recommending that the developer be allowed to use a temporary access to the site at the
present driveway location, but that this access be eliminated once the 5th Street collector road
has been constructed. Staff is also recommending that no more that half of the proposed
homes (up to 25) be allowed to be built until the 5th Street connection is made.
o County Comments. Comments from Washington County, which focus on needed
improvements to Lake Elmo Avenue (CSAH 17) to serve the development are
included in an attached letter from the County’s Senior Planner. Staff is
recommending that compliance with the County’s comments be added as a condition
of approval for the plat.
• Street Names. Staff has forwarded its recommendation for street names to Ryland, and these
names should be included on the final plat documents.
• Adjacent Parcels. All of the property to the east and to the south is ether presently used for
industrial activity or is guided for business park development. The City recently approved a
concept plan for a 385,000 square foot warehousing and light industrial development
PUBLIC HEARING ITEM 4a – ACTION ITEM
8
immediately to the south of Hunter’s Crossing. With the fairly significant storm water pond
system and proposed landscaping to the south, the proposed homes should be well buffered
from adjacent incompatible activities. The medium density residential property to the north
and the existing rural development to the west are (or will be) separated from the proposed
subdivision by a significant roadway.
• City Engineer Review. The City Engineer has provided the Planning Department with a
detailed comment letter as a summary of his preliminary plat review. Staff has incorporated
the more significant issues identified by the Engineer as part of the recommended conditions
of approval, and has also included a general condition that all issues identified by the City
Engineer must be addressed by the applicant prior to approval of a final plat for any portion
of Hunter’s Crossing.
• Watershed District. The project area lies within the Valley Branch Watershed District and
the developer will need to secure permits from the watershed district in order to proceed with
the development as planned. One of the recommended conditions of approval is that the
applicant receive plan approval from the watershed district prior to submission of a final plat
for Hunter’s Crossing.
• Storm Water Management. As noted on the City Engineer’s report the proposed
development eliminates an existing wetland in order to provide room for the proposed storm
water ponding system. This action will need to be permitted by the Valley Branch Watershed
District. Additionally, the Engineer has pointed out that the proposed storm water plan
includes the use of iron filters that will also require approval from the watershed district in
order to construct on the site in the place of a traditional infiltration system.
• Fire Department Review. The Fire Chief has reviewed the plat and has requested that any
cul-de-sacs (including those with islands) be designed to allow for the efficient turning
movement of larger fire vehicles. He has also asked that the spacing of fire hydrants comply
with the City’s requirements. The City Engineer will be taking these comments into
consideration during its review of future construction plans for this subdivision.
• Washington County Review. County Staff has reviewed the Savona plat and provided
specific comments to the City in a letter dated June 17, 2014. The most significant of the
County’s concerns is that the applicant will need to make improvements to the County road
system in order to provide the necessary access to Savona. As a condition of approval, Staff
has noted that the applicant will be responsible for including all improvements to TH17 as
required by the County as part of the construction plans for the development. In addition, the
County has noted that the required right-of-way dedication for Lake Elmo Avenue should be
92 feet as opposed to the 90 feet shown.
Based on the above Staff report and analysis, Staff is recommending approval of the preliminary plat
with several conditions intended to address the outstanding issues noted above and to further clarify
the City’s expectations in order for the developer to move forward with a final plat. The
recommended conditions are as follows:
Recommended Conditions of Approval:
1) Within six months of preliminary plat approval, the applicant shall complete the following: a)
the applicant shall provide adequate title evidence satisfactory to the City Attorney; and b)
PUBLIC HEARING ITEM 4a – ACTION ITEM
9
the applicant shall pay all fees associated with the preliminary plat. The above conditions
shall be met prior to the City accepting an application for final plat and prior to the
commencement of any grading activity on the site.
2) The landscape plan and tree preservation plan shall be reviewed and approved by an
independent forester or landscape architect in advance of the approval of a final plat and final
construction plans.
3) The final landscape plan shall incorporate additional planting where feasible adjacent to the
shared property lines with the parcels at 404 and 275 Lake Elmo Avenue North.
4) The applicant shall be responsible for updating the final construction plans to include the
construction of all improvements within the Lake Elmo Avenue (CSAH 17) right-of-way as
required by Washington County and further described in the review letter received from the
County dated June 17, 2014. The required improvements shall include, but not be limited to
the construction of a northbound right turn lane and southbound center turn lane.
5) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
6) The applicant shall enter into a maintenance agreement with the City that clarifies the
individuals or entities responsible for any landscaping installed in areas outside of land
dedicated as public park and open space on the final plat.
7) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the
fair market value for the amount of land that is required to be dedicated for such purposes in
the City’s Subdivision Ordinance less the amount of land that is accepted for park purposes
by the City. Any cash payment in lieu of land dedication shall be paid by the applicant prior
to the release of the final plat for recording.
8) Any land under which public trails are located will be accepted as park land provided the
developer constructs said trails as part of the public improvements for the subdivision.
9) The temporary access to Lake Elmo Avenue must be eliminated when access to 5th Street is
provided. The City will not issue building permits for more than 25 lots within Hunter’s
Crossing until such time that the temporary access is closed.
10) The applicant must enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and plan approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat, and said
plan shall document extent of any proposed grading on the site.
11) All required modifications to the plans as requested by the City Engineer in a review letter
dated May 23, 2014 shall be incorporated into the plans prior to consideration of a final plat.
PUBLIC HEARING ITEM 4a – ACTION ITEM
10
12) The applicant is encouraged to preserve or re-use as many trees as possible that are currently
located on the property and to incorporate these trees as part of the landscape plan for the
subdivision.
13) The applicant shall provide written consent from the adjacent property owner to the north
agreeing to the grading and storm sewer work depicted on this property.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Hunter’s Crossing preliminary plat:
• That the Hunter’s Crossing preliminary plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
• That the Hunter’s Crossing preliminary plat complies with the City’s Urban Low Density
Residential zoning districts.
• That the Hunter’s Crossing preliminary plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances.
• That the Hunter’s Crossing preliminary plat complies with the City’s subdivision ordinance.
• That the Hunter’s Crossing preliminary plat is consistent with the City’s engineering
standards provided the plans are updated to address the City Engineer’s comments
documented in a letter dater May 23, 2014.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Hunter’s Crossing
preliminary plat with the 13 conditions of approval as listed in the Staff report. Suggested motion:
“Move to recommend approval of the Hunter’s Crossing preliminary plat with the 13 conditions of
approval as drafted by Staff”
ATTACHMENTS:
1. Application Forms (3)
2. Application Narrative and Information
3. Legal Description
4. Tree Inventory
5. Review Comments:
a. City Engineer
b. Washington County
6. Location Map (Landucci Property)
7. Preliminary Plat and Plans (20 sheets)
PUBLIC HEARING ITEM 4a – ACTION ITEM
11
a. Cover Sheet
b. Existing Conditions
c. Preliminary Plat
d. Preliminary Site Plan
e. Preliminary Utility Plan
f. Preliminary Grading and Drainage Plan
g. Erosion Control Plan
h. Preliminary Street Plan
i. Details
j. Landscape Plan
k. Tree Preservation Plan
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 4a – ACTION ITEM
“
”
“
”
“
”
“”“”“”
x x
℄℄℄
x x x x x x
PLANNING COMMISSION
DATE: 6/23/14
AGENDA ITEM: 4B – PUBLIC HEARING
CASE # 2014-34
ITEM: Eagle Point Medial Preliminary and Final PUD Development Plans
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
Jim Sachs, Public Works/Water
Greg Malmquist, Fire Chief
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a request from Davis Real Estate Services, 222
South 9th Street, #3255, Minneapolis, MN for approval of preliminary and final Planned Unit
Development plans associated with a 28,500 square foot, two story, multi-tenant medical building to
be located within the Eagle Point Business Park. Because the site under consideration has previously
been platted as a buildable lot, Staff is recommending that the City process its review of the
preliminary and final development plans simultaneously.
GENERAL INFORMATION
Applicant: Davis Real Estate Services, 222 South 9th Street, #3255, Minneapolis, MN
Property Owners: United Land, LLC, 3600 American Boulevard West, Suite 750, Bloomington,
MN (Bill Katter)
Location: Lot 1, Block 1 of Eagle Point Business Park 7th Addition (Section 33). PID
Number 33.029.21.42.0014
Request: Planned Unit Development Preliminary and Final Development Plans
Existing Land Use: Platted but vacant parcel within Eagle Point Business Park
Existing Zoning: BP – Business Park
Surrounding Land Use: Business Park Office Buildings, City-County Credit Union
Surrounding Zoning: BP – Business Park
Comprehensive Plan: Business Park
Proposed Zoning: No Change
History: The preliminary development plans for the Eagle Point Business Park were approved
in 1999 by the City of Lake Elmo. The 7th Addition was platted in 2006 which
allowed for the development of two lots near the intersection of Eagle Point
Boulevard and Inwood Avenue and created a larger outlot on which Intermediate
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
2
School District 916 has proposed to build a new school facility. The subject parcel is
one of two buildable lots platted as part of the 7th Addition.
Deadline for Action: Application Complete – 6/5/14
60 Day Deadline – 8/5/14
Extension Letter Mailed – No
120 Day Deadline – 10/5/14
Applicable Regulations: 154.051 – BP Business Park Zoning District
154.800 – Planned Unit Development (PUD) Regulations
City of Lake Elmo Design Standards Manual
REQUEST DETAILS
The City of Lake Elmo has received a request from Davis Real Estate Services. 222 South 9th Street,
#3255, Minneapolis, MN for approval of preliminary and final Planned Unit Development plans
associated with a 28,5000 square foot, two story, multi-tenant medical building to be located within
the Eagle Point Business Park. The proposed building will be located on Lot 1, Block 1 of the Eagle
Point Business Park 7th Addition, which was part of a subdivision approved in 2006 that created two
buildable lots within the park. At the time of this platting, United Properties brought forward plans
for Lot 2 on what is not the Eagle Point III Office Center, but did not provide any specific building
plans for Lot 1.
Eagle Point Business Park was approved as a Planned Unit Development (PUD) in the early 2000’s,
and the City approved a concept plan and preliminary development plan for the entire site at this
time. This approval included the adoption of development standards and regulations for the entire
park, and all subsequent building is expected to conform to these standards. In terms of new building
requests, the City has been requiring applicants to submit an updated preliminary plat and
preliminary plans for each site, which is then followed by consideration of a final plat and plans. In
this case, a preliminary plat has already been approved for the applicant’s site; and all road access,
easements, utilities, and other infrastructure necessary to serve the site have been installed. Because
these previous planning steps have already been completed, Staff is recommending that the applicant
be allowed to proceed with a simultaneous approval of both preliminary and final development plans.
The City’s review has therefore considered all submitted plans from the perspective of a final plan
request.
A more detailed description of the proposed use, including a site development summary, has been
provided by the applicant and is included as an attachment to this report. The primary tenant of the
building will be a neurological center, which will occupy the entire first floor, and will include
additional space for other medical users on the second floor. The building will be located on the
northern portion of the site near the intersection of Eagle Point Boulevard and Inwood Avenue
(CSAH 13), with the southern portion of the property being used for parking. The plan includes 166
parking spaces, which exceeds the minimum standards for both the business park and the City’s
zoning regulations.
The attached plans provided by the applicant include a landscape plan, existing conditions survey,
general site plan, grading, drainage and erosion control plan, utility plan, photometric (lighting) plan
in addition to architectural drawings. Because the public and private infrastructure necessary to serve
the proposed building is already in place, the project will not include the construction of any new
public utilities on or off of the site. All required utilities are already stubbed to the site, and all
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
3
utilities shown on the plan, including the proposed storm water management facilities, will be
private.
BACKGROUND
The Eagle Point Business Park was initially conceived as part of the City’s 1992 Comprehensive
Plan update in 1992, and the official Business Park zoning for this area was adopted in 1997. Over
the next three years, United Properties submitted applications for a general concept plan for a
business park, a general development stage plan, and a final plat and final plans for what is now
called the Eagle Point Business Park. Overall, the business park occupies approximately 120 acres in
the extreme southwestern portion of Lake Elmo both north and south of Hudson Boulevard. Since
approving the overall plans for the park, the City has been reviewing final development plans for
each of the buildings/phases that have been constructed since then.
As noted above, the parcel on which the proposed medical building will be located was included as
part of a final plat for the Eagle Point 7th Addition. This final plat created two buildable lots close to
the entrance into the business park from Inwood Avenue in addition to an outlot (Outlot A) that was
planned for development in the future.
PLANNING AND ZONING ISSUES
Although the lots within the Eagle Point 7th Addition were platted in conformance with existing
regulations, the City has since adopted updated ordinances or other requirements under which the
proposed project will need to demonstrate compliance. These updated requirements include the
following:
• BP – Business Park Zoning District. The City revised the BP zoning district in conjunction
with other zoning updates related to the planned sewered service areas. The updated
ordinance does not include any substantial revisions to the previous standards.
• Design Guidelines and Standards Manual. This document was approved by the City
Council in late 2013 and applies to all new commercial, business park, and multi-family
residential construction in the City. Many of the provisions in the manual are guidelines
(non-mandatory), but are never-the-less applicable to the proposed medical building.
• Grading, Drainage, and Erosion Control Ordinance. The City adopted a revised ordinance
in 2010, and the updated requirements will apply to new development sites, even those that
were planned as part of a larger development like the Eagle Point Business Park.
Please note that Staff has completed a review of the initial submission materials, and that the
applicant has already provided a response to the City Engineer’s initial review letter. Because only
the civil drawings (grading, utilites, etc.) and landscape plan have been updated to address the
comments, Staff has substituted these updated drawings within the original set of plans submitted to
the City. The most significant change has been the relocation of a storm water pipe along the
extreme southern portion of the site, and this change was made with no impact to the location of any
surface improvements including the building, parking lot, or access driveways. In order to minimize
any confusion over the current status of the plans, the City Engineer’s updated comment letter is
attached to this report which reduced the overall number of issues that still need to be addressed by
the applicant.
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
4
City Staff has reviewed the proposed PUD development plans, and has forwarded the plans to
appropriate reviewing agencies in advance of the Planning Commission meeting. In general, the
plans will meet all applicable City requirements for approval, and any deficiencies or additional work
that is needed is noted as part of the review record. The City has received a comment letter from the
City Engineer (updated as noted above) and Washington County concerning the proposed medical
building, in addition to general comments from the Building Official, Public Works, and the Fire
Chief which are incorporated into the comments listed below.
In addition to the general comments that have been provided in the preceding sections of this report,
Staff would like the Planning Commission to consider the issues and comments related to the
following discussion areas as well:
• Building Setbacks. The building has been situated in a manner that complies with the
minimum setbacks required by the Eagle Point Business Park and Lake Elmo Zoning
Ordinance. The required building setbacks are depicted directly on the plans.
• Building Height. The proposed building is a two-story structure and will fall well under the
maximum height of 60 feet.
• Other Dimensional Standards. The proposed building and site will conform to the minimum
lot area, frontage, and building size requirements for the business park. The approved
development standards for the Eagle Point Business Park are included as an attachment to
this report.
• Storm Water and Erosion Control. These grading, drainage, and erosion control plans will
need to conform to City of Lake Elmo and South Washington Watershed District (SWWD)
requirements. A SWWD district permit will also be required. In order to comply with the
City’s newer standards, additional infiltration areas are shown on the site plan that will be
connected to the larger storm water system previously installed within the business park.
These infiltration facilities are intended to be privately owned and managed, and therefore
will not need to meet the same level of requirements for public systems. The City Engineer
is recommending that the applicant enter into a maintenance agreement for these facilities to
ensure that future property owners keep these infiltration areas functioning properly.
• Park Land Dedication. The City established an overall fee in lieu of land dedication for the
business park at the time of general concept plan approval and in conjunction with the final
plat for the initial construction phase within the park. It appears that a portion of this fee is
being paid with each building permit that is issued within the Eagle Point Business Park, and
that this fee is proportional to the area being platted/developed. Staff will be researching the
past fees within the business park to determine the appropriate amount that must be paid for
Lot 1, Block 1of the 7th Addition. Additionally, the City has adopted a new dedication
requirement in the Subdivision Ordinance, this new fee schedule may be the appropriate
mechanism to use to determine the applicant’s dedication requirement.
• Trails. Trails within the Eagle Point Business Park have previously been constructed as part
of the original public improvement project for the park. The applicant’s development plans
do not impact any existing trails.
• Access. The proposed access driveway to the site will connect to the existing private street
constructed as part of the initial 7th Addition project. The connection of this private road to
Eagle Point Boulevard was previously reviewed and approved by the City.
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
5
• Parking. The Business Park development standards and Lake Elmo Zoning Ordinance
require one parking space per 250 square feet of office space. Using this ratio, the applicant
is required to provide 114 parking stalls; the proposed plans show 166 parking stalls, which
well exceeds the minimum requirement.
• Lighting. A photometric plan has been provided as part of the attached development plans.
The plan demonstrates compliance the City’s requirements for on and off-site lighting
intensity as well as compliance with the maximum fixture height. Staff is recommending that
the lighting fixture details be submitted with the building permit application to verify
adherence to the City’s lighting fixture requirements.
• Signs. The applicant is proposing a new freestanding sign in the extreme northwestern
portion of the site at the intersection of Eagle Point Boulevard and Inwood Avenue, and will
need to secure a sign permit for this sign and any proposed building signage prior to
installation. The proposed signs should be reviewed for consistency with the Eagle Point
Business Park development standards.
• Landscaping. The attached landscape plan includes a calculation of the number and size of
plant materials needed to comply with the City’s landscaping requirements. Staff is
recommending that the applicant receive credit for any trees that were planted on the site or
within the right-of-way adjacent to the site with earlier business park improvements. There
are no trees being removed from the site and a tree preservation and protection plan has
therefore not been provided. The plan as designed is consistent with the City’s requirements
for the number and size of trees, the amount of interior parking lot landscaping areas, and
parking lot screening. As with other recent development projects, Staff is recommending that
the landscape plan be reviewed and approved by the City’s consulting landscape architect.
• Design Review. The proposed building is subject to the City’s recently adopted Design
Guidelines and Standards Manual in addition to the architectural design guidelines for the
Eagle Point Business Park. The Planning Commission is therefore asked to, as part of its
zoning review, to also review the plans for conformance with the Design Manual. Staff has
attached a copy of the business park section of the Design Guidelines and Standards Manual
for review by the Planning Commission. The project has been design in conformance with
the manual for nearly all business park items.
Because the project site is located within the middle of an established business park, previous issues
concerning utility extensions, road alignments, overall site grading, wetlands, and other concerns
have been addressed as part of the overall planning for the Eagle Point Business Park. To date, the
City has approved permits for 12 larger developments in the park, including an office park
condominium project, hotel and restaurant complex, business school, public exceptional needs school
and other general office buildings.
REVIEW AND ANALYSIS
Based on the above staff report and background information, Staff is recommending that the
Planning Commission recommend approval of the request for approval of preliminary and final
Planned Unit Development plans associated with a 28,5000 square foot, two story, multi-tenant
medical building to be located within the Eagle Point Business Park. This recommendation is based
on positive findings that the project:
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
6
• Complies with the Lake Elmo Zoning District regulations for the BP – Business Park Zoning
District.
• Complies with the development and design standards for the Eagle Point Business Park.
• Is consistent with the Lake Elmo Design Guidelines and Standards Manual, and specifically,
the guidelines for business park development.
• Meets the identified objectives associated with a Planned Unit Development project as listed
in Section 154.801 of the Lake Elmo Zoning Ordinance.
Please note that the Staff recommendation includes the several conditions of approval intended to
address the review comments noted earlier in this report.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the request from Davis
Real Estate Services, 222 South 9th Street, #3255, Minneapolis, MN for approval of preliminary and
final Planned Unit Development plans associated with a 28,500 square foot, two story, multi-tenant
medical building to be located on Lot 1, Block 1 the Eagle Point Business Park 7th Addition. This
recommendation includes the following conditions of approval:
1) The landscape plan shall be reviewed and approved by the City’s consulting landscape
architect. Any recommended revisions shall be incorporated into the plan prior to the
issuance of the building permit for the medical building.
2) All required modifications to the plans as requested by the City Engineer in a review letter
dated June 18, 2014 shall be incorporated into the plans prior to approval of a building permit
for the medical building.
3) The applicant shall address all review comments from Washington County as documented in
a review letter dated June 17, 2014 prior to the issuance of a building permit for the medical
building.
4) The applicant shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the South Washington
Watershed District prior to the commencement of any grading or development activity on the
site.
5) The applicant shall enter into a maintenance agreement with the City concerning the storm
water infiltration areas prior to the issuance of a building permit for the medical building.
6) The applicant shall pay a fee in lieu of park land dedication as determined by the City prior to
the final plat being released for recording.
7) The applicant shall secure a sign permit for all signage associated with the proposed medical
building. The Community Development director shall review all such signs for conformance
with the Eagle Point Business Park Design and Development Standards.
Suggested motion:
“Move to recommend approval of the request by Davis Real Estate Services for approval of
preliminary and final Planned Unit Development plans associated with a 28,500 square foot, two
story, multi-tenant medical building to be located on Lot 1, Block 1 the Eagle Point Business Park
7th Addition, subject to the conditions of approval as recommended by Staff”
PUBLIC HEARING ITEM 4b – PUBLIC HEARING
7
ATTACHMENTS:
1. Application Form
2. Project Narrative Letter
3. Site Development Summary
4. Legal Description
5. Storm Water Narrative
6. Eagle Point Business Park Development Standards
7. Lake Elmo Design Guidelines and Manual – Business Park Development
8. Review Comments
a. City Engineer
b. Washington County
9. PUD Development Plans
a. Cover Sheet
b. Landscape Plan
c. Existing Conditions Survey
d. Site Plan
e. Grading Drainage and Erosion Control Plan
f. Utility Plan
g. Details
h. Photometric (Lighting) Plan
i. Easement Sketch
j. Architectural Drawings (3)
10. Color Building Rendering
11. Eagle Point Business Park 7th Addition Final Plat
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 4b – PUBLIC HEARING