HomeMy WebLinkAboutPZ-Agenda-Packet-2-23-15-Part-1R
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, February 23, 2015 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. January 26, 2015
4. Public Hearings
a. VARIANCE – 3033 INWOOD AVE. N. The Planning Commission is asked to
consider a variance request for an accessory building forward of the principal
structure that does not meet the required 100-foot front yard setback.
b. ZONING TEXT AMENDMENT – LIQUOR STORES, CONVENIENCE
COMMERCIAL ZONING DISTRICT. The Planning Commission is asked to
consider a request to amend the City’s Zoning Code to allow liquor stores as a
permitted use in the Convenience Commercial (CC) zoning district.
c. PRELIMINARY PLAT AND PRELIMINARY PUD PLAN – WILDFLOWER
AT LAKE ELMO. Robert Engstrom Companies has submitted a preliminary plat
related to a 145-unit single family residential subdivision to be called Wildflower
at Lake Elmo. The proposed subdivision will be located in the northern portion of
the Village Planning Area. Of the total site area of 117.84 acres, the developer is
proposing to set aside over 40 acres for a nature conservancy
5. Business Items
a. SKETCH PLAN – DIEDRICH/REIDER SITE. The Planning Commission is
asked to review a sketch plan for a proposed townhouse development located on a
site immediately south of the Cimarron Golf Course along Lake Elmo Avenue.
6. Updates
a. City Council Updates – February 3, 2015 Meeting
i. Blinkoff Pool – Sale of Property and Vacation of Park Land was
approved.
ii. Easton Village Final Plat – Tabled by the City Council
iii. Planning Commission 2015 Work Plan was accepted.
iv. Staff presented the 5th Street design to Council.
2
b. Staff Updates
i. Upcoming Meetings:
• March 9, 2015
• Future Joint Meeting with EDA
c. Commission Concerns
7. Adjourn
City of Lake Elmo
Planning Commission Meeting
Minutes of January 26, 2015
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Dodson, Kreimer, Haggard, Larson and Dorschner.
COMMISSIONERS ABSENT: None
STAFF PRESENT: Community Development Director Klatt
Approve Agenda:
The agenda was accepted as presented.
Election of Officers:
M/S/P: Dorschner/Williams, move to nominate Dodson for Chair, Vote: 6-0, motion
carried, unanimously.
M/S/P: Kreimer/Haggard, move to nominate Williams for Vice Chair, Vote: 6-0, motion
carried, unanimously.
M/S/P: Williams/Dodson, move to nominate Dorschner for Secretary, Vote: 6-0, motion
carried, unanimously.
Approve Minutes: December 8, 2014
M/S/P: Williams/Kreimer, move to approve minutes as presented, Vote: 5-0, motion
carried, with Haggard not voting.
Requested Sale of Property in Demontreville Wildlife Park
Klatt started his presentation and stated that there has been a request made by David
and Mary Blinkoff, 7920 DeMontreville Trail N, to purchase approximately 6300 square
feet of land in DeMontreville Wildlife Park. This purchase is to correct an encroachment
of a swimming pool that was constructed in 2005. Any purchase or sale of City land
must be reviewed for compliance with the Comprehensive Plan. If the City chooses to
approve the sale, a lot line adjustment would be required, which can be completed
administratively.
Lake Elmo Planning Commission Minutes; 1-26-15
2
The Commission suggested some additional findings:
1. That the pool encroachment is a unique occurrence and has created extreme
circumstances for the property owner that do not otherwise apply to other
properties in the community. The sale of this public land therefore does not
create precedence for such property transfers in the future.
2. That the lot line adjustment and subsequent transfer of property is the
reasonable, minimal amount to bring the pool into conformance with City
subdivision and zoning regulations.
The Planning Commission also concurred that the sale price of the land should be based
on the current market value for the property.
M/S/P: Williams/Kreimer, move to report to the City Council that the requested
purchase of 6,314 square feet of property within the DeMontreville Wildlife Park does
not conflict with the City’s Comprehensive Plan, Vote: 6-0, motion carried,
unanimously.
Easton Village – Final Plat
Klatt began his discussion of the Final Plat request from Easton Village, LLC. The first
phase of a planned 217 unit residential development. Phase one will include 71 single
family lots that are located within the southern portion of the preliminary plat and
extends along the southern boundary of the subdivision. There would be a temporary
road north of 30th street to access Manning. The critical issues with this plat are 1)
VBWD storm water management review 2) East Village Trunk Sewer project – separate
improvement project and approved simultaneously with Easton Village Construction
plans. 3) Platting of outlots – all storm water areas need to be separated from future
lots or park areas. 4) Airport – (MAC) issues – storm water ponds, noise impacts and
future zoning 5) Final checklist items for plat approval.
There are 11 recommended conditions of approval. 1) All easements shall be
documented 2) Engineering review – final construction plan approval 3) Development
agreement (final plat and trunk sewer line) 4) Deeding of City owned outlots 5) Platting
of surface water facilities in separate outlots 6) implementing MAC recommendation –
noise reduction measures and 7) disclosure statements 8) Temporary Access 9) Street
names will be revised to match existing and planned subdivisions 10) Common interest
agreement establishing an HOA 11) encouraged to use theming elements.
Williams asked if condition 1 of the preliminary plat had been met in regards to the title
being submitted and accepted by the City Attorney. Klatt said that he would have to
check his file, but because of the timing, it would need to be redone anyway.
Lake Elmo Planning Commission Minutes; 1-26-15
3
Haggard asked what area is Storm water area vs. park. Klatt showed the Commission
the breakdown on the map. She also asked about the HOA documents. In the past they
have seen those documents before the final plat was approved. She would also like to
know what the homes will look like.
Klatt spoke to the development agreement. He stated that the City would retain
financial security to ensure that the temporary entrance would be removed within the 5
year limit.
Dodson asked about how the City can ensure a perpetual communication of the noise
disclosure. Klatt said that they need to do more research on that.
The Commission asked about theming elements. Todd Erickson explained the fencing
and some shrubs used to promote infiltration & to deter the geese.
Dorschner asked about phasing. Wolter stated that the phasing would be market
driven. He would think it would be done in 3-4 phases and would be built out in about 5
years.
Williams would like to add the phrase “with the exception of the items identified in this
report” to item 1 of the draft findings and this was acceptable to the rest of the
Commission.
Haggard would like to see information in the HOA documents in regards to the closure
of the temporary entrance, noise and lights from airport and possible airport expansion,
so that all new homeowners would be informed of those things. Kreimer felt that item
number 8 could be edited to include those things. Klatt stated that there would also be
information given to builders regarding noise mitigation.
M/S/P: Kreimer/Haggard, move to recommend adding to item number 8 a disclosure
regarding the temporary access, noise and lights from the airport and the possible
airport expansion, Vote: 5-1, motion carried, with Larson voting no. Larson feels that
some of these are just stating the obvious.
M/S/P: Williams/Kreimer, move to recommend approval of the Easton Village Final Plat
with the attached conditions of approval as drafted by staff as amended and based on
the attached findings as amended, Vote: 5-1, motion carried, with Haggard voting no.
Haggard stated that she is opposed to the motion because she does not feel that this
plat shows the same level of detail that other plats have had so they don’t know how
this plat will look. She would like to see the parkland dedication worked out, would like
to know what the house types will be and have standards for noise reduction.
Lake Elmo Planning Commission Minutes; 1-26-15
4
Dodson stated that he is not in support of standards for noise reduction as he feels that
it is design standards for a specific area and he is not in support of that. Haggard stated
that other Cities with airports do have requirements for that. Williams stated that he
does not support it because he feels the Council will not support it and he believes that
in other Cities, the requirements have only been in actual impact zones, which this
development is not. Larson agreed that he is nervous not knowing who the builders are
and what types of homes will be built. Dorschner has the same concerns, however, the
City really doesn’t have the authority to require that information at this stage. Haggard
stated that she was not suggesting denying the final plat, only postponing so that they
could gather more information.
2015 Work Plan
Klatt went over the 2015 work plan. The intent of the work plan is to help prioritize the
projects and to keep the Commission informed of the projects that staff undertakes.
The work plan includes 14 development projects, adopting amendments to the zoning
code, finalizing the shoreland ordinance, developing form based code, new airport
regulations and updating the land use plan to incorporate the gateway corridor BRT
transit line.
Dodson is concerned with the wording on page one of the work plan. For instance
where it says one of the objectives is to approve final plats. That makes it sound like
approval is the only option.
There are 2 things that staff would like to add to the work plan. One would be the sign
code. There has been a lot of feedback from people, especially businesses along the
I-94 corridor to have more flexibility. The second would be the Village work group. The
council has given direction to reformulate this group.
The Commission would like to see a joint meeting with the Council early in the year to
establish their work flow.
Dodson asked about the impetus for the outdoor lighting and wood burning stoves.
Klatt stated that the lighting is quite restrictive with the dark sky ordinance and there
was a desire to look at it, especially in the urban setting. The wood burning stove issue
became a popular topic with Cities a number of years ago to find ways to mitigate and
deal with the impacts of them. Currently the City does not regulate them at all.
Dorschner asked what changes were being made to the Shoreland ordinance. Klatt
stated that the City process has been completed, but it has not yet been accepted by
the DNR. It is completing the process to get formal approval from the DNR.
Haggard would like to see the addition of planning for a trail connection from
downtown to the Park Preserve.
Lake Elmo Planning Commission Minutes; 1-26-15
5
Kreimer would like to see Park Planning in regards to the new developments a higher
priority.
Haggard brought up the Village Master Plan and the Commission thought it should be a
“D” as it is a longer term project.
M/S/P: Williams/Dorschner, move to recommend submission of the plan to the City
Council, Vote: 5-1, motion carried, with Haggard voting no. Haggard would like to
meet with the Council before voting on this.
Updates and Concerns
Council Updates – December 2, 2014 Meeting
1. Larson and Williams were reappointed to 3 year terms
2. There are currently 4 applicants for 3 open positions on the Planning
Commission
Staff Updates
1. Upcoming Meetings
a. January 27, 2015 Workshop on Lake Elmo Avenue Project
b. February 9, 2015
c. February 23, 2015
Commission Concerns
Williams would like the minutes to reflect the exact wording of any conditions that are
changed.
Dodson is wondering if there are any measures of how they are performing as a group.
Meeting adjourned at 10:46 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 1-26-15
PLANNING COMMISSION
DATE: 2/23/15
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2015-09
ITEM: Accessory Building Variance – 3033 Inwood Ave N.
SUBMITTED BY: Casey Riley, City Planning Intern
Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Community Development Director
Washington County
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to hold a public hearing to consider a request from Mike
and Ellen Frits, 3033 Inwood Avenue North, for a variance that would allow an accessory building
forward of the primary structure and within the 100-foot setback from the front property line required
by the Residential Estates (RE) zoning district. Staff is recommending that the Planning Commission
recommend approval of the variance request based on the findings listed in the Staff Report.
GENERAL INFORMATION
Applicant: Mike and Ellen Frits, 3033 Inwood Ave. N., Lake Elmo, MN 55042
Property Owners: Mike and Ellen Frits, 3033 Inwood Ave. N., Lake Elmo, MN 55042
Location: Part of Section 16, Township 29 North, Range 21 West in Lake Elmo, at the
northeast corner of Stillwater Blvd. (CSAH 6) and Inwood Ave. (CSAH 13).
Address: 3033 Inwood Ave. N., Lake Elmo, MN, 55042. PID Number:
16.029.21.43.0010.
Request: Variance – Accessory Building Forward of the Primary Structure and within the
Front Yard Setback.
Existing Land Use: Single Family Detached Residential
Existing Zoning: RE – Residential Estates
Surrounding Land Use: Residential – Residential Estates and Low Density Residential
Surrounding Zoning: RE – Residential Estates and RS – Rural Single Family
Comprehensive Plan: Residential Estates
Proposed Zoning: No Change
History: The subject property was platted as part of the Eagle Point Creek Estates
subdivision in 1995.
Deadline for Action: Application Complete – 1/31/15
PUBLIC HEARING ITEM 4A – PUBLIC HEARING
2
60 Day Deadline – 4/1/15
Extension Letter Mailed – No
120 Day Deadline – 6/1/15
Applicable Regulations: 154.406 – Accessory Structures, Rural Districts
154.402 – Lot Dimensions and Building Bulk Requirements: Minimum
Accessory Building Setbacks
154.109 – Variances (Administration and Enforcement)
REQUEST DETAILS
The City of Lake Elmo has received a request from Mike and Ellen Frits for a variance from the
accessory structure location requirements in the RE – Residential Estates zoning district. The
proposal involves the construction of a detached garage for the purpose of storage of tools and yard
equipment. The applicants are requesting that the accessory structure be allowed forward of the
primary structure and within the front yard setback required by Residential Estates (RE) zoning (100
feet).
The applicant has provided a written statement to the City indicating the reason for the placement of
the detached garage. The written statement includes a narrative addressing how the proposed
variance meets the 4 required findings to grant a variance under the City’s Zoning Code and State
Statute.
BACKGROUND
The subject property is a corner lot at the intersection of Inwood Ave. N. (CSAH 13) and Stillwater
Blvd. N. (CSAH 6). The attached location map (Attachment #1) highlights the location of the parcel.
The parcel is zoned RE and is 2.5 acres in size. The surrounding residential properties are zoned RE
to the East and North and are generally larger than 2.5 acres in size. To the West, across Inwood Ave.
N., the zoning is Rural Single Family (RS) with the lots less than one acre in size.
In terms of the physical characteristics of the property, the rear yard of the lot is subject to a BP
easement located in the eastern half of the property running northwest to southeast. In addition to the
BP easement, the applicants have noted that a slope is also present in the northeast corner of the lot.
The south side of the property has a septic drain field, which presents another barrier or challenge to
locating the accessory building. The attached site plans provide detailed information about the
specific elements of the property.
According to the written statements submitted by the applicants, the owners have made significant
improvements to the land, including planting over 130 spruce trees, re-seeding over an acre of grass,
removing road-frontage brush, and cleaning up and maintaining the ditch. The owners’ vision is to
“maintain the natural open space to the East and North of the house, and to one day have a wooded
property that is both functional and decorative throughout all 4 seasons.”
PLANNING AND ZONING ISSUES
In reviewing the applicable codes and planning considerations that apply to the subject property,
Staff would like the Planning Commission to consider the following as it reviews this request:
PUBLIC HEARING ITEM 4A – PUBLIC HEARING
3
• Residential Estates Zoning. The RE District allows single family detached dwellings on
large lots which provide for an open-space environment that is consistent with the rural
character of Lake Elmo. The proposed location of the accessory structure is 35 feet from
Stillwater Blvd. N., and is screened by mature spruce and maple trees. Despite the fact that
the propose location of the accessory building does not meet the require setback, the
established screening in the location proposed for the structure should help reduce the
visibility of the building from the public streets. Therefore, the structure would not
compromise the open space character promoted by RE zoning.
• Surrounding Lots. The surrounding lots are zoned Residential Estate (RE) and Rural Single
Family (RS). The principle structures West of Inwood Ave. N. (zoned RS) are located 35 feet
from the front property line. The proposed accessory building at 3033 Inwood Ave. N. would
be in keeping with this alignment. In the judgment of staff, the proposed location for the
accessory building would not be inconsistent with the surrounding neighborhood.
• Visibility and Safety on CSAH 6 and CSAH 13. It should be note that the proposed
variance was reviewed by Washington County Public Works. The review comments can be
found in an email in Attachment #3. The review of the County indicates that the appropriate
amount of right-of-way is established for the adjacent roadway, and there is no concern over
the proposed location of the structure from a visibility standpoint.
REVIEW AND ANALYSIS
An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake
Elmo City Code Section 154.017 before an exception or modification to city code requirements can
be granted. These criteria are listed below, along with comments from Staff regarding applicability
of these criteria to the applicant’s request.
1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board
of Adjustment upon the application by the owner of the affected property where the strict
enforcement of this chapter would cause practical difficulties because of circumstances unique to
the individual property under consideration and then only when it is demonstrated that such
actions will be in keeping with the spirit and intent of this chapter. Definition of practical
difficulties - “Practical difficulties” as used in connection with the granting of a variance, means
that the property owner proposes to use the property in a reasonable manner not permitted by an
official control.
Under this standard, the City would need to find that the placement of the proposed accessory
structure in the proposed location is a reasonable use of the property.
FINDINGS: The proposed use of the accessory structure is a reasonable use of the property. The
applicant has demonstrated that the proposed location is the most suitable location on the site. In
addition, Staff has determined that the intent of the RE district is still being met and the local
character not compromised. Staff determines that this criterion is met.
2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the
property not created by the landowner.
In order to demonstrate compliance with this standard, the Planning Commission would need to
identify those aspects of the applicant’s property that would not pertain to other properties within the
same zoning classification.
PUBLIC HEARING ITEM 4A – PUBLIC HEARING
4
FINDINGS: The proposed location is reasonable because of the unique circumstances of the
property not created by the landowner, which make locating the structure in other locations on the
property difficult and problematic. The property has a British Petroleum easement though the back
yard, running from the southeast corner of the lot diagonally through the back yard to the center of
the north lot line. The back yard has a slope to the east of the BP easement that prohibits
construction. In addition, the property has a septic drain field located between the house and the
south property line, creating further difficulties in siting the structure in a location that meets the
required setback. Finally, the subject property is a corner lot on two County state aid highways
(CSAH 13 and CSAH 6), both of which are high-volume roadways. The applicant has demonstrated
that the proposed location is the most suitable location on the site. Staff determines that this criterion
is met.
3) Character of locality. The proposed variance will not alter the essential character of the locality
in which the property in question is located.
Propose findings for this criterion are as follows:
FINDINGS. The applicant has noted that the accessory structure will match the principal home
architecturally. In addition, the structure will be screened by mature spruce and maple trees, limiting
the impact to the open space character of the district. Regarding the surrounding residential
properties, detached accessory structures are common to the neighborhood. The addition of this
accessory structure is consistent with the intent of the RE district and would not alter the character
of the locality. Staff determines that this criterion is met.
4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of
light and air to property adjacent to the property in question or substantially increase the
congestion of the public streets or substantially diminish or impair property values within the
neighborhood.
Propose findings for this criterion are as follows:
FINDINGS. The proposed variance will not impair an adequate supply of light and air to the
property adjacent to the property in question, or substantially increase the congestion of the public
streets, or substantially diminish or impair property values within the neighborhood. The existing
driveway of the property will be utilized and the accessory structure will not influence traffic flow. In
addition, the proposed location of the accessory structure is not abutting any shared property lines.
Staff determines that this criterion is met.
Please note that the applicant has also provided a set of findings as part of the attached narrative and
supporting documentation included with the application.
Considering the potential findings of fact as suggested in the preceding section, Staff is
recommending that the Planning Commission recommend approval of the variance request based on
the findings noted in items 1-4 above.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the request from Mike and
Ellen Frits, 3033 Inwood Ave. N., given that the request meets the four criteria for a variance. In
addition, Washington County has reviewed the variance request and approves of the accessory
structure at the proposed location.
PUBLIC HEARING ITEM 4A – PUBLIC HEARING
5
The suggestion motion for taking action on the Staff recommendation is as follows:
“Move to recommend approval of the variance request at 3033 Inwood Ave. N. to allow the
construction of an accessory structure nearer the front lot line than the principal structure and
within the 100 foot setback from the front property line based on the findings identified in the
Staff Report.”
ATTACHMENTS:
1. Location Map
2. Application Packet and Project Narrative
3. Washington County Review Email
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff ..................................................................................... City Planner
- 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 – PUBLIC HEARING
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User CommunityLocation Map: 3033 Inwood Ave. N.
K
Stillwater Blvd. N.
0 200 400100 Feet
1"=200'Data Source: Washington County, MN
2-18-2015
3033 Inwood Ave. N.
I
n
w
d
o
o
d
A
v
e
.
N
.
456713
45676
1
Nick Johnson
From:Joe Gustafson <Joe.Gustafson@co.washington.mn.us>
Sent:Friday, February 13, 2015 4:37 PM
To:Nick Johnson; Ann Pung-Terwedo
Cc:Kyle Klatt; Adam Bell
Subject:RE: Land Use Review - Accessory Building Variance
I don’t see any issue from our perspective for the foreseeable future.
Looks like we already have 75 feet of right‐of‐way from the CSAH 6 centerline, and they are not proposing to put the
structure in the right‐of‐way.
Joe
From: Nick Johnson [mailto:NJohnson@lakeelmo.org]
Sent: Friday, February 13, 2015 4:31 PM
To: Ann Pung‐Terwedo; Joe Gustafson
Cc: Kyle Klatt; Adam Bell
Subject: Land Use Review ‐ Accessory Building Variance
I mailed a hard copy to Ann’s attention, but I know she is out of town. Attached is the electronic.
Let me know if you have questions.
Take care,
Nick M. Johnson | City Planner
City of Lake Elmo, Minnesota
njohnson@lakeelmo.org <mailto:njohnson@lakeelmo.org>
(w) 651‐747‐3912 | (f) 651‐747‐3901
www.lakeelmo.org <http://www.lakeelmo.org>
2
PLANNING COMMISSION
DATE: 2/23/15
AGENDA ITEM: 4B – PUBLIC HEARING
CASE # 2015-07
ITEM: Zoning Text Amendment – Liquor Store Use in Convenience Commercial
Zoning District
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Community Development Director
Adam Bell, City Clerk
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to hold a public hearing on a request to amend the City’s
Zoning Code to allow liquor stores as a permitted use within the Convenience Commercial zoning
district. Staff is recommending that the Planning Commission recommend approval of the requested
Zoning Text Amendment.
GENERAL INFORMATION
Applicant: Keith P. Carlson, CHO Investments, 1626 Hunter Hill Road, Hudson, WI 54016
Property Owners: CHO Investments, 9630 Walleye Road NW, Brandon MN 56315
Location: N/A – Request would allow for liquor stores as a permitted use in the
Convenience Commercial zoning district city-wide (currently two locations in
Lake Elmo have Convenience Commercial zoning designation)
Request: Keith P. Carlson and CHO Investments are requesting to amend the City’s
Zoning Code to change liquor stores as a permitted use in the Convenience
Commercial (CC) zoning district.
Existing Land Use: N/A
Existing Zoning: N/A
Surrounding Land Use: N/A
Surrounding Zoning: N/A
Comprehensive Plan: N/A
Proposed Zoning: N/A
History: The Commercial zoning districts were updated in 2012 as part of a broader effort to
update the City’s Zoning Code in advance of sewered growth in Lake Elmo. As part
of this Zoning Code update, the current commercial zoning districts were added, and
permitted, conditional and interim uses identified. At that time, liquor stores were
not included as a permitted use in the Convenience Commercial zoning district.
PUBLIC HEARING - ITEM 4B
2
Applicable Regulations: Article XII – Commercial Districts (§154.551)
REQUEST DETAILS
Keith Carlson and CHO Investments have applied for a zoning text amendment to amend the City’s
Zoning Code to allow liquor stores as a permitted use in the Convenience Commercial (CC) zoning
district. The Planning Commission is asked to hold a public hearing on the request, as all changes to
the City’s Zoning Code require a public hearing. The applicants currently own one of the two sites in
Lake Elmo that is zoned Convenience Commercial (see Attachment #4).
BACKGROUND
Keith Carlson and CHO Investments currently own and manage the commercial property at 11025
10th Street North (southeast corner of Lake Elmo Ave. and 10th St.). To supplement the current
neighborhood convenience store use of the site, the owner and tenant have proposed to open a liquor
store. The applicants applied for a liquor license in January of 2015. Upon review of the liquor
license in the context of the City’s Zoning Code, it was found that liquor stores are currently not
permitted in the Convenience Commercial zoning district. When the applicants submitted the liquor
license for this property, they were not aware of the current restriction on liquor stores in the CC
district. In fact, when operated by a previous business owner, the neighborhood convenience store
previously had a 3.2% liquor license, which is now no longer valid. After the review of the liquor
license was completed, the property owner was notified that a zoning text amendment would be
required to operate a liquor store on a parcel with the CC zoning designation.
The subject property is one of two sites in Lake Elmo zoned Convenience Commercial. The two sites
are located at 11025 10th Street North and 4201 Manning Avenue North. Both of these sites include a
gasoline station and neighborhood convenience store. Attachment #4 includes a map that identifies
the location of the two parcels with the CC zoning designation. In addition, the City’s Official
Zoning Map is also attached (Attachment #3). After further consulting City staff, the applicants have
submitted a zoning text amendment to allow liquor stores as a permitted use in the CC zoning district
based on the current restriction as identified in the Zoning Code.
STAFF REVIEW COMMENTS:
In order to review whether or not liquor stores are an appropriate use in the Convenience
Commercial (CC) zoning district, staff reviewed the purpose statement for the district in Article XII
– Commercial Districts of the City’s Zoning Code. The purpose statement for the CC zoning district
reads the following:
The CC District is established to provide for smaller scale commercial development and
attractive neighborhood shopping centers that are compatible with surrounding residential and
business park development, ideally located at the intersection of two or more collector streets or
at the intersection of an arterial and collector street. Convenience goods and services are those
which are purchased frequently, i.e., at least weekly; for which comparison buying is not
required; and which can be sustained in a limited trade area. Such uses include convenience
markets, personal services and repair shops. A limited number of other uses, including but not
limited to restaurants, gas stations, medical centers, religious institutions, transit-related park-
and-ride lots, and facilities with drive-up windows, are also allowed.
PUBLIC HEARING - ITEM 4B
3
In the context of this purpose statement, staff finds that liquor stores are in fact consistent with the
purpose and intent of the CC zoning district. The reasons or findings for this determination are the
following:
1. Liquor Stores are consistent with and are typically found within smaller scale commercial
developments.
2. Liquor Stores include the sale of goods that are purchased frequently and can be sustained
within a limited trade area.
3. The existing parcels zoned Convenience Commercial are located at the intersections of
arterial roadways, thereby allowing adequate access to the site and being in conformance
with the purpose or intent of the zoning district.
It should be noted that from a planning perspective liquor stores do not present greater impacts to
neighboring properties than other general retail uses or forms of retail trade. They all generate similar
amounts of traffic and have similar considerations with regards to land use compatibility. The
purpose of the Convenience Commercial district is to allow for smaller scale commercial activities,
including general retail sales, that will have limited impacts to nearby residential land uses. In the
judgment of staff, a liquor store qualifies as a land use that is a limited commercial use in nature. It
should be noted that other retail uses that do have larger amounts of traffic and other associated
impacts, such as garden centers, building supplies sales, warehouse club sales, grocery stores,
supermarkets, and other larger scale uses, are also not permitted in the CC district. When comparing
liquor stores to these other larger retail uses that are not consistent with the intent of the CC district,
it is clear to staff that the level of traffic and activity of a neighborhood liquor store is far less than
that of the other aforementioned uses. For that reason, liquor stores would be an acceptable use that is
consistent with the intent of the CC district in the judgment of staff.
In addition to the analysis about whether or not liquor stores as a use are appropriate for the
Convenience Commercial district, it should be noted that the proposed action does not remove or
replace the procedural requirements necessary for the applicants to procure a liquor license from the
City. In order to receive a liquor license, a public hearing must be held by the City Council. The
Council has wide discretion in approving or denying the license issuance. As part of the review for a
proposed liquor license, the City has the Washington County Sherriff’s Office conduct a thorough
background check and provide review comments on an annual basis. Following the law enforcement
review and subsequent approval by the City, the application is then submitted to the Minnesota
Department of Safety for final review. All liquor licenses must be renewed on an annual basis and
can be suspended or revoked for any infractions or violations at any time. The reason these
procedural steps are highlighted is to note that the proposed action this evening relates solely to
whether or not liquor stores should be a permitted use within the CC zoning district, not as to the
merits of the applicants’ request for a liquor license. To summarize, the requested action would
amend the City’s Zoning Code to allow the liquor store use in the CC zoning district, as opposed to
making a recommendation on an application for a liquor license in a specific location for a specific
applicant.
RECCOMENDATION:
PUBLIC HEARING - ITEM 4B
4
Staff is recommending that the Planning Commission recommend approval of the requested zoning
text amendment to allow liquor stores as a permitted use in the Convenience Commercial zoning
district. The recommended motion is as follows:
“Move to recommend approval of the requested Zoning Text Amendment to change liquor stores
to a permitted use in the Convenience Commercial Zoning District based on the findings of fact
listed in the Staff Report.”
ATTACHMENTS:
1. Land Use Application and Supporting Narrative
2. Proposed Zoning Text Amendment
3. City’s Official Zoning Map
4. Location Map of Parcels Zoned CC
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff ..................................................................................... City Planner
- 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
ARTICLE XII - COMMERCIAL DISTRICTS
§ 154.550 PURPOSE AND DISTRICT DESCRIPTIONS.
The commercial districts are established to provide a range of goods and services for City
residents within the City’s existing commercial corridors and districts, to promote employment
opportunities and the adaptive reuse of existing commercial buildings, and to maintain and
improve compatibility with surrounding areas. In all the commercial districts, consideration
should be given to building and site design to provide for efficient and well-integrated use of
land, ensure compatibility with adjacent residential districts, to control traffic and improve the
pedestrian environment. The commercial districts are as follows.
A. LC Neighborhood Office/Limited Commercial District. The purpose of the LC District is
to provide for the establishment of limited scale neighborhood commercial centers that
offer basic convenience type goods and services to the immediately surrounding
residential neighborhoods in areas that are not planned for public sanitary sewer services.
Office uses and other business uses are allowable on a limited scale. It is the intent of
this district to promote a high quality of business design and development that produces
a positive visual image and minimizes adverse effects from traffic congestion, noise,
odor, glare, and similar impacts.
B. CC Convenience Commercial District. The CC District is established to provide for
smaller scale commercial development and attractive neighborhood shopping centers
that are compatible with surrounding residential and business park development, ideally
located at the intersection of two or more collector streets or at the intersection of an
arterial and collector street. Convenience goods and services are those which are
purchased frequently, i.e., at least weekly; for which comparison buying is not required;
and which can be sustained in a limited trade area. Such uses include convenience
markets, personal services and repair shops. A limited number of other uses, including
but not limited to restaurants, gas stations, medical centers, religious institutions, transit-
related park-and-ride lots, and facilities with drive-up windows, are also allowed.
C. C Commercial District. The purpose of the C District is to provide for the establishment
of commercial and service activities which draw from and serve customers from the
entire community or region and are located in areas that are well served by collector or
arterial street facilities outside the Village Area. It is intended to allow the widest range
of commercial uses, especially those that are oriented towards the traveling public or that
need large sites with highway access and visibility. Residential uses may be appropriate
as part of a mixed-use commercial development, with unit densities being determined by
either the identified range within the comprehensive plan or to a level deemed
appropriate as part of a planned unit development.
D. BP Business Park/Light Manufacturing District. The purpose of the BP District is to
provide areas for attractive, high quality business park development primarily for office,
high quality manufacturing and assembly, and non-retail uses in developments which
provide a harmonious transition to residential development and neighborhoods by: 1)
Conducting all business activities and essentially all storage inside buildings; 2)
Consisting of high quality and attractive buildings which blend in with the environment;
3) providing open space, quality landscaping and berming; 4) including berming and
buffering of parking, loading docks and other similar functions; and 5) protecting and
enhancing the natural environment; and 6) providing users with an attractive working
environment that is unique in the eastern metropolitan area with immediate access to I-
94.
(Ord. 2012-062, passed 9-18-2012)
§ 154.551 PERMITTED, CONDITIONAL AND INTERIM USES.
Table 12-1 lists all permitted and conditional uses allowed in the commercial districts. “P”
indicates a permitted use, “C” a conditional use and “I” an interim use. Uses not so indicated
shall be considered prohibited. Cross-references listed in the table under “Standards” indicate the
location within this chapter of specific development standards that apply to the listed use.
A. Combinations of Uses. The following use types may be combined on a single parcel.
1. Principal and accessory uses.
2. Other permitted or conditional uses allowed within the district may be combined
on a single parcel, provided that a unified and integrated site plan is approved.
The entire development must be approved as a conditional use.
3. A mixed-use building that combines permitted or conditionally permitted
residential, service, retail and civic uses may be developed meeting the form
standards of this subchapter. Office or studio uses on upper stories are
encouraged.
Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts
LC CC C BP Standard
Residential Uses
Household Living
Single-family attached dwelling - - C - 154.194(A)
Multifamily dwelling - - C - 154.194(B)
Live-work unit C C C - 155.145.E
Group Living
Semi-transient accommodations - - C - 155.102.F
Congregate housing - - C -
LC CC C BP Standard
Public and Civic Uses
Colleges and universities - - C C 155.103.B
Community service - C C C 155.103.C
Day care center C C C C 155.103.D
Schools, public and private - - C C 155.103.E
Public assembly - - C C 155.103.F
Religious institutions - - C - 155.103.G
Services
Business services P P P P
Business center P P P P
Offices P P P P
Commercial kennel - - C -
Communication services C C P P
Educational services P P P P
Financial institution P P P P
Funeral home - C P -
Lodging - - P C 154.194(C)
Medical facility - - C C 155.104.B
Membership organization P P P -
Nursing and personal care C C C - 155.104.C
Personal services P P P -
LC CC C BP Standard
Services
Repair and maintenance shop - - P - 154.194(D)
Self-service storage - - C C 155.104.D
Trade shop - - P - 154.194(E)
Transportation services - - - C
Veterinary services P P P C 154.194(F)
Food Services
Standard restaurant - P P C 154.194(L)
Drive-in restaurant - C C - 155.105.A
Drinking & entertainment - C P - 155.105.B
Fast food restaurant - P P C 154.194(M)
Sales of Merchandise
General retail sales C P P C 154.194(N)
Building supplies sales - - C -
Warehouse club sales - - C -
Furniture and appliance sales - - P -
Grocery, supermarket - - P -
Liquor store - P- P -
Garden center - - P - 154.194(G)
Neighborhood convenience store - P P -
Shopping center - P P -
LC CC C BP Standard
Sales of Merchandise
Wholesaling - - P -
Automotive/Vehicular Uses
Automobile maintenance service - - C - 154.194(H)
Automobile parts/supply - - P - 154.194(H)
Car wash - - C -
Commercial vehicle repair - - - - 155.105.J
Gasoline station - C C - 155.106.B
Parking facility - - C C 154.194(I)
Sales and storage lots - - C -
Outdoor Recreation
Campgrounds and trailering - - - - 155.107.A
Golf course - - - -
Marina - - - - 155.107.C
Outdoor entertainment - - - - 155.107.D
Outdoor recreation facility - - C - 155.107.E
Parks and open areas P P P P
Restricted recreation - - - -
Indoor Recreation/Entertainment
Adult establishment - - - C Chapter 113
Indoor athletic facility - C P C 155.107.B
LC CC C BP Standard
Indoor Recreation/Entertainment
Indoor recreation - - C - 155.108.B
Agricultural and Related Uses
Agricultural sales business - I P - 154.110
Agricultural services - - C -
Agricultural support - - C -
Greenhouses - non retail - - - -
Wayside stand P P P P
Industrial and Extractive Uses
Heavy industrial - - - -
Landfill - - - -
Light industrial - - - C
Non-production industrial - - - C 154.194(J)
Motor freight and warehousing - - - C
Research and testing - - - C
Resource extraction - - - -
Salvage/recyclable center - - - -
Transportation and Communications
Broadcasting and communications C C C C 150.110 - 150.123
Accessory Uses
Bed and breakfast - - - - 155.111.C
LC CC C BP Standard
Accessory Uses
Drive-through facility - C C - 155.111.D
Family day care - - - - 155.111.E
Group family day care - - - - 155.111.E
Home occupation - - - - 155.111.A,B
Parking facility C C P P 154.194(1)
Outdoor storage - - C -
Outdoor display - - C -
Solar equipment P P P P
Other structures typically incidental and clearly
subordinate to permitted use P P P P
1. General Retail Sales shall include all of the subcategories identified in the §
154.012(B)(5) under Retail Trade with the exception of those subcategories listed
separately in Table 12-1 above.
(Ord. 2012-062, passed 9-18-2012)
4751
2525
1786
1515
1876
11455
10880
901
8281
8251
2298
4564
3501
5500
9941
10321
11455
10380
9130
9075
10105
456
10190
616
11530
11332
9524
5235
3150
11421
9579
2641
8280
8940
9109
901 820
9591
2500
8989
11490
8775
10386
9434
5193
2490
520
10112
11351
4670
8770
4452
10711
9200
11975
5275
10193
11980
4370
9140
3045
3855
54155435
10240
5825
1412
9940
8465
9070
11211
4212
11260
8866
2685
8555
9057
5200
4950
4890
9825
5295
5900
5699
10830
81558135
8989
12058
9765
5250
5222
3503
5761
11351
8650
1304
10550
5749
11260
3360
5230
4890
5545
4755
10472
4890
4690
5255
4455
2450
3691
3870
9999
4620
5471
4596
8955
9255
3467
5135
5040
9200 9220
5190
8975
5429
8970
1069910579 107591063910519
8740
10231
4779
4525
928
872
814
760
704
10133
11330
8291
8268
3000
10755
10350
9696
12202
10732
10875
750
11491
11658
11050
10830
11311
11255
11514
10689
5220
3655
11817
11180
11165
4384
11347
9495
11240
9524
9585
9535
655
8243
11980
8400
11678
8243
781
5615
10120
8470
9447
9765
10824
11465
723
2901
855
10323
5416
8450
11989
8633
4424
9393
5414
2244
687
9440
8633
11790
921
2895
8006
3082
8141
9425
3681
8552
11144
11530
11459
5427
9242
5760
5300
5230
8420
5170
5110
9265
8271
975
5577
8530
4454
3536
5660
8430
5630
4375
4477
5050
5240
11580
5055
5272
8171
1532
8863
8810
11415
9345
2270
2767
5638
5080
8707
8042
4989
3036
5750
3077
11361
8737
8565
9155
1543
4550
9844
11530
10550
9759
9480
876
5247
9521
9498
3303
561
8519
9494
3733
10092
859
8515
820
9605
8449
8080
812
790
755
873
8420
914
2678
8550
9800
832
483
3554
4201
577
8321
883
2906
747
3817
521
5014
8319
868
8411
2890
3560
11011
5257
3455
8394
2656
772
2813
697
772
617
820
785
854
968
724
858
881
867
371
650 665
331
3812
418
887
875
488
568
605
877
974
429
871
770
220
694
829
5629
978
3505
84578367
585
9876
5673
10841
8879
5011
9250
3880
3520
9830
8281
2811
9605
2749
9260
5367
9655
8996
9389
5290
4415
2696
8028
9855
3548
5337
9380
5274
9636
9652
3280
8884
11825
9747
5715
8800
2580
5791
8255
9784
11676
3592
9571
3669
3663
5170
2269
9692
2618
8364
9580
9612
8620
8226
9393
9618
9965
9481
9873
9120
2528
2798
3793
2737
2760
8468
2119
3432
2677
9744
5277
11325
8284
9323
8241
3443
8120
8165
9395
9568
9163
10021
8382
3200
5611
9250
9343
8154
10015
8611
9386
8215
5424
2296
5855
9961
9400
3080
1535
9391
8414
9715
8151
8410
3435
9387
2699
9486
9798
9719
8454
8125
8180
2850
9768
9275
9710
4990
9251
989098349670 9940
9875
9543
9895
9179
9896
3424
9106
9805
2038
2769
9800
2841
3584
9314
8119
9073
8680
8134
5324
3033
2655
9455
9034
3572
1509
4026
9123
8074
8311
8340
8219
8047
8206
8271
9515
9576 9589
8260
8263
8276
9023
9945
9170
8335
8330
1521
9960
9855
8585
5307
8945
802
11343
11030
5771
4990
4910
9125
5385
4955
8010
5131
8727
10735
8170
9377
5833
1080
2835
9220
11550
11550
11550
5277
11991
8255
8950
8881
5247
8717
5404
9320
8241
3407
2715
3408
8244
8247
8211
8388
3948
8401
4855
9355
9360
5710
5180
11371
8500
8665
9955
8234
8603
5270
2876
8880
5217
404
8490
5875
9906
2040
1304
5685
4768
2626
8367
9095
5412
5187
8375
5034
3825
8190
5110
4995
5217
10375
9280
2895
9280
5070
9302
10950
8810
2925
8060
2960
7760
8896
2525
5090
1199
2543
9333
8001
9363
3141
8230
2069
9203
5422
11674
5400
9018
5350
8820
5110
2816
5730
2224
1875
8790
5737
9581
8344
8478
7805
9243
8419
5445
11233
4860
3075
8301
2961
5730
1095
5757
5130
8254
5777
5025
7821
10774
7803
8341
8030
11048
2443
11295
8070
10376
2930
4940
4960
8310
5267
8225
8282
5230
9525
9303
5885
4880
4060
9295
8455
10819
5193
8010
10903
10010
5745
11685
8485
9030
3060
11546
2850
8800
9520
9078
8260
4405
5750
8030
8870
5150
1067
4850
5171
8409 8586
5690
4870
9385
10664
9287
8331
9250
10802
8351
2430
9400
10728
1025
2189
10833
8371
8110
5055
2393
11240
8391
8644
10847
4955
10746
4980
8268
2455
4865
5158
5120
4850
5072
2965
5150
1020
2470
5226
8352
1957
1140
1028
1080
2055
2450
2320
3473
9191
4854
2796
8050
9517
8899
8040
1019
8469
8100
2935
1069
1115
8982
7990
1177
1145
1123
2856
8898
9160
5080
2621
8483
5124
2655
8867
9523
2450
8916
8965
1073
1027
8938
1093
9220
2410
3819
8962
2101
10922
5227
4596
2245
10875
5040
5060
8170
10963
8390
5890
4515
84158139832183098171826183758229
83908370
10931
8320
5237
8572
5170
4960
8415
2461
9123
5747
10858
5211
8211
5701
9112
5020
8549
2333
10791
8980
5151
5790
10024
50557816
5420
8611
7761
2289
11171
11040
9055
4823
5487
5130
1696
9280
2225
11202
11345
7824
11108
5201
5410
8509
2470
8170
10071
8142
2267
5025
8292
275
5853
9498
10763
9682
4388
4926
3759
8167
7920
5750
5850
5770
5200
2227
5790
5171
10368
9706
8573
5500
3161
11047
8021
4346
2345
5810
4260
2491
10895
11063
8331
8011
3077
8001
8030
2440
5736
2479
2311
9901
2445
5171
4070
8180
5080
2395
9240
4009
11395
10072
9219
11355
9404
10830 10886
3047
1683
2175
11230
4275
11075
11150
8475
11075
11365
11190
8627
2935
9754
8140
5121
5043
4071
9098
11109
3765
3914
3797
5810
11320
8110
11115
4091
10674
9757
10684
11110
8080
5230
5960
5933
11350
11227
8690
8050
8050
3095
5235
11350
11385
8509
2229
11066
11066
11375
11314
11420
11270
11140
11277
11320
11407
8989
2201
5815
3712
8470 8603
10825
4996
5920
3303
9445
7680
8274
5151
3337
5459
5085
4748
5111
5830
9189
10380
9436
3065
8930
5787
2750
9040
4732
8860
8330
8193
31509181
10079
8890
3476
3440
9032
5665
9497
5065
8670
7730
7872
8350
5831
9986
8815
81258095 8065 8215815581858045
4171
5165
4061
8370
7840
5231
3100
3070
11210
8265
9654
8390
7931
8000
2194
4855
5850
37203889
7856
4110
7832
9811
7982
11950
5261
5111
5321
5620
2315
9717
5091
5291
5693
3052
5870
2773
5775
3704
9550
8245
5724
4150
5260
2204
1446
9915
8567
8243
1985
2793
2340
2914
9615
4100
2899
7818
8850
5131
4635
2380
5071
8510
8845
4966
9275
4140
5710
9402
4131
8875
5440
2337
2684
2700
4030
9954
7962
8203
2632
2041
2075
8687
5811
7864
8021
8239
8809
4497
10353
2662
7741
2329
4190
9634
8555
5361
2415
8625
7898
5451
5290
8312 8350
5460
8548
2360
8100
9861
8815
8309
2965
8270
2110
8360
4277
4280
4280
87498405
5480
8775
7848
4260
7740
5431
5051
2706
4276
8529
7780
4220
7930
5771
8040
5791
5751
5680
7808
2120
5655
4141
5640
5730
7920
2902
2958
5597
8727
9229
9788
4181
2672
4235
4033
2867
9676
8771
3929
2874
2790
5675
1584
2846
2718
8790
2933
1525
4240
2823
2390
2722
2174
9125
2359
2735
4255
9621
4070
1615
9732
4285
9149
1849
9524
9799
18051827
8860
1757
1529
2257
8247
9829
1627
1709
1535
2301
1684
1743
1539
4215
1517
4120
1779
1727
1583
1513
8996
1681
1663
16971694
1756
1668
1636
1654
1680
9548
4111
4077
9766
1645
9155
5010
2818
9828
9350
1873
8780
4260
8770
1567
4255
4240
9771
2134
9602 9796
4275
9884
9737
3909
55355531
8539
9476
4944
3415
5819
9498
9885
9576
2811
8121
8110
8085
8080 8196
8173
8160
4180
4101
5093
8465
8290
9340
9927
8332
5701
2575
9730
9611
9485
8245
5418
5725
9141
9590
8498
9399
4118
9148
8556
3160
8511
11392
9437
3936
8120
8702
8619
2931
5197
8416
8546
9530
10977
8264
8164
3610
9605
8517
5734
9601
9929
3023
4990
9957
10042
2819 2958
11280
11612
3351
8271
3286
3025
12460
9902
4849
4348
9703
41328255
9662
9843
4305
9620
9799
4146
9726
9492
9605
9818
2923
4220
2955
3014
4964
8224
8286
11430
8294
4075
9915
3982
11658
4711
9985
4982
8804
5647
9768
4258
1589
2927
11443
1525
9819
8955
8961
97299650
5677
8282
10356
4575
2939
8879 8929
8838
8839 8969
89288890 89688808
5658
2998
4508
8382
8012
8160
1668
4327
4345
4941
10325
5659
2805
2877
27692978
5760
8344
3960
8455
11040
7851
5810
4404
5711
9406
10149
4758
9606
2984
11328
4863
5782
2928
9186
8278
8536
8910
4167
9740
8533
11909
11051
4385
3078
11933
5840
11152
5671
2911
8220
11880
11619
4446
5765
8148
4633
11140
9949
9477
8431
2739
4177
8015
4465
4092
9776
2907
8600
2932
11828
4460
4589
2971
8528
4629
5736
1550
1594
1578
1650
1620
1634
1571
4830
8320
1545
2936
2972
8011
2915
5712
5682
10950
9829
5747
12176
9971
8883
48848120
9997
4938
10278
2987
4265
2950
5769
2995
5683
2966
4967
4847
5688
8460
5650
4577
4651
8066
2943
2962
4819
2919
5805
4875
11923
5670
4905
2646
5729
2796
2942
4703
3326
2965
4330
2959
11715
2949
2951
4677
4731
2721
9831
2979
10316
2976
10289
8623
8991
4563
4605
4594
11035
4582
8080
4574
4566
5820
10985
4539
11610
4911
4550
11256
4558
11130
11194
9447
4677
4689
8001
11730
1326
2970
10115
3655
4103
3435
11075
8450
8555
8834 8862
11592
8831 8861
8605
10029
8510
1625
8080
2950
8801
4179
11543
1643
3268
10064
3308
3284
8570
2965
8695
4769
2770
8549
3287
10080
3735
3549
4535
8061
10097
4611
11025
9442
2975
3923
4207
8722
8674
9051
8554
3910
11928
9043
11753
4037
10085
4365
10342
3328
3849
11881
3109
3890
4127
8748
4891
4233
4488
8258
10225
11125
11862
10144
4602
2988
9057
1665
4151
11834
4931
4881
4995
11253
10263
8051
3405
9109
4515
3597
10961
2918
8772
11197
11830 11839
11809
3271
10206
9170
10231
3563
10125
3623
10095
10191
10159
2751
10178
9836
8725
4485
3351
3850
8718
3010
4835
4963
3533
3567
3607
3597
3551
3440
3509
3490
3464
3263
3296
8110
3030
5206
7934
3981
3081
8780
4009
3876
4418
4442
4370
3582
9429
4466
4394
4853
4971
8650
34153412
8687
8644
7817
8623
8108
8195
2915
3053
8775
4192
8715
2995
2940
2904
2759
4174
8048
4387
4415
8076
8785
4365
2986
4389
4634
9519
11220
4463
4439
2990
9161
3508
8520
2875
2895
9409
4500
8728
3240
3570
2809
2959
2909
7959
3309
4336
11761 11829
1185711714
12100
3127
4390
2991
3603
2769
3625
2955
2939
2921
2783
2797
2903
2817
2837
2891
2871
2971
2764
3105
2968
2932
2916
2898
2866
2778
2790
2832
2814
2935
4372
4354
2731
2773
2793
3664
3646
3686
8521
3624
3131 31243124
3151
3127
36503647
11550
11550
11550
11550
11550
11228
5250
5210
5190
5230
5170
9379
9383
9381
11434
7980
8020
2795
10654
8735
8312
10644
8311
2151
5429
7960
2377
9905
5439
5470
8374
5419
11200
11200
11200
11200 11200
11200
11200 11200
8109
4455
5449
9060
8200
2383
8802
3409
5460
8260
8640
8081
11860
8320 8989
9090
8292
5221
9038
8830
8855
5480
8920
8755
2389
8925
2410
8838
8237
7970
9401
5450
11920
8028
8840
2141
8835
8340
8579
11060
10867
8645
8784
7910
8895
9046
8875
4720
8650
2131
5409
5440
8240
2121
9714
8419
5430
8855
5420
8905
8780
2111
8249
8830
5040
5471
8785
8720
8182
8810
8696
8909
8949
5695
82958323
8841 88778909 89598935
8811
8260
8171
2932
8131
9095
8280
755075207580
7610
8895
8980
1570
11511
9700
9856
8628
8750
8592
83008241
9440
4580
4886
8251
8162
82338061
3890
3778
2197
8599
8281
8012
8618
3862
10380
86438659
8609
10823
8355
9620
9077
7831
4473
10059
8018
9427
8903
9417
9377
9407
9397
8866
11530
3736
4731
4575
8200
10824
3834
11223
4555
11079
2211
9357
10483
5784
3756
8583
9330
11977
4421
8766
4187
2748
11588
4351
10174
11053
3385
8032
11299
9593
9441
9066
8540
4168
7978
9079
4251
11912
2770
8024
3806
4199
4791
9984
9480
11291
9745
8680
42279958
8206
1796
4759
9936
2992
2660
5802
2820
2795
4068
4143
4937
4335
4155
10032
4190
8738
9918
8690
7955
9302
10037
2855
11570
3899
11653
10057
8896
8014
8718
3918
2753
10914
3947
11622
2805
3693
4545
3373
10902
9322
9880
10997
3829
11091
10168
8123
8919
5038
8032
11649
11150
8052
8033
3944
11769
616
8384
11628
11711
10011
3773
11693 11771
10069
11544 11796
11888
11647
11751
4005
11703
9337
10997
8716
10926
8114
10380
8290
3871
79517949
11787
8404
11797 11833
11671
11806
11609
8043
5068
10915
11815
11184
11120
10966
3074
9065
11732
10911
11326
10100
10938
11726
10978
10994
11126
11364
1022010150
10138
11050
11106
10118
4565
11286
11727
11679
11784
11762
7990
5096
4083
11234
11256
3881
10030
10941
10073
10114
11212
11686
11704
11357
11686
10929
11051
4044
11284
3857
9867
11598
11680
9461
8464
11736
2964
11766
2986
12114
11259 11333
11320
4002
4044
4028
9359
9033
5058
9858
5064
4057
11306
4644
5188
11377
5067
3081
7945
4033
11520
3481
4076
11703
10212
10194
4805
5073
11018
5128
5238
5222
2952
3998
2944
8652
9885
8111
8567
3327
8242
9849
5168
11279
11681
9831
4212
5090
5076
9233
5072
4236
11015
4020
4156
4138
5052
5048
5082
5086
11356
11316
4102
4120
2978
2972 2930
5085
5288
5279
5257
5308
5041
5073
5079
5067
505750495063
5264
8656
9317
5150
8655
8742
3250
11656
11657 11820
8186
11060
9179
11307
8709
9224
8084
11326
11055
11541
8633
8428
11644
5337
11258
5042
11127
8570 8544 8668 8648
8620
8510
11240
8004
11227
11397
11199
7972
3330
3316
3331
8643
8648
8402
8098
82828308
11320
5035
8364 2989
11179
12020
12072
12108
9287
5038
8914
8909 8891
8938 37408894
8939
9090
9055
91109038
9089
9130
91159165
9060
9597
3276
8488
8657
9853
754
12038
11910
11816
9150
4610
11120
10390
10891
3012
4861
4873
4943
4815
4979
4987
4955
4827
3063
11646
1124711267
8298
8639
8685
3004
11888
11676
2994
5083
11792
5173
8515
5097
11794
8009
11992
11681
1175011772
12088
8190
5043
11676
9198
3511
3084
11108
709
10919
10940
11033
9199
9397
11217
11205
8130
3094
5079
3091
35103504
10865
5055
9133
8181
8603
9025
3360
736
3258
11008
3348
712
5087
3291
11090
12056
8580
565
4622
11306
9917
11334
3153
2915
510
682
743
765
10925
8511
5231
11079
721
8980
783
5265
623
3442
3281
3311
4676
3338
5203
9393
11220
5091
2929
528
9366
10240
3645
5383
4668
8199
9838
4654
109419260
11057
12122
5294
8056
12418
597
10917
11020
5061
547012136
8910
5291
648
618
602
12154
12172
12190
9369
9856
10975
31153112
10961
584
2945
10949
9902
3343
9901
8098
10929
9822
3479
9872
513
5403
5323
9755
3099
9888
9703
3217
3203
3308
3235
9905
12208
5310
9733
544512167
568546
9910
9077
11075
11074
11105
11225 1129511269
3253
3265
9837
5429
10376
12502
10902
10907
5366
9768
9051
5328
5388
3631
10906
9918
9240
9049
3390
12211
9771
1120011212 11292
11230 11272
11227
9785
12023
540812115
990497869918
11072
5346
3537
12226 12300
9202
9750
10920
8051
3673
1244612476
12288
12260
4698
12311
12187
9924
9823
8017
12195
11094
4690
12067
9913
12455
12153 12245
12371
10899
12181
12432
220
3459
11180
9797
12312
3585
3466
12383
12276
12404
12532
12324
12362
3380
8080 12203 12337
11082
3693
3520
12340
3524
9871
12386
8085
3590
3546
3394
8036
10390
10390
11178
3617 36043603
3417
3515
12425
12425
8027
2860
8038
12415
12445
3880
11002
11104
8111
11123
12435
12435
8034
8935
8945
8975
8925
8971 8981
89858931
8941
8673
8669
11750
11720
1182011850
11770
1179011810
8625 86218677
865786538665
11140
11830
11760
11840
86338687
3010
3030
8991
8951
8995
8953
10TH ST N
HUDSON BLVD
MA
N
N
I
N
G
A
V
E
N
LA
K
E
E
L
M
O
A
V
E
N
STILLWATER BLVD N
34TH ST N
50TH ST N
KE
A
T
S
A
V
E
N
15TH ST N
IN
W
O
O
D
A
V
E
N
ID
E
A
L
A
V
E
N
20TH ST N
LAKE JANE TRL N
30TH ST N
53RD ST N
27THSTN
JA
M
A
C
A
A
V
E
N
55TH
S
T
N
JANE RD N
47TH ST N
DEMONTRE V I L L E T R L N
57 THST N
59TH ST N
5 1 S T S T S
3 1 S T S T N
43RD ST N
LE
G
I
O
N
A
V
E
N
39TH ST N
38TH ST N
42ND ST N
O
L
S
O
N
L
A
K
E
T
R
L
N
KI
M
B
R
O
A
V
E
N
33RD ST
N
2 4 T H ST N
26TH ST N
32N
D
S
T
N
J U L E P A V E N
LI
L
Y
A
V
E
N
C I M A R R O N
IV
Y
A
V
E
N
H
I
L
L
T
O
P
A
V
E
N
21ST ST N
STILLW
A
T
E
R
L
N
N
I
R
ISAVE
N
M A N N I N G T R L N
45TH ST N
9TH ST N
IV
O
R
Y
A
V
E
N
12TH ST N
J A S M IN E A V E N
JE
W
ELAVEN
56TH ST N
LEGION LNN
35TH STN
KE
L
V
I
N
A
V
E
N
37TH ST N
36TH ST N
J A M A C A B L V D N
L I N D E N A V E N
K
L
O
N
D
I
K
E
A
V
E
N
L
I
N
D
E
N
TRLN
J
A
N
E
C
T
N
I M P E R I A L A V E N
55TH ST
ISLE AVE N
22ND ST N
4
0
T
H
S
T
N
T
A
P
E
STRYTRL
28TH ST N
KI
R
K
W
O
O
D
A
V
E
N
3RDSTREE T P L N
H
Y
T
R
A
I
L
A
V
E
N
LI
L
A
C
L
N
N
TA P E S T R Y R D
JERO
M
E
A
V
E
N
K
I
N
D
R
E
D
W
AY
14 T H S T N
H I G H L A N D S T R L N
E A G L E P O I N T B L V D
JA
N
E
C
I
R
N
JONQUIL TRL N
JA
S
P
E
R
A
V
E
N
LA
Y
T
O
N
A
V
E
N
JAMACA CT N
JULEPCTN
LEE
W
A
R
D
A
V
E
N
J
O
N
Q
U
IL
A
V
E
N
LILAC PL N
I
R
I
S
H
C
T
N
H
I
G
H
L
A
N
D
S
C
T
N
JUL
E
P
W
A
Y
LILAC WAY N
IVORY CT
IN
N
S
D
A
L
E
A
V
E
N
11TH ST N
TAPESTRY GRV
1
0
T
H
S
T
R
E
E
T
L
N
N
22ND CT N
IN
N
S
D
A
L
E
A
V
E
N
L
A
Y
T
O
N
A
V
E
N
STILLWATER BLVD
N
IS
L
E
A
V
E
N
JA
M
A
C
A
A
V
E
N
53RD ST N
KE
A
T
S
A
V
E
N
KE
A
T
S
A
V
E
N
LI
L
Y
A
V
E
N
M
A
N
N
I
N
G
A
V
E
N
H I G H L A N D S T R L N
10TH ST N
J U L E P A V E N
LA
K
E
E
L
M
O
A
V
E
N
5 7 T H S T N
50TH ST N
59TH ST N
39TH ST N
Lake Elmo
Lake Jane
Eagle Point Lake
Lake DeMontreville
Lake Olson
Sunfish Lake
Horseshoe Lake
Downs Lake
Goose Lake
Rose Lake
Clear Lake
Armstrong Lake
Sources: Washington County & Metro GIS
1-9-2015
5
Official Zoning Map
Data Disclaimer:
This map is not a boundary survey
and is not intended to be used as such.
The City of Lake Elmo assumes no
liability for the completeness of this map
or responsibility for any associated direct,
indirect, or consequential damages that
may result from its use or misuse.
ZONING DISTRICTS
A
BP
C
CC
GB
LC
LC-PUD
LDR
MDR
OP
PF
R2-PUD
RE
RR
RS
RT
Shoreland District
Municipal Boundary
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User CommunityLocation Map: Parcels with CC Zoning
K
LA
K
E
E
L
M
O
0 3,000 6,0001,500 Feet
1"=3000'Data Source: Washington County, MN
2-18-2015
Parcels in Lake Elmo
with CC zoning
456717
456710
456715
PLANNING COMMISSION
DATE: 2/23/15
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2015-08
ITEM: Lennar Homes Sketch Plan – Diedrich/Rieder Property
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
Stephen Mastey, Landscape Architect
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to review a Sketch Plan for a proposed residential
subdivision within the I-94 Corridor planning area along Lake Elmo Avenue and immediately north
of the Hunters Crossing development. The sketch plan includes 50 single-family residential detached
homes (townhouses) on a total site area of 14.35 acres. Because this is a Sketch Plan review, there is
no formal action required by the Planning Commission.
GENERAL INFORMATION
Applicant: Lennar Corporation (Paul Tabone); 16305 36th Avenue North, Suite 600,
Plymouth MN 55446
Property Owners: Tammy Diedrich and Gerhard Rieder, 7401 Wyndham Way, Woodbury, MN
55125
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. Immediately north of 404 Lake
Elmo Avenue North. PID: 36.029.21.32.0002
Request: Sketch Plan Review
Existing Land Use: Vacant
Existing Zoning: RT – Rural Transitional Zoning
Surrounding Land Use: North – Cimarron Manufactured Home Park and golf course; East –
Trans-City industrial building; West – Rural Residential property and
The Forest residential subdivision; South – Hunters Crossing single
family residential development; also one existing home site adjacent to
Lake Elmo Avenue.
Surrounding Zoning: MDR – Medium Density Residential, RT – Rural Development
Transitional; LDR – Low Density Residential
Comprehensive Plan: Urban Medium Density Residential (2.5 - 4 units per acre)
Proposed Zoning: MDR – Urban Medium Density Residential
BUSINESS ITEM 5A
2
History: No history on file with the City. Site has been vacant or used for agricultural
purposes for a long amount of time.
Deadline for Action: N/A – No action required by City
Applicable Regulations: Article 10 – Urban Residential Districts (MDR)
REQUEST DETAILS
The City of Lake Elmo is in receipt of a Sketch Plan from Lennar Corporation related to a proposed
single-family detached residential subdivision that would be located on property currently owned by
Tammy Diedrich and Gerhard Rieder and located immediately north of the Hunters Crossing
subdivision along Lake Elmo Avenue. The applicant is proposing to construct 50 townhouse units as
part of the project, all of which would be accessed via a new connection to the planned 5th Street
minor collector roadway. The site is situated between the Hunters Crossing development and the
Cimarron golf course, and is also bordered the by Trinity Select (Tans-City Investments) industrial
building to the east.
The Lake Elmo Subdivision Ordinance specifies that as part of the pre-application process for a new
subdivision, the applicant must first submit a Sketch Plan for review by the Planning Commission.
The Ordinance notes that the purpose of the Sketch Plan review is as follows:
Sketch plan. In order to ensure that all applicants are informed of the procedural
requirements and minimum standards of this chapter and the requirements or limitations
imposed by other city ordinances or plans, prior to the development of a preliminary plat, the
subdivider shall meet with the Planning Commission and prepare a sketch plan which
explains or illustrates the proposed subdivision and its purpose. The Planning Commission
shall accept the information received, but take no formal or informal action which could be
construed as approval or denial of the proposed plat.
Based on this wording, the Planning Commission is not being asked to take any formal action as part
of its review other than to accept the information received. Staff has completed an internal review of
the Sketch Plan, and general comments from Staff are included in this memorandum and applicable
attachment.
BACKGROUND
The proposed Sketch Plan is located within the I-94 Corridor Planning Area and is therefore located
within the one of the City’s sewer service areas. The City’s future land use map guides this site for
Urban Medium Density Residential (MDR) at a density of 4.0 to 7.5 units per acre. This land use
designation was changed from the original designation of High Density Residential (HDR) at the
request of the property owner a little over a year and a half ago. The City’s amendment to the
Comprehensive Plan also included the Hunters Crossing property to the south, which previously was
designated as MDR. The site is also located adjacent to the planned 5th Street minor collector
roadway, and as such, the developer will need to plat the appropriate right-of-way for 5th Street with
the proposed townhouse subdivision. The 5th Street alignment through this area has previously been
decided as part of the development to the south and the proposed concept matches this approved
alignment.
BUSINESS ITEM 5A
3
The proposed subdivision will facilitate the construction 50 single-family attached units, with all of
the planned buildings depicted as side-by-side townhouses. The overall project site includes 14.35
acres, and the resulting gross density calculation of 3.48 units per acre falls slightly below the range
specified in the Comprehensive Plan for the MDR land use designation. The net project density will
be calculated once the detailed preliminary plat is submitted, but should bring the site close to the
minimum level of 4 units per acre as per the Comprehensive Plan. Using the developer’s site area
calculations after removing the county and 5th Street right-of-way, the net density is estimated at 4.17
units per acre. The project falls under the threshold for a mandatory EAW, and Staff is not aware of
any specific environmental concerns associated with the subject property.
Given the location of the proposed townhouse development, Lennar will need to coordinate with the
developer to the south in order to ensure that 5th Street is designed and built per City specifications.
Ryland Homes (the developer of Hunters Crossing) was allowed to proceed with its final plat under
the condition that it builds at least half of 5th Street with its second addition plans. With Lennar now
looking to develop the property on the other side of 5th Street, the road must be completed it its
entirety in order to provide proper access to both developments. Staff is of the understanding that
both parties have discussed 5th Street, and that final plans for the roadway would be completed with
the Lennar project.
Staff has provided comments where appropriate in the following section to identify elements of the
plan that will need to be further addressed before a submission of a preliminary plat.
The applicant’s submission to the City includes the following components:
• Sketch Plan. The Sketch Plan includes a proposed configuration of roads, lots, and storm
water facilities on the applicant’s site. All parcels and roads have been designed to confirm
to the City’s standards and ordinances for single-family attached dwellings.
• Townhouse Plans. The developer has provided floor plans and sample photographs of the
homes that would be built within this subdivision.
The Staff review comments that follow are all based on conducting a very high level review of the
Sketch Plan since there is not a lot of detailed information that is required at this stage in the
subdivision process. Staff has instead focused on the bigger picture items and those things that
would otherwise not allow the development to move forward if they contrasted with elements from
the Comprehensive Plan or the City Code.
STAFF REVIEW COMMENTS:
Staff has reviewed the proposed Sketch Plan and provided comments in the following areas:
• Land Use: The proposed Sketch Plan conforms to the City’s density range specified for the
MDR – Medium Density Residential land use category. Townhouses are an expected use
within this category, and the proposed site offers a transition from the MDR zoning to the
north and industrual uses to the west. Given the limited size of the parcel, and its location
between other higher intensity land uses, the townhouses are a good use of the property that
will allow the developer to provide an appropriate level of development given the
infrastructure necessary to serve this area.
• Lake Elmo Theming Study. As the applicant prepares Preliminary Plans for the proposed
subdivision, staff would recommend that various elements from the Lake Elmo Theming
BUSINESS ITEM 5A
4
Study be included in the proposed plans. As an example, the Hunters Crossing development
to the south is incorporating white fencing along the 5th Street boulevard
• Density: The submitted Sketch Plan includes an estimate of the project area minus County
and 5th Street right-of-way, and the estimated net density calculation of 4.17 units per acre
falls within the allowed range of the Urban Medium Density land use category (4.0 – 7.5
units per acre).
• Zoning. The City has adopted urban development districts, including the Urban Medium
Density Residential (LDR) zoning district. The Sketch Plan has been designed to comply
with the MDR district standards in regards to lot area, setbacks, and other dimensional
standards. The sketch plan does not depict the proposed lot boundaries between individual
homes, but in general, the MDR zoning district allows the common areas between units to
county towards the minimum lot size and frontage requirements. Staff would recommend
that the City rezone the applicant’s site to MDR at the time of Preliminary Plat approval.
• Buffer Areas. The project is not located in an area that will be subject to required buffering.
Staff is recommending that the applicant provide additional screening and/or buffering from
the property to the east, which is planned and used for industrial and business park
development.
• Parks and Trails. The City has previously decided to accept a cash payment in lieu of land
dedication for the Hunters Crossing development to the south of sketch plan area. Because
this site is even smaller and more constrained from an access perspective, Staff is
recommending that a payment in lieu of land dedication also be considered on this site. The
developer will be required to provide interior sidewalks along the streets, and is also
encouraged to include connections to the planned trail system along 5th Street. Given that the
proposed subdivision is proposed for Urban Medium Density, the parkland dedication
requirement per the City’s Subdivision Ordinance will be 10% of land, fee in lieu of land in
the amount of equal market value of 10%, or some combination thereof.
• Streets/Access. As part of the City’s review of Hunters Crossing, the alignment of 5th street
through this area, and its connection point to Lake Elmo Avenue has been reviewed and
approved as part of this development’s construction plans. The proposed access into the
subdivision lines up with the access into Hunters Crossing and meets access spacing
requirements from the County road. All portions of the 5th Street right-of-way that are
located on the applicant’s property will need to be dedicated with the final plat, and the right-
of-way as depicted on the sketch plan is consistent with the regional plans for the road.
Although the developer of Hunter’s Crossing was allowed to build only the southern half of
5th Street with their project, the entire road will need to be constructed in order to provide
proper access into the subject property. Other general review comments from the City
Engineer concerning streets are as follows:
o All residential streets shall be constructed to a 28-foot width from back of curb to
back of curb per the city standard details. Right-of-ways must be a minimum 60 feet.
o Ten (10) foot utility easements are required on both sides of the right-of-way.
o Six (6) foot sidewalks must be provided along all continuous residential streets and
along other streets as may be required for connectivity.
o All street intersections must be at 90 degrees and maintain 100 feet of tangent with
maximum slopes of 2% for first 100 feet.
BUSINESS ITEM 5A
5
o Residential maximum longitudinal grade is 8% with no sidewalks, 6% where there
are sidewalks.
o Minimum diameter cul-de-sac is 90 feet with 120-foot right-of-way.
• Utilities. Public water service has been extended to the Site as part of the City’s 2014 Lake
Elmo Avenue water main project. Sanitary sewer service is also available within the 5th
Street right-of-way as part of an earlier project. The preliminary plans will need to include
detailed utility construction plans that meet City engineering standards.
• Storm Water Management. The proposed development area resides within the Valley
Branch Watershed District (VBWD). City staff recommends early planning/coordination
meetings with VBWD. The design of the storm water management systems must be
compliant with the requirements of the VBWD, the City of Lake Elmo Storm Water
Management Ordinance, and the City of Lake Elmo design standards manual. The applicant
is advised to fully read and comprehend the City’s storm water and erosion control ordinance
since these standards are different, and in some cases more stringent, than the watershed
district. The storm water facilities must be platted as Outlots and deeded to the City for
maintenance purposes. The storm water ponds will not be allowed to encroach on to adjacent
private lots.
• Grading. Based upon the existing conditions of the site, the residential subdivision will
require substantial grading activity. All grading activities shall meet the approval of the City
Engineer.
• Landscaping. The applicant has not provided any details concerning landscaping for the site,
which must be submitted at the time of Preliminary Plat submission. The City’s landscape
architecture consultant has conducted an initial review of the sketch plan and has noted that
there are a substantial number of existing trees on the property, and that the project will be
subject to the City’s tree protection and replacement ordinance. He also indicated that that
the spacing and layout of the townhouses will not leave a lot of room within the boulevard
for street trees. In place of the City’s standard 50 foot tree spacing, the developer may need
to consider grouping tree planting between townhouse units in order to provide a comparable
number of trees within the boulevard or make modifications to the development plans in
order to account for these trees.
• Environmental Review. The proposed development under the Sketch Plan does not trigger a
mandatory environmental review.
• City Engineer Review. The City Engineer’s review comments are found as part of the
attachments to this report. The Engineer did note that the storm water management plan
would need to be consistent with City and Valley Branch Watershed District standards.
• Subdivision Review Process. In order to proceed with the subdivision of the land included in
the Sketch Plan, the applicant will need to next prepare a Preliminary Plat application. At the
Preliminary Plat stage, there is much more information required as part of the submission
process, which also requires a public hearing. Lennar Corporation has indicated that it would
like to proceed with the submission of a Preliminary Plat application in the spring of 2015.
BUSINESS ITEM 5A
6
RECCOMENDATION:
Staff is recommending that the Planning Commission accept the Sketch Plan provided by Lennar
Corporation for a 50 unit single family attached residential development that would be located within
the I-94 Corridor Planning Area.
ATTACHMENTS:
1. Application Forms
2. Location Map
3. Townhouse Plans and Photo Examples
4. City Engineer Review Memorandum 2/17/15
5. Landscape Architect Review Memorandum 2/18/15
6. Lennar Townhouse Sketch Plan
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff ..................................................................................... City Planner
- Questions from the Commission ............................ Chair & Commission Members
- Discussion by the Commission .............................. Chair & Commission Members
BUSINESS ITEM 5A
The Forest
LanducciProperty
CimarronPark
L
a
k
e
E
l
m
o
A
v
e
")17
Hudson
B
l
v
d
N
3rd St Pl N
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Data Scource: Washington County, MN10-22-2013
Location Map: Diedrich Property (PIN: 36.029.21.32.0002)
K05001,000250 Feet
1"=500'
§¨¦94
Diedrich Property
PAGE 1 of 2
MEMORANDUM
Date: February 17, 2015
To: Kyle Klatt, Planning Director Re: Diedrich Property – PUD Concept Plan Review
From: Jack Griffin, P.E., City Engineer
An brief engineering review has been completed for the Diedrich Property PUD Concept Plan. The submittal
consisted of a one page 11 x 17 concept plan prepared by Pioneer Engineering, dated February 6, 2015.
We have the following review comments:
All public improvements constructed to support the development must be designed and constructed in
accordance with the City Engineering Design Standards Manual available on the City website.
MUNICIPAL WATER SUPPLY
Municipal water service is readily available within the 5th Street R/W located adjacent to the plat.
The applicant is responsible to extend municipal water into the development to serve the proposed
properties. Two connection points to the existing City system will be required and a looped watermain
network must be constructed.
No trunk watermain oversizing is anticipated for this development.
MUNICIPAL SANITARY SEWER
Municipal sanitary sewer service is readily available within the 5th Street R/W located adjacent to the plat.
The applicant is responsible to extend the municipal sanitary sewer to the development to serve the
proposed properties.
No trunk sewer oversizing is anticipated. The area can be served without a lift station.
STORMWATER MANAGEMENT
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations.
Storm water facilities proposed as part of the site plan to meet State and VBWD permitting requirements
must be constructed in accordance with the City Engineering Design Standards Manual available on the
City website.
The general drainage system should mimic the natural topography of the site in order to ensure a
drainage system that provides positive storm water drainage across the development. Overland
emergency overflows or outlets will be required as part of the site plan.
The ultimate discharge rate and location will be an important consideration to avoid negative impacts to
downstream properties. The storm water management plan will need to address changes to the
downstream drainage system to the extent alterations are proposed. To the extent adjacent properties
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
are impacted, written permission from those properties must be submitted as part of the development
applications.
Per City requirements, all storm water facilities, including infiltration basins, must be placed in Outlots
deeded to the City for maintenance purposes. The Stormwater Facility Outlots must fully incorporate the
100‐year HWL, 10 foot maintenance bench and all maintenance access roads. It is unclear from the
concept plan if the proposed ponding and infiltration is on Outlots that will be dedicated to the City.
The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.5 feet.
Drain tile is required as part of the City standard street section at all localized low points in the street.
Drain tile considerations may impact the storm sewer design and depth requirements at low points.
Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width.
TRANSPORTATION IMPROVEMENTS
Access to the development must be from 5th Street as shown, directly across from the Hunters Crossing
access roadway.
The applicant will be responsible to construct the north half of 5th Street from CSAH 17 to the east plat
edge of the Hunters Crossing development. This improvement must be completed at the developer’s cost.
The plat must dedicate the existing 5th Street roadway easement as City R/W. The plan indicates the
minimum 100 foot R/W as required.
The proposed 2‐lane collector parkway street (5th Street) design and geometrics must meet all Municipal
State Aid design standards for urban streets (8820.9936) for ADT > 10,000; 40 mph design speed; and
must be consistent with the detailed parkway cross section installed throughout the remaining corridor
segments and as outlined in the 5th Street Collector Design Guidelines as prepared by City staff.
Right and left turn lanes must be incorporated along 5th Street North per the City design standards to
maintain mobility along the Parkway since there is only one travel lane in each direction.
Additional streetscape amenities are required along 5th Street consistent with the remaining corridor
segments. 5th Street Amenities include a north side off‐road bituminous trail, minimum 10 foot width
with 5 foot clear zone; a south side concrete sidewalk, minimum 6 foot width with 2 foot clear zone;
landscaping elements including a center landscape median; and theming elements including street and
ornamental lighting, banner poles at primary gateway intersections, and white post & rail fencing.
The applicant will also be partially responsible for the improvements required by Washington County at
the intersection of 5th Street and CSAH 17.
RESIDENTIAL STREETS
All streets must be designed to meet the City’s Engineering Design Standards including R/W width, street
width and cul‐de‐sac radii. Surmountable concrete curb and gutter shall be installed in single family
residential areas with future driveways and B618 curb installed along entrance roadways. All street
intersections must be at 90 degrees and maintain 100 feet of tangent with maximum slopes of 2% for first
100 feet. Residential maximum longitudinal grade is 8% with no sidewalks, 6% where there are sidewalks.
Six (6) foot sidewalks must be provided along all residential streets and as may be required for
connectivity.
Ten (10) foot utility easements are required on either side of all right‐of‐ways.
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM
DIEDRICH PROPERTY – DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED FEBRUARY 18H, 2015
REVIEWED CONCEPT PLAN SET DATED FEBRUARY 6TH, 2015
Required Action Items by DEIDRICH PROPERTY Project Team
1. Correctly label Lake Elmo Avenue North on the western edge of the
property. Currently it is labeled Lake Elmo Boulevard.
2. Since this preliminary site plan doesn’t address plantings within this set of
plans we are excited to look at the next generation of plan development
set which will have that level of specification for our review.
3. We request more information as it relates to the tree preservation plan.
4. Your site layout design should be working with and incorporating natural
features of the site especially the existing vegetation.
5. Please provide an analysis of street tree plantings in relationship to
proposed residential utility connections and proposed driveways with
appropriate setbacks from both utility service connections and driveways.
It appears that once this exercise is completed with the current lot widths
and proposed home locations there will be little or no room for proposed
street trees as currently represented. Therefore, an adjustment of the lot
widths and or reducing the number of proposed housing units may need
to take place to facilitate the incorporation of the required trees in the
streetscape corridor. A minimum of one (1) tree shall be planted for every
fifty (50) feet of street frontage.
6. At all property boundaries please provide design sections for all
landscape screening suggested representing all typical planting
arrangements with species specified and represented to scale at time of
installation. When planting berms please consider planting side slopes
verses simply planting the top. Plants are much happier when not placed
on the highest, driest and windiest part of the berm.
7. Please provide design drawings for development sign, theme & gateway
experiences.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
DIRECTOR OF DESIGN