HomeMy WebLinkAboutPZ Agenda Packet; 3-23-15
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, March 23, 2015 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. March 9, 2015
4. Public Hearing
a. ZONING MAP AMENDMENT – GENERAL AMENDMENTS. The Planning
Commission will consider general updates to the City’s official Zoning Map to
bring the map into conformance with the Comprehensive Plan and to revise the
map to include recently approved subdivisions.
5. Business Items
a. RURAL AREA DEVELOPMENT UPDATE. The Planning Commission is being
asked to discuss issues concerning rural development within the framework of
other potential Comprehensive Plan Amendments in 2015. Materials from
previous meetings will be provided for further review.
b. GATEWAY CORRDIOR TRANSIT PLANNING UPDATE. Staff will provide
an update on the ongoing planning effort of the Gateway Corridor Bus Rapid
Transit facility.
c. OPEN MEETING LAW DISCUSSION. The Planning Commission Chairman
requested a discussion on Open Meeting Law.
6. Updates
a. City Council Updates – March 17, 2015 Meeting
i. Accessory building variance – 3033 Inwood Ave. N. approved
b. Staff Updates
i. Upcoming Meetings:
• April 13, 2015
• April 27, 2015
c. Commission Concerns
7. Adjourn
Lake Elmo Planning Commission Minutes; 3-9-15
City of Lake Elmo
Planning Commission Meeting
Minutes of March 9, 2015
Chairman Dodson called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Dodson, Kreimer, Griffin, Larson and Dorschner
COMMISSIONERS ABSENT: Haggard
STAFF PRESENT: Community Development Director Klatt, City Planner Johnson and City
Engineer Griffin
Approve Agenda:
The agenda was accepted as presented.
Approve Minutes: February 23, 2015
M/S/P: Williams/Dorschner, move to approve minutes as amended, Vote: 5-0, motion
carried, with Griffin not voting.
Business Item: Wildflower at Lake Elmo cont.
Klatt noted that the application before the Planning Commission is a Preliminary Plat
and Preliminary PUD Plan for the Wildflower at Lake Elmo. The Planning Commission
held a public hearing on February 23, 2015. The Planning Commission postponed
consideration of the application to collect additional information on the following: 1)
Raingardens and specifically how many 2) Could the road widths be expanded in place
of Raingardens 3) Narrow streets and what are specific problems associated with them
4) Fields of St. Croix drainfield and if there are problems with directing water across it 5)
drainage issue near the Krueger property and if there are any issues with the culvert and
flooding in this area.
Regarding the culvert on Lake Elmo Ave., the Valley Branch Watershed District engineer,
John Hanson, noted that the flooding condition related to the Krueger property is more
related to an existing condition. He was confident that the condition would not be made
worse by the Wildflower development. Williams asked if staff had contacted
Washington County regarding the culvert. Klatt noted that he did not contact
Washington County Public Works.
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Lake Elmo Planning Commission Minutes; 3-9-15
Regarding the Fields of St. Croix drainfield, Klatt noted that the 100-year flood elevation
of Goetschel Pond is 908. The drainfield is located at a significantly higher elevation than
the 100-year flood elevation. Klatt noted that there does not appear to be any threat of
inundation of the drainfield based upon these elevations. Mr. Pace of Fields of St. Croix
spoke that staff is correct on the elevations, and there does not appear to be a threat.
Williams asked about some properties that previously shared the need to pump water
out of their basements, at times utilizing a sump pump. Klatt noted that the area of note
with regards to pumping is further to the south.
In discussing the setback from the Eischen well to the stormwater facility, Klatt noted
that the MN Dept. of Health has clear setbacks for wells from wet basins. The Eischen
well is located outside of the required setback. Klatt also noted that the low floor
elevation of the Eischen home meets the required 2 foot separation from the storm
water facility.
With regards to the number of rain gardens within the development, the applicant has
agreed to remove the rain gardens from the right of way. The condition of approval
would still allow the applicant to investigate specific locations for rain gardens with the
approval of the City Engineer. Dodson asked the City Engineer about the maintenance
costs associated with rain gardens. Jack Griffin noted that exact costs are not available,
as the City only maintains 3 gardens at this time. The larger problem relates to garden
failure, where the garden may not be designed correctly for a specific soil.
Street widths were discussed, noting that public works and emergency services do not
support narrow streets for access and maneuverability concerns. Klatt recommended
that the condition remain in place and the applicant meet with the appropriate staff for
final design.
Additional neighbor concerns - Mary Jean Dupuis requested that the nearby grass trail
be eliminated from the plan. Staff has included an alternate condition should the
Planning Commission support the request of the Dupuis family. Staff does not have a
strong preference about this request . Klatt noted that the HOA will own the property,
and the City has limited ability to not allow a mowed trail. Williams asked about
screening and plantings. Klatt noted that plantings have been installed and are shown
on plans. Richard Smith noted two major concerns: 1) timing and location of sewer
connection and 2) access road to the property. Staff is recommending that the utility
plans be updated to show stub to smith property, and that a condition be added
regarding the driveway. Smith also did express concern about future subdivision of the
outlot near his property. Klatt noted that staff would contact City Attorney to discuss
the addition of a covenant or condition. The Planning Commission asked if all outlots
would be a concern for future subdivision. Klatt noted that there are conservation
easements that would need to be vacated, and many of the outlots include stormwater
facilities, which is integral infrastructure.
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Lake Elmo Planning Commission Minutes; 3-9-15
Regarding the flood zones, the VBWD noted that they may take the lead in updatin g the
FEMA maps for this area. Staff will draft a letter of support for VBWD to take the lead.
Dodson asked how much time it would take to complete the update. Klatt noted not
weeks, much longer, but before the 3rd phase of the development comes forward.
MnDOT sent comments that are pretty boiler plate review language of when MnDOT
permits would be required.
Klatt presented the proposed findings and conditions of approval. Two findings were
added by the Planning Commission,
Williams asked if the MN Land Trust was party to the conservation easements on
Outlots O and P of Fields of St. Croix. Klatt confirmed that they were not party to those
easements.
Klatt noted that staff is recommending approval of the Wildflower Preliminary Plat and
Preliminary PUD Plan with the recommended 20 conditions. Staff recommends deleting
condition #2 and add Condition #20 as it relates to the smith driveway. The Commission
needs to decide if condition #21, relating to the removal of the grass trail in Outlot H,
should be added.
Dodson asked about conservation easements and the resulting tax situation if only the
City is party to the easement as opposed to MN Land Trust. Engstrom stated that the
Minnesota Land trust only applies to Phase I of the development.
Engstrom discussed the proposed mowed path through Outlot H. Larson noted that the
City has successful trails that are mowed paths in Sunfish Lake Park.
Williams asked if there were additional locations in HOA owned outlots that could have
rain gardens. Williams felt that these could be a benefit to the pollinators as well.
Engstrom noted that if they find the correct locations in other places, they are not
opposed to adding some rain gardens.
Dodson began the discussion by talking about condition #20, the restriction on Outlot G.
The Commission would like stronger language to protect it like the other outlots to
prohibit any future splitting of the outlot. Williams wanted a separate condition.
M/S/P: Williams/Dodson, move to require the developer and the City to establish a
legally binding agreement to prevent further residential or commercial development of
all outlots, Vote: 6-0, motion carried unanimously.
The Planning Commission discussed the trail near the Dupuis property.
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Lake Elmo Planning Commission Minutes; 3-9-15
M/S/P: Williams/Larson, move to strike condition #21 related to the removal of the trail
near the Dupuis property, Vote: 6-0, motion carried unanimously.
M/S/P: Williams/Dorschner, move to strike condition #2, Vote: 6-0, motion carried
unanimously.
M/S/P: Williams/Dorschner, move to amend condition #3 to require the developer to
submit temporary easements to the City prior to grading activity, Vote: 6-0, motion
carried unanimously.
Condition #3 will now read: Prior to any grading activity, the developer shall submit to
the City temporary grading easements from the owner of the lots adjacent to Layton
Avenue within the Brookman Addition in order to construct the improvements within
this right-of-way as documented in the preliminary construction plans.
There was a discussion about rain gardens.
M/S/P: Dorschner/Kreimer, move to recommend approval of the Wildflower Preliminary
Plat and Preliminary PUD Plan with the 21 conditions of approval and the findings of fact
as drafted by staff and amended by the Planning Commission, Vote: 6-0, motion carried
unanimously.
Williams suggested a minor amendment to condition #8 and finding #7 that were
grammatical. Dorschner and Kreimer accepted as friendly amendment.
Public Hearing: Boulder Ponds – Zoning Map Amendment, Final Plat and Final PUD
Plan.
Planner Johnson presented an overview of a proposed Final Plat, Final PUD Plan, and
Zoning Map Amendment associated with a proposed mixed use development to be
called Boulder Ponds. He noted that the final plat includes 47 single-family residential
lots and represents a portion of the overall area included as part of the development
project.
Critical issues are 1) additional easements are required along public ROW and outlots 2)
Outlots D,E,G, and L must be dedicated to the City for stormwater facilities 3) written
approval from SWWD for modifications to Surface Water Management Plan 4) all
grading, drainage, erosion control, surface water management and utility and street
plans approved by City Engineer prior to release of final plat for recording.
Johnson stated that Staff is recommending approval of the Final Plat and Final PUD
Plans with 11 conditions, in addition to recommending approval of the zoning map
amendments.
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Lake Elmo Planning Commission Minutes; 3-9-15
Williams questioned preliminary plat condition number 9 concerning the width of the
trail. He stated that the developer has indicated that the plans have been updated to
reflect the City’s request. Johnson noted that the City has been working to establish
standards for trail widths, and that the review indicated that the trail width has not yet
been reduced.
Williams asked that the completion of 5th Street be tied to the Inwood Development or
the platting of Boulder Ponds. Johnson stated that Staff has insisted that the timing of
major infrastructure improvements be tied to the amount of development as it occur.
Under State Statute, there must be some proportionality between the amount of
infrastructure that the City is requiring and the amount of traffic/development. In this
case, Staff is agreeing with the developer that the phasing as proposed by the developer
is reasonable given amount of work included with the first phase.
Kreimer questioned whether or not the small triangle related to the 5th Street right-of-
way on the eastern edge of the plat had been transferred to Boulder Ponds. Johnson
confirmed that this lot line adjustment and subsequent transfer of property has
occurred.
Kriemer asked about the required driveway setback from street intersections where
there is a minor collector road. Engineer Griffin stated that on residential streets, no
standard has been established. Engineer Griffin also stated that it is a common
occurrence to have driveways near the entrance of a development, but he would not
dispute that it can create traffic issues.
Dorschner questions about how to access lots adjacent to the center median
neighborhood. Staff response was that they would make a U-turn around the median.
Engineer Griffin stated that it is a residential road where those tu rns would be common.
Kreimer asked about the visibility of intersection adjacent to the medians. Johnson
noted that this was a concern noted by Staff in the preliminary plat review, and that this
could be further reviewed as part of the City’s final construction plan review.
Williams asked why a condition was not included specific to the City’s theming study.
Johnson stated there was no reason it isn’t a specific condition.
Williams asked about the purpose of the “lot book” and whether or not this wo uld be
used as a basis for building approvals. Johnson indicated that the book would be used
by Staff to review the location of homes associates with individual building permits.
Steve Slettner, Consulting Engineer with SEH, discussed the lot book. He noted that this
would be the first City that this has been a requirement. He further stated that the book
is a tool for helping ensure that the grading, housing type, and setbacks are addressed
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Lake Elmo Planning Commission Minutes; 3-9-15
properly for each lot. This will help ensure that the rea ltors, builders, and City all are
aware of the lot requirements in advance of any construction.
Deb Ridgeway, OP4 Boulder Ponds, spoke regarding the theming and amenities.
Williams feels that all developments in the City should be following the Lake Elmo
theming to bring continuity and commonality to the City. Klatt stated that since the
theming was not a condition of approval at preliminary plat, at this point, the most they
could do would be to suggest or encourage it, but not mandate it.
Ridgeway stated that they hope to be back for phase II in a year, but of course that is
dependent on sales. Creative Homes will be the builder for phase I and have first right
of purchase for phase II.
Kreimer suggested a condition that the developer is strongly encouraged to use high
quality materials and use four-sided architecture throughout the project area. He noted
that this means that the developer would need to add windows and trim to the sides
and rear of homes. The Commission generally noted that the submitted home drawings
did not meet this objective.
Dodson felt there was some degree of disconnect with the PUD when there is no
solidified architecture. His concern comes from the fact that the developer is not the
builder. Ridgeway stated that this builder has 2 homes in the parade of homes and she
would encourage them to tour those. She also stated that they have a good working
relationship with builder and can strongly encourage the 4 sided architecture. They will
also set up the HOA and covenants and can regulate the architectural standards.
Public Hearing opened at 8:33 pm
No one spoke and no written comment was received.
Public Hearing closed at 8:33 pm
Slettner indicated that the proposed development will allow more options for creativity
along the side and rear of homes because of the coving. He noted that other
developments do not necessitate this level of design because they are all on rectangular
lots.
Williams suggested a condition of approval: Applicant is encouraged to incorporate
multi-sided architecture and view sheds consistent with design concepts and examples
shown during the preliminary plat presentation by Rick Harrison. Slettner stated that
this would be acceptable to them.
M/S/P: WIlliiams/Dodson move to include a condition that the applicant is encouraged
to incorporate multi-sided architecture and view sheds consistent with design concepts
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Lake Elmo Planning Commission Minutes; 3-9-15
and examples shown during the Preliminary Plat presented by Rick Harrision . Vote 5-0,
Motion carried with Griffin abstaining.
Commission discussed Lake Elmo theming elements.
M/S/P: Williams/Dorschner move to encourage the applicant to incorporate elements of
the Lake Elmo theming study into the open space and public areas within the
subdivision. Vote 6-0, motion carried unanimously.
Williams suggested changes to draft findings and that these be restr icted to phase one.
Johnson did not think this change would be necessary since future phases would also be
bound by the preliminary plat requirements. Johnson requested that Staff be allowed to
further review the vision triangle to ensure that plantings within medians do not create
a problem for visibility. He suggested amending condition 7 in order to accomplish this.
M/S/P: Williams/Dorschner move to remove the second sentence in condition 7. Vote
6-0, motion carried unanimously.
Condition 7 would now read: The Final Landscape Plan shall be revised per the
requested modifications of the City Landscape Consultant, documented in a memo
dated 3/3/15. The Final Landscape Plans shall be approved prior to the release of Final
Plat for recording.
M/S/P: Kreimer/Dodson move to add a condition to state that the final landscape plan
shall be reviewed by the City to ensure that road safety issues are properly address by
the development, and specifically the site triangle requirements. Vote 6-0, motion
carried unanimously.
M/S/P: Williams/Kreimer move to recommend approval of the requested Zoning Map
Amendment for the Boulder Ponds planned development based on the finding of facts
listed in the staff report. Vote 6-0, motion carried unanimously.
M/S/P: Dorschner/ Williams move to recommend approval of the Boulder Ponds Final
Plat and Final PUD Plans with the conditions as revised by the Planning Commission and
based on the findings included in the staff report. Vote 6-0, motion carried
unanimously.
Updates and Concerns
Council Updates – February 24, 2015 Meeting
1. Wendy Griffin was appointed 1st Alternate to Planning Commission.
2. Hammes Estates 1st Addition Development Agreement Amendment -
Approved.
3. Savona Preliminary Plat Resolution Amendment - Approved.
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Lake Elmo Planning Commission Minutes; 3-9-15
Council Updates – March 3, 2015 Meeting
1. Zoning Text Amendment – adding Liquor Stores to CC Zoning – Approved.
2. Easton Village Final Plat – Approved.
3. Easton Village Developer Agreement – Approved.
4. Lennar Sketch Plan – Reviewed.
Staff Updates
1. Upcoming Meetings
a. March 23, 2015
b. April 13,2015
c. Future Joint Meeting with EDA
Commission Concerns
Dorschner indicated that he had watched the last meeting, and expressed concern over
the Council’s statements concerning preferences for development. He stated that the
Planning Commission spend a great deal of time reviewing these applications for
consistency with the Comp Plan and Zoning Code.
Meeting adjourned at 10:30 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
PLANNING COMMISSION
DATE: 3/23/15
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2015-15
ITEM: Zoning Map Amendments – General Amendments
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Nick Johnson, City Planner
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to adopt an updated Zoning Map that addresses several
land use and development projects that have recently been approved by the City. Staff is also
recommending amendments that will address previous map issues in order to improve the overall
consistency of the map.
GENERAL INFORMATION
Applicant: City-initiated action for discussion
Request: Adopt an updated Zoning Map for the City.
History: The City completed a major map revision in 2013 to incorporate the RT – Rural
Transitional Zoning classification as part of the map. Other recent amendments
have been made in conjunction with specific development proposals. The City
has also recently adopted perfecting amendments to bring the zoning map into
conformance with the Comprehensive Plan.
Deadline for Action: None
Applicable Regulations: Comprehensive Plan – Chapter III: Land Use Plan
Zoning Ordinance – Article 8: Zoning Districts and Zoning Map
REVIEW DETAILS
All of the requested changes to the Zoning Map are based on approvals given or actions already
taken by the City, or are intended to bring the Map into conformance with the Comprehensive Plan.
The proposed changes include the following:
Parcel/Description Existing
Zoning
Proposed Zoning
Langley Court Water Tower RS PF - Public Facilities
Village Preserve RT LDR – Low Density Residential
Village Park Preserve RT LDR – Low Density Residential
PUBLIC HEARING ITEM 4a – BUSINESS ITEM
2
Easton Village RT LDR – Low Density Residential
8282 Stillwater Boulevard North (Rear Lot) RE RS – Rural Single Family
Residential
8308 Stillwater Boulevard North (Rear Lot) RE RS – Rural Single Family
Residential
Parcel ID 16.029.21.34.0008 (Rear Lot) RE RS – Rural Single Family
Residential
8364 Stillwater Boulevard North (Rear Lot) RE RS – Rural Single Family
Residential
8428 Stillwater Boulevard North (Rear Lot) RE RS – Rural Single Family
Residential
8488 Stillwater Boulevard North (Rear Lot) RE RS – Rural Single Family
Residential
Because the proposed map amendments are intended to address developments or projects that have
already been approved by the City, Staff is recommending approval of all changes as presented.
RECCOMENDATION:
Staff is recommending that the Planning Commission adopt an updated Zoning Map that incorporates
the revisions noted above.
ATTACHMENTS:
1. Proposed Zoning Map
2. Existing Zoning Map
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
- Public Comments ............................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 4a – BUSINESS ITEM
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11140
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11760 11840
86338687
30103030
8991
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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
IN
W
O
O
D
A
V
E
N
STILLWATER BLVD N
34TH ST N
50TH ST N
KE
A
T
S
A
V
E
N
15TH ST 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 ST
N
JANE RD N
47TH ST N
DEMONTR E V I L L E T R L N
5 7 T H ST 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
LINDEN TRL N
32ND 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
I
V
Y
A
V
E
N
H
I
L
L
T
O
P
A
V
E
N
21ST ST N
STILLWATER
L
N
N
IRISAVE
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 I N E A V E N
JEWELAVEN
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
JA
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
TAPESTRYTRL
28TH ST N
KI
R
K
W
O
O
D
A
V
E
N
3RDSTRE E 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
KIN
DREDWAY
1 4 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
JAN
E
C
I
R
N
JONQUIL T R L 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
UIL
A
VE
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 GR V
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
I
S
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
59THST 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 GIS3-17-2015
5
Official Zoning Map
ZONING DISTRICTSA
BP
C
CC
GB
LC
LC-PUD
LDR
MDR
OP
PF
R2-PUD
RE
RR
RS
RT
Shoreland District
Municipal Boundary
Proposed
PROPOSED CHANGES
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
812580958065 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
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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
PLANNING COMMISSION
DATE: 3/23/15
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2013-036
ITEM: Rural Area Development and Comprehensive Plan Update
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Nick Johnson, City Planner
SUMMARY AND ACTION REQUESTED:
Staff is requesting that the Planning Commission spend some time at its next meeting discussing the
City rural development areas and Gateway Transit Corridor within the context of broader
amendments to the Comprehensive Plan that may be considered in 2015. The first part of this
discussion will focus of the City’s rural development areas, while a latter agenda item will include an
update from Staff on the Gateway Corridor planning process.
Because it has been a little while since the Planning Commission last discussed rural development
areas, Staff is attaching the last report submitted to the Commission for discussion purposes back in
September of 2014. Also attached are some updated materials from the Met Council concerning the
City’s 2040 forecasts and residential densities, along with a handout from the Met Council that
describes the process for submitting Comprehensive Plan amendments prior to adoption of the final
2015 systems statement for Lake Elmo.
Staff would like to focus discussion on the following points at the meeting:
1) Whether or not the Commission is interested in obtaining more up-to-date cost of service
information for rural developments, or conducting additional research that is specific to Lake
Elmo.
2) How the revised 2040 forecast numbers could be integrated into the City’s planning efforts in
advance of the decennial 2018 Comprehensive Plan amendment, and specifically, if the City
should try to accommodate more or fewer residential housing units in rural areas in response
to the revised forecasts.
3) Staff’s recommendations for moving forward with amendments that could address the City’s
rural development areas while also taking into account the need to plan for the proposed Bus
Rapid Transit line and infrastructure associated with the Gateway Corridor.
As this is a discussion item, Staff will be presenting additional information at the meeting for further
consideration.
RECCOMENDATION:
Staff recommends that the Commission consider the above discussion points at the meeting and
provide any direction to Staff at that time.
ITEM 5a – BUSINESS ITEM
2
ATTACHMENTS:
1. Met Council Letter to Staff – December 23, 2014
2. Met Council Interim Review Handout
3. Staff Report – October 27, 2014
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
- Public Comments ............................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
PLAN AHEAD
COMPREHENSIVE PLAN AMENDMENT REVIEW THROUGH 2018
Now that Thrive MSP 2040 is adopted, what
does that mean for your comprehensive plan?
As directed by state law, the Council adopted a
new comprehensive development guide, Thrive
MSP 2040, in May 2014. We are updating our
regional plans for transportation (including
aviation), regional parks and open space, and
water resources. In addition, we are also drafting a
new housing policy plan. These system and policy
plans are scheduled for adoption later in 2014 and
in early 2015.
We will issue System Statements in the fall of 2015;
and your community will have until the end of 2018
to update your comprehensive plan. We recognize
that communities may need to amend their 2030
comprehensive plans prior to completing their
update. This is how we will consider and review
amendments to your current comprehensive plans:
1. From now until early 2015 when all of our
system and policy plans are adopted,
comprehensive plan amendments will be
reviewed under the 2030 Regional
Development Framework and 2030 system
plans.
2. From early 2015 (after the adoption of all of the
system and policy plans) until January 1, 2016,
you may choose to have your comprehensive
plan amendment reviewed under either:
a. The 2030 Regional Development
Framework and 2030 system plans
– OR –
b. Thrive MSP 2040 and its 2040 system plans
Please note that amendments under either
scenario must not create conformance issues
with 2040 metropolitan system plans.
3. From January 1, 2016 to June 30, 2018, all
comprehensive plan amendments and updates
will be reviewed under Thrive MSP 2040 and its
system and policy plans.
4. Beginning July 1, 2018, we will no longer
accept amendments to 2030 comprehensive
plans. To be reviewed, an amendment must be
found complete before July 1, 2018.
5. Your 2040 comprehensive plan updates are
due to the Council by December 31, 2018.
What about changes to our forecasts?
When we adopted Thrive, we also adopted 2040
local forecasts of population, households, and
employment. We are using these adopted forecasts
for developing the systems and policy plans and
forecasting future demand for transportation,
transit, and sewer service. Later in 2014, we will
issue and adopt forecasts for 2020 and 2030
consistent with the adopted 2040 forecasts. In
2015, we will update regional and local forecasts to
reflect current national data and the policies
adopted in the Council’s systems and policy plans.
The System Statements issued in the fall of 2015
will include these updated forecasts.
Consistent with the timelines above, you may
continue to implement and amend your 2030
comprehensive plans, which use Framework
forecasts. Some proposed amendments might
include requests to change your local forecasts. In
the time period before System Statements are
issued in 2015, we will consider revisions to the
Thrive forecasted 2040 community totals as part of
our review of those amendments. Examples of plan
changes that could result in a revision to Thrive
forecasts include:
• Substantial changes in land supply, planned
land uses, and/or allowable density ranges
• Substantial changes in the extent of staging of
MUSA (or comparable municipal service area)
As addressed in Thrive MSP 2040, where 2040
sewer-serviced households or sewer-serviced
employment are lower than the Framework 2030
forecasts, you may continue to plan for urban
services in those areas that are authorized in your
local 2030 comprehensive plan.
Council staff will assist you in incorporating any
approved forecast changes into your 2030 plan.
Questions?
If you have questions, please contact your Sector
Representative, or Lisa Barajas, Local Planning
Assistance Manager, at 651-602-1895. We are
happy to explain
requirements and answer
any questions.
Page - 2 | METROPOLITAN COUNCIL
Late 2014 –
Early 2015
Adoption of System
and Policy Plans
Fall 2015
System Statements
Issued
May 28, 2014
Thrive MSP 2040
adopted
Comprehensive Plan
Amendment Review Standard Forecast Approach
We will consider
revisions to 2040
forecasts adopted with
Thrive and 2020/2030
forecasts adopted later
in 2014. We are no
longer revising 2030
Regional Development
Framework forecasts.
Comprehensive plan
amendments reviewed
under 2030 Regional
Development
Framework and 2030
system plans
You may choose to
have amendment
reviewed under either:
• 2030 Regional
Development
Framework and its
system plans
-- OR –
• Thrive MSP 2040
and its system
plans
Provided that the
proposed amendment
does not create
conformance issues
with 2040 metropolitan
system plans
January 1, 2016
July 1, 2018
Amendments and
updates reviewed under
Thrive MSP 2040 and
its system and policy
plans
We will no longer accept amendments to 2030
comprehensive plans. All amendments must be found
complete for review before July 1, 2018, for the Council to
take formal action on the amendment.
We will consider
revisions to updated
Thrive forecasts
included with System
Statements
2040 Comprehensive Plan Updates Due
December 31,
2018
Memorandum
DATE: December 23, 2014
TO: Kyle Klatt, Lake Elmo Community Development Director
Dean Zuleger, Lake Elmo City Administrator
FROM: LisaBeth Barajas, Local Planning Assistance Manager, Metropolitan Council
SUBJECT: Planning Clarifications
As a follow up to our meeting between Metropolitan Council (Council) staff and City staff on December
5, 2014, I am providing some clarification on a few planning issues that we had discussed, for your
information. Based on our conversation, this memorandum outlines the Council’s approach to the
following:
• Forecasts
• Planned residential densities
• Gateway Corridor planning
Forecasts
Now that the City and the Council no longer have the Memorandum of Understanding and other legal
agreements that addressed sewered growth targets for the City, the Council’s approach to development
forecasts applies. As in all other communities in the region, the Council’s forecasts reflect the level of
population, household, and employment that is likely to occur through 2040. Communities are expected
to plan for that level of growth by guiding appropriate land uses in their local comprehensive plans and
by planning for appropriate infrastructure to support that growth and to coordinate with regional
infrastructure and adjacent communities.
It is our understanding that there has been some misunderstanding about how those forecasts are
applied in a day-to-day situation as communities are reviewing development proposals and new
building is occurring. To be clear, the Council’s forecasts do not represent a cap or limit on growth.
Rather, this is our most reasonable expectation for what is likely to occur in your community so that you
can appropriately plan for that. If a community f inds that their pace of development is exceeding our
projections, we are happy to work with communities in updating our projections and in ensuring
appropriate levels of infrastructure investment are made in a timely manner.
Because this planning cycle will be different from previous cycles in Lake Elmo, I want to provide
additional detail about how we work with forecasts. While the Council has adopted 2040 forecasts, we
do not consider that “the end” of our forecasting process. Rather, we will be updating forecasts with
newest available information as part of issuing System Statements in the fall of 2015, and then
continuing to refine forecasts as communities engage in their local comprehensive planning processes.
I have included a graphic that explains how we forecast and the general timelines associated with
forecasting.
One other item that came up during our conversation was the persons per
household number that we used in Lake Elmo’s forecasts. You had given me a
short memo that assessed the City’s likelihood of meeting the population growth
projects using two different persons per households figures (2.5 pp/hh and 2.75
Page - 1
pp/hh). I have included your memo in our forecasting records so that we can use your assessment as
part of forthcoming refinement for System Statements. We also will be happy to work with you this
spring in figuring out the most appropriate persons per household figure for the City and how that might
change from now through 2040.
Planned residential densities
In our meeting, you had inquired regarding the density ranges associated with planned land uses, what
the reasoning for ranges is (versus a single density), and whether this was a common practice across
communities in the region. To confirm, in areas that are served by wastewater services, it is common
practice for communities to define minimum and maximum densities for each of their planned land use
categories.
The use of density ranges gives communities flexibility to apply multiple zoning districts for a planned
land use category. For example, a community may have a medium density residential planned land
use, but have a certain zoning district that allows that density range for their downtown and another
zoning district for their historic neighborhood. The density ranges are the same in both, but there may
be other standards (design, setbacks, parking requirements) that they may want to apply differently in
the different areas.
Density ranges also gives communities flexibility as they consider development applications in concert
with other identified community objectives. It may be that a certain site has a particular development
constraint (like a very steep bluff) that the community has identified for protection that is not prevalent
across the district. The community may decide to limit the total number of units on that site in order to
provide that natural resource protection, but could do so without having to amend their comprehensive
plan’s land use guiding.
On the flip side, a community may put performance standards in to place whereby a development
project may receive increased densities by meeting certain metrics that are above and beyond the
code. With density ranges called out in the comprehensive plan, the community’s land use guiding
would not need to be amended to support developments of this type.
Gateway Corridor land use planning
As you are aware, now that the locally preferred alternative for the Gateway Corridor has been locally
adopted and included in our regional transportation planning documents, Washington County will be
leading a land use and station area planning effort beginning in 2015. As I had noted in our meeting, we
are committed to working with the County and you in the City in developing your local land use plans
around station areas.
As we had discussed, the Council’s draft Transportation Policy Plan (scheduled for adoption in early
2015) sets standards for minimum average residential densities for new development in station areas.
These density standards are higher than the 3 units/acre that is applicable across the remainder of the
City. Planning for higher densities in station areas, however, does provide opportunities for the City to
consider lower densities in other portions in their community that are planned for wastewater service,
provided that the City’s overall planned average density is at least 3 units/acre and that the City is
providing for sufficient land capacity to support their forecasted household and employment growth.
We are looking forward to working with you as you consider refinements to your comprehensive plan to
support a successful transitway corridor.
Page - 2 | METROPOLITAN COUNCIL
PLANNING COMMISSION
DATE: 10/27/14
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2013-036
ITEM: Rural Area Development Analysis and Discussion – Presentation of “Rural
Area Inventory and Analysis” Report
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Casey Riley, Planning Intern
SUMMARY AND ACTION REQUESTED:
At its September 22, 2014 meeting, the Planning Commission reviewed a draft report prepared by
Staff that inventoried lots in the City’s rural development areas, including a quantitative analysis of
the various residential developments within these areas. This information was prepared to assist the
Planning Commission with its ongoing discussion concerning growth and development issues with
the City’s rural (unsewered) areas. Staff has since completed additional work on this report, and
would like to present and review the latest version of the document with the Planning Commission.
At earlier meetings this year, the Commission received a broader overview of rural development
issues from Staff, which included discussions concerning the status of the RAD-ALT land use
category and the potential expansion of residential estates zoning in the community. More recently,
the City Council, based on a recommendation from the Planning Commission, voted to remove the
RAD-ALT land use category from the Comprehensive Plan. At this time, Staff would like to seek
further direction from the Commission on the latter issue of the residential estates land use category,
and superficially, whether or not the Commission would like to reconsider certain elements from the
land use plan as follows:
• The minimum lot areas within the rural area development land use category. At present, no
rural development is allowed on parcels less than 40 acres in size without Council approval
of a special exception for a development.
• The usage of a residential estates zoning district (i.e. 2.5 acre lots) as a future land use. The
“Residential Estates” land use category has not been applied to any future development in the
community since the open space preservation ordinance was adopted in the 1990’s.
The attached report is intended to help the Planning Commission weigh all of the issues associated
with making any changes to the rural development areas, and to be used as a starting point for future
discussions on this matter.
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GENERAL INFORMATION
Applicant: City-initiated action for discussion
Request: Continue previous review and discussion of land use plans and policies
concerning Rural Development Areas
History: The City revised its Comprehensive Plan for rural areas in the early-mid 1990’s
to allow for open space developments. The amendments from this time period
limited the use of the Residential Estates as a future land use and instead
encouraged any future development of land to be consistent with the City’s open
space regulations. The RAD-2 category was added to the Plan in 2005 in
response to Met Council growth directives.
Deadline for Action: None
Applicable Regulations: Comprehensive Plan – Chapter III: Land Use Plan
Zoning Ordinance – Article 9: Rural District Standards
REVIEW AND ANALYSIS
The below analysis is repeated from a report submitted to the Planning Commission earlier this year.
Included in this report is a list of potential actions that should be considered by the Commission
should there be a desire to make any changes to the City’s polices concerning development in rural
areas.
GENERAL RURAL DEVELOPMENT REGULATIONS
One of the Commission’s discussion items from earlier in the year included the City’s rural
development areas in general, and in particular, how to best plan for the future use of parcels that are
under 40 acres in size. The City’s current open space ordinance allows for OP developments on
parcels that are 40 acres or more in size, but would only allow such development on smaller parcels
through an exception process. In practice there have only been a few OP developments that have
been created on properties with less than 40 acres. Under current zoning regulations, parcels that are
less than 40 acres and zoned RR – Rural Residential could be split into lots no smaller than 10 acres,
while parcels zoned A – Agriculture could not be further subdivided.
The Commission may also want to further discuss the RED (Residential Estates) land use category to
assess whether or not this land use could be expanded into new areas in order to provide alternative
development options on smaller parcels. At present, the City’s Comprehensive Plan does not
identify any new areas for RED development outside of existing developments or areas that were
planned for such land use prior to the 2005 land use plan. The Staff comments below concerning
residential development on smaller rural parcels take into account an expansion of the RED
classification.
Some facts that should be considered by the Commission as it discusses this item include the
following:
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• There have been around 20 OP developments approved and constructed over the past 20
years in Lake Elmo. Some of these developments have been recognized nationally for best
practices in conservation-based subdivisions.
• There have been no new OP developments approved by the City within since 2007. This is
due partly to the downturn in the economy.
• At present, there are roughly 30-40 vacant lots available within OP developments. This
number continues to drop by each year, meaning the current supply of OP lots will last no
more than 2 years without additional subdivisions coming forward.
• The City has seen several large lot subdivision created in the last several years (10 acre lots)
that have removed land from potential development under OP regulations.
• Staff has observed a fairly healthy market for lots within RS – Rural Single Family areas, and
periodically older, existing homes are razed to make way for new, larger structures within
these areas. The significant number of lake-frontage lots in the Tri-Lakes area will continue
to be a factor in the demand for redevelopment of existing lots.
• The City has made recent agreements to extend public sewer service into a small rural single
family area on the west side of Lake Olson and has agreed to extend sewer into at least one
open space development outside of the Village. Staff expects pressure to provide sewer
service to the Tri-Lakes area and to open space developments that are located close to the
urban service areas will be one of the more important land use decisions that should be
addressed in the next major Comprehensive Plan update.
• The City has rejected proposals in the past to split land in RAD areas into parcels less than 10
acres. Staff has found that it is very difficult for potential applicants to meet all of the City’s
variance criterion for these types of and use applications.
Should the Planning Commission and City Council decide to pursue changes to the minimum lot
sizes allowed in rural development areas or to expand the use of the Residential Estates land use to
new developments, Staff would like to offer the following as general comments:
• Maintaining an adequate amount of road frontage for every platted lot will be very
problematic for most parcels that are less than 40 acres in size. The City does allow one
parcel to be split without road frontage in rural development areas, but this often leads to
situations in which a driveway is either shared by two parties or a driveway easement crosses
someone else’s land. This type of situation may be acceptable when there are over 20 acres
to work with, but could become problematic on smaller lots.
• The cost of servicing developments with lots that are larger than ¼ to ½ of an acre in size is
much higher than in developments with smaller and/or clustered lots. Even in situations in
which sewer and water are installed on an each individual lot, the City must still provide
roads, storm water improvements, fire protection, and other services that are now spread
across a greater area.
• As lots become smaller, it is more difficult to find suitable area for adequate on-site septic
systems. Smaller lots also provide less land that could be used to address failing systems.
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• The platting of lots less than 10 acres in size would eliminate large areas of open space that
are protected by the current minimum lot area requirements. One of the foremost goals in the
City Comprehensive Plan is the preservation and open space and rural character. The
platting of lots of less than ten acres in size may not help the City achieve these objectives.
• Further subdivision of lots in rural areas into parcels of 2 to 5 acres in size would create an
environment in these areas that is much more suburban than rural in character. With
additional homes the City can expect to see additional traffic, more buildings, fewer
agricultural parcels, and less vegetation than presently exists in these areas.
Because the Planning Commission has only recently completed its work on major Comprehensive
Plan amendments for the City’s future sewer service areas, the Commission may want to consider
looking at options for updating the Comprehensive Plan and ordinances concerning rural
development areas. Staff would recommend that any such work, if the Planning Commission finds
that the City should study this issue further, be considered as part of the work plan for 2015.
To help the Planning Commission with its discussion on this topic, Staff has developed the following
options that could be considered for further study:
1) Revise the Zoning Ordinance to allow OP developments on parcels of less than 40 acres in
size. At one time the minimum lot size for an OP project was 20 acres; however, this
provision was changed in order to encourage the preservation of larger open space areas
throughout the City. The previous Staff analysis that was shared with the Planning
Commission noted that this course of action would be needed in order to meet the City’s
2030 growth forecasts. The revised 2040 forecast reduces the pressure to accommodate
additional housing within rural development areas.
2) Change the minimum lot areas requirements in the City’s A and RR zoning districts to allow
smaller parcels to be created in these areas. For example, the City could reduce the minimum
lot area in RR zones to 5 acres and A zones to 20 acres. A change in the minimum lot area
may require the City to reconsider how it manages road frontage and lot ratio requirements in
these zoning districts.
3) Expand the use of the Residential Estates classification to areas that are not currently guided
for this type of density. Consistent with the Staff comments above, the City’s RED
developments have a much different look and feel than the City’s OP developments, even
though the OP developments allow for more homes. The Planning Commission should take
this into consideration if it would like to pursue this type of land use change.
4) Create a new land use category that would allow for limited development of parcels less than
40 acres in size while still adhering to the basic principles for an open space development. A
new land use category could potentially allow for clustering of development on smaller lots
provided the undeveloped portions of a site are either protected or retained under common
ownership. Staff suggests that a new category should only be created if it can meet certain
expectations, for instance, allowing for efficient delivery of public services, preserving open
spaces, maintaining the City’s rural character, providing environmental protection, reducing
storm water impacts, etc. Staff is planning on doing some additional research into how a new
land use category could be created prior to the Planning Commission meeting and will share
some additional information with the Commission on this concept at the meeting.
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5) Other options or alternatives as recommended by the Planning Commission.
Because any of the options noted above will require a fair amount of time and effort to implement,
Staff is recommending that the Commission conduct a general review of these options at the meeting
and give Staff some general direction as to one or more specific options that are chosen for further
study and analysis. At this time, Staff does not have a specific recommendation for action on any of
these alternatives.
RECCOMENDATION:
Staff further recommends that the Commission provide Staff with direction on which, if any, of the
general rural development options should be pursued in the future.
ATTACHMENTS:
1. Rural Area Inventory and Analysis
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
- Public Comments ............................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 5a – BUSINESS ITEM