HomeMy WebLinkAbout01.25.16 Planning Commission Packet
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, January 25, 2016 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Election of Officers
a. The Planning commission is required to elect a Chairperson for 2016.
3. Approve Agenda
4. Approve Minutes
a. January 11, 2016
5. Public Hearings
a. COMPREHENSIVE PLAN AMENDMENT- ARBOR GLEN. – Public Hearing
for a comprehensive plan amendment increasing the allowed density for senior
congregate housing with services.
b. CONDITIONAL USE PERMIT AND ZONING MAP AMENDMENT –
ARBOR GLEN. The Planning commission will continue a public hearing to
consider an application for a comprehensive plan amendment, conditional use
permit and zoning map amendment for Arbor Glen Senior Living to construct a
new senior/assisted living/memory care facility on property located at the
northeast intersection of Lake Elmo Avenue and 39th Street North. The proposed
two-story building will include 84 units with memory care and independent living
on the main level and assisted and independent living on the second level.
6. Business Items
a.
7. Updates
a. City Council Updates – January 19, 2015 Meeting
i.
b. Staff Updates
i. Upcoming Meetings:
February 8, 2016
February 22, 2016
c. Commission Concerns
8. Adjourn
Lake Elmo Planning Commission Minutes; 1-11-16
City of Lake Elmo
Planning Commission Meeting
Minutes of January 11, 2015
Chairman Dodson called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Dodson, Kreimer, Larson, Dunn, Griffin and Williams.
COMMISSIONERS ABSENT: Haggard, Fields
STAFF PRESENT: City Planner Stephen Wensman & Interim Administrator Schroeder
Election of Officers:
M/S/P: Larson/Kreimer move to postpone election of officers to the next meeting,
M/S/P: Williams/Kreimer move to amend the motion to delay the election of the chair
only to the next meeting, Vote: 6-0, motion carried unanimously.
M/S/P: Williams/Dodson, move to nominate Commissioner Kreimer as the Vice Chair,
Vote: 5-1, motion carried unanimously.
M/S/P: Williams/Dodson, move to nominate Commissioner Larson as Secretary, Vote:
6-0, motion carried unanimously.
Approve Agenda:
M/S/F: Dodson/Griffin, move to adjourn the meeting in protest of the dismissal of
Commissioner Dorschner from the Planning Commission, Vote 2-2-1, motion fails with
Commission Larson abstaining.
Williams, Dunn and Kriemer spoke against the motion because they feel City business
should continue and it would not be fair to the people who came to this meeting and
there were public hearings posted.
The agenda was accepted as presented.
Approve Minutes: November 23, 2015
M/S/P: Williams/Dodson move to approve minutes as presented, Vote: 3-0, motion
carried, with Griffin and Larson abstaining.
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Lake Elmo Planning Commission Minutes; 1-11-16
Approve Minutes: December 14, 2015
M/S/P: Williams/Dodson move to approve minutes as amended, Vote: 5-0, motion
carried unanimously.
Approve Minutes: December 14, 2015
M/S/P: Williams/Dodson move to approve minutes as amended, Vote: 5-0, motion
carried unanimously.
Interim Use Permit – Commercial Wedding Ceremony Venue.
Wensman stated that at the request of the applicant, they would like to continue the
public hearing to the February 8, 2016 Planning Commission meeting.
Public Hearing opened at 7:26 pm.
There was no one who spoke.
There was no written or electronic correspondence.
M/S/P: Williams/Dodson move to continue the public hearing to the February 8, 2016
Planning Commission meeting , Vote: 5-0, motion carried, unanimously.
Varinace Request from IRET properties for a sign Variance.
Wensman started his presentation for a sign variance at 8650 Hudson Blvd. The
variance is for 5’ in heigh and 4’ in width for a pylon sign. This property is located in the
Eagle Point office park. The purpose of the sign is to display the signs of the tenants
that are in the building. Right now there is not much visability for these businesses due
to topography. There is some ambiguity in the Eagle Point Development Standards.
When this application was first submitted, the former City Planner thought it looked
good, but when the Community Development Director looked at it, he said it didn’t
meet the requirements. Based on research and what Wensman has read regarding
pervious conversations, he recommended a variance.
The applicant first approached the City in January 2015. Staff feels that the variance
criteria has been met and is recommending approval.
Griffin asked if this met the sign ordinance. Wensman stated that this development is a
PUD and would be covered under their PUD Regulations.
Kreimer is wondering if where the sign is going is a buildable lot. Wensman stated that
it is part of the same lot. He did not evaluate if more could be built there.
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Lake Elmo Planning Commission Minutes; 1-11-16
Dodson is wondering if this is a lighted sign. Does this go over the height for lighting?
Wensman stated that we can follow up with the applicant to see if the whole sign is
lighted.
Dawn Grant, IRET Properties, distributed pictures to the Planning Commission. She
stated that this is one property. This property was designed to have an additional
building, but this is a very small piece of property. She also stated that they have talked
about putting a road through where the sign is so people would know where to turn
Steve Hertz, Nordquist Sign, stated that the height is dependent on where it is
measured. He addressed the lighting of the sign and stated that not all parts of the sign
are illuminated. He estimated that the distance from this sign to the Park Dental is
about 150-200 feet.
Louis Suarez, Colliers, went through pictures of all angles of the property.
Griffin asked if Park Dental will have a problem if people use their driveway to get to this
building. Dawn Grant stated that Park Dental is a tenant of theirs and they received a
letter of support from them. If it becomes an issue, they are willing to put a road back
to the building.
Dunn stated that she is in support of sign for giving better clarity to where this building
is.
Larson asked if there was a way to put something on the sign as to where people are
supposed to turn. Dawn Grant stated that it would be a possibility.
Mal Sullivan, St. Croix Orthopedic, the visibility of the campus has always been a
challenge, but their business has changed and grown. People have trouble finding
them and they would really appreciate the help in getting this sign passed as it would
help their business.
Public Hearing opened at 8:04 pm.
No one spoke.
There was no written or electronic correspondence.
Public Hearing Closed at 8:05 pm.
Williams is in support of the concept for a more visible sign, however, there are a
number of unanswered questions for if this is the solution. He feels that the location of
this sign might actually induce people to turn into Park Dental. He would like to learn
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Lake Elmo Planning Commission Minutes; 1-11-16
more about access spacing, the elevation differences and the feasibility of routing traffic
to the Park Dental lot and possibly increasing that lot. He wants to support this
business, but he is not sure enough global thinking has gone into this decision.
Steve Hertz, stated that the idea of this type of sign sign is to create an identity for the
businesses. There could be an addition to the sign about where to turn, but the intent
was really to identify what businesses are back there.
Dunn supports the signage and feels it is important to identify what is back there. She
feels it meets the intent of the PUD ordinance and it is an exception for this one building
that is hard to see. She said it is the age of GPS to assist on where to turn.
Kriemer agrees with Commissioner Dunn. He feels that the visibility is key to the
success of these businesses. He does not feel it is for visibility, but more for advertising.
He wants to support the commercial businesses and would like to see more in this area.
Griffin feels it is a good place for the sign so that you can see it from the freeway. She
also feels it would be beneficial to get another sign out on the freeway.
Suarez stated that this PUD was planned 20 years ago. Healthcare has dramatically
changed since then and part of that change is to advertise and attract more people and
identify the businesses that are there. The point of this sign is to build the brand of the
Highpoint medical campus.
Dodson is not in favor of the aesthetics of the sign. He would have liked to see more of
a monument type.
M//: Williams/ move to postpone consideration of this application until the Commission
recieves elevations, access spacing, opportunities to modify the Park Dental Parking lot
for access and MnDot contact for I94 signage supplied by the applicant, motion fails for
lack of 2nd.
M/S/P: Dodson/Griffin, move to recommend approval of the 5 foot height and 4 foot
width variance request at 8650 Hudson Blvd to allow for a 35 foot high, 16 foot wide
pylon sing at the High Pointe Medical Campus based on the findings identified in the
staff report, Vote: 4-1, motion carried.
Dunn stated that the elevation is important to think about. She goes along with this
motion.
M//: Dodson/, move to amend the motion to add a condition of approval that the
possibility of a road be looked at, Motion fails for lack of second.
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Lake Elmo Planning Commission Minutes; 1-11-16
ZTA and Ordinance Amendment – a request from the City of Lake Elmo to rezone an
RR Parcel to PF
Wensman started his presentation by stating that this a request by the City of Lake Elmo
to exempt essential services from the dimensional and buffer requirements in the PF
Zoning District. Wensman is presenting the 2 itmes together, but will require 2 separate
motions. This particular essential service is for the City’s water booster station.
Essential services can be in any zoning district, but it is the City’s policy to rezone these
to public facility.
Dimensional and buffer requirements are important for most land uses, however,
essential services are generally incidental and subordinate to the surrounding land uses.
The location of this booster station is on inwood. This is a small building on a small
piece of property. This change would not change the architectural standards and there
is landscaping on the outer edges of the development.
Dodson asked if this was just for this site, or if it was for all sites. Wensman stated that
it would pertain to all properties. Dodson is concerned about what this would mean in
other situations. Wensman stated the City would have the ability to purchase whatever
size property they wanted.
Public Hearing opened at 8:41 pm.
John Vettruba, 8451 26th Street N, lives right to the north of this site. He would like to
know what the setback will be. He is wondering if this building makes any noise.
Wensman stated that he doesn’t know about the noise, but there will be landscaping.
Wensman states that this is conceptual, but thinks it will be about 15 feet. Vettruba
would like there to be a pipe back to 26th street to improve the pressure of their water.
All of their homes have booster pumps and they need to replace them regularly.
Al Eberhard, 2298 Inwood Ave N, he is the property owner of this property and has
worked with the City Engineer extensively. He is wondering if the rezoning is turned
down by the commission, what would the options be. He would like the intrusion to
the agricultural land as minimal as possible. He was told that there was a 10 foot
setback requirement. He also asked what type of lighting there is for this.
There was no written or electronic correspondence, there were a few calls asking what
it was about, but no concerns. He also thinks that if the design of the building looks like
a small house, the need for landscaping would not be as great.
Public Hearing Closed at 8:57 pm.
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Lake Elmo Planning Commission Minutes; 1-11-16
Williams thinks it is ok to exempt this, but he would like to see conditions added that
when it is adjacent to a residential property and does not meet the basic setback,
screening should be added.
Williams thought we could add something regarding the noise. Kreimer thought
especially since it was next to a residential area. Schroeder stated that if you stand
outside of this building, you will know that something is running, but it is not
concerning.
Williams suggested that as a footnote to the table in section E, 1, that footnote 1 should
be that essential services shall be exempt and footnote 2 that increased 4 seasoned
vegetative screening and fencing should be included when the PF zoning district is
adjacent to the residential zoning district. There was no objection to changing this.
Williams suggested that structures housing essential services, when the setbacks are not
met, should be designed to look like houses when they are adjacent to residential
properties.
Dodson feels that the architectural standards are enough and does not want to put an
unnecessary burden on the City. He doesn’t necessarily think that looking just like a
house would be the best. Kreimer also thinks that in this case it borders both AG and
residential and possibly a rural structure might work better.
Dunn feels that on larger structures, the City should work with the Engineer to design a
structure that blends in with the surroundings. The surroundings could be different
depending on the site.
Al Eberhard, 2298 Inwood Ave N, asked where the additional screening would be.
Williams stated that his thought was to have it on any border that did not meet the
setback. Mr. Eberhard feels that it should be on all sides, even if it is agricultural next to
it that could be residential in the future.
Dodson is wondering if there should be something specifically stating that they are not
exempt from the noise ordinance. Williams would like to add a number 8 stating that
the noise ordinance should be met. The Commission is in agreement with that.
The Commission is wondering if it might be a good idea to have a separate table of
setbacks for essential services, possibly 10 feet. Dunn & Dodson were uncomfortable
with no setback as well.
M/S/: Dodson/Kreimer, move to postpone voting on the proposals until they get
another draft of setbacks for essential services that have buildings in the PF zone ,
Motion and second withdrawn.
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Lake Elmo Planning Commission Minutes; 1-11-16
Kreimer asked about including the other suggestions.
Interim Administrator Schroeder said that there is some urgency on this issue. This
needs to be resolved for the $3.5 million grant. One of the verifications for the grant is
that it complies with all our local ordinances.
Wensman stated that he would suggest that the Planning Commission recommend what
setbacks they are comfortable with and move it forward to the City Council.
M/S/P: Williams/Dodson, move to approve a zoning text amendment with improved
buffering and screening and changing the setbacks to 10 feet, in addition to adding the
noise restrictions, Vote: 5-0, motion carried.
M/S/P: Williams/, move to recommend rezoning of the Inwood booster station property
to the PF zoning district, Vote: 5-0, motion carried.
Ordinance Amendment – a request for an ordinance amendment to the animal
ordinance that pertains to the keeping of pigeons.
Public Hearing opened at : pm.
There was no written or electronic correspondence.
Public Hearing Closed at : pm.
M/S/P: / move to , Vote: 7-0, motion carried, unanimously
Ordinance Amendment – a request for an ordinance amendment to the weapons
ordinance as it pertains to hunting.
Public Hearing opened at : pm.
There was no written or electronic correspondence.
Public Hearing Closed at : pm.
M/S/P: / move to , Vote: 7-0, motion carried, unanimously
Council Updates – December 15, 2015 Meeting
1. CUP Amendment-Oakdale Gun Club – Approved.
2. Preliminary Plat Approval-Reider – approved.
3. ZTA-Uses in Rural Districts – Repeal uses that were added in 2013.
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Lake Elmo Planning Commission Minutes; 1-11-16
Council Updates – January 5, 2016 Meeting
1. Update on Status of BRT – Verbal.
2. Open Space Development to move to workshop.
Staff Updates
1. Upcoming Meetings
a. January 25, 2016
b. Frebruary 8, 2016
Commission Concerns
Meeting adjourned at : pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
BUSINESS ITEM 5a
PLANNING COMMISSION
DATE: 01/25/2016
AGENDA ITEM: 5A– PUBLIC HEARING
CASE # 2015-19
ITEM: Public Hearing for Comprehensive Plan Text Amendment
SUBMITTED BY: Stephen Wensman, City Planner
REVIEWED BY: Ben Gozola
Jack Griffin
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Comprehensive Plan Text Amendment
request from Arbor Glen Senior Living LLC to allow additional density, up to 20 units/acre for
senior congregate housing facilities with services. Staff is recommending that Planning Commission
recommend approval of the requests with the following motions:
1. Move to recommend approval of a comprehensive plan text amendment to increase the
maximum allowed density for senior congregate housing with services to 20 units per acre.
GENERAL INFORMATION
Applicant: Arbor Glen Senior Living, LLC, 215 N. 2nd Street, Suite 204
Location: MDR/HDR/VMX Zoning Districts
Deadline for Action: Application Complete – November 17, 2015
60 Day Deadline – January 16, 2016
Extension Letter Mailed – No
120 Day Deadline – March 17, 2016
Applicable Code/Plans: Article XI – Village Mixed Use District
154.451 Permitted and Conditional Uses in Residential Districts
Comprehensive Land Use Plan
REVIEW:
Arbor Glen Senior Living LLC is requesting a comprehensive plan text amendment to increase the
allowed maximum density from 10 to 20 units per acre for senior congregate housing with services.
The proposed comprehensive plan text amendment as proposed affects those parts of the city where
congregate housing are conditionally permitted: MDR – Urban Medium Density Residential and
HDR-Urban High Density Residential Zoning Districts and would be applicable for senior
congregate housing with services. Presently MDR allows a maximum density of 7 units/acre and
HDR allows a maximum density of 15 units per acres. The proposed text amendment is to allow 20
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BUSINESS ITEM 5a
units per acre to allow some density flexibility in order to address potentially variable economic
conditions and amenities found in offering senior congregate housing with services.
The rationale for the change is:
Senior congregate housing is recognized as being different from standard multi-family
residential development given that residents in such facilities no longer have to be at work, pick
up children, or do their shopping at specific times of the day; many residents no longer drive.
Such facilities provide on-site services to meet resident’s needs which further reduced the overall
impacts typically associated with high-density residential development.
In addition, the community, through the Comprehensive Land Use Plan has expressed support
for the establishment of senior housing facilities within the community, and has identified such
units as an essential element of our life-cycle housing stock.
The proposed comprehensive plan text amendment to increase the allowed maximum density to 20
units per acre for senior congregate housing with services is contingent on the Metropolitan
Council’s approval. City Council approval of a comprehensive plan text amendment requires a 4/5th
vote.
RECOMENDATION:
Staff recommends that the Planning Commission recommend approval of the requests with the
following motions:
1. Move to recommend that the City Council approve the comprehensive plan text
amendment to increase the maximum allowed density for senior congregate housing
with services to 20 units per acre.
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Continue the Public Hearing to the
January 25, 2015 meeting date ......................................................................... Chair
- Discussion by the Commission .............................. Chair & Commission Members
ATTACHMENTS:
1. Draft Comprehensive Land Use Plan and Metropolitan Council Application
Memorandum
DATE: 12-23-15
TO: Adjacent Jurisdictions & Partnering Agencies
FROM: Ben Gozola, Consulting City Planner
SUBJECT: Lake Elmo Minor Comprehensive Plan Update
Request
Expedited review of a proposed comprehensive plan amendment for the City of Lake Elmo. The amendment will
allow “senior congregate care facilities with services” (i.e. senior housing) to be built at greater overall densities than
other multi-family housing given that impacts from such units are not equivalent to other multi-family housing types.
Overview
Since 2008, the City of Lake Elmo’s comprehensive plan has expressed support for the establishment of senior
housing facilities within the community, and has identified such units as an essential element of our life-cycle
housing stock. With the recent upswing in the economy and the opening of more developable areas within our City,
we have re-examined our comprehensive plan and found that existing language does not adequately acknowledge
the unique nature of senior housing when comparison to other multi-family dwelling types.
With this comprehensive plan amendment, the City will recognize that senior housing is unique given that residents
in such facilities no longer have to be at work, pick up their children, or do their shopping at specific times of the
day; some residents don’t even drive anymore. Furthermore, many senior communities provide on-site services to
meet their residents’ needs which further reduces the overall impacts typically associated with high-density
residential buildings. Because of these differences and the recognized need for these facilities within the City,
senior/congregate housing will be allowed at densities of up to 20.0 units per acre within the land use classifications
currently guided for such facilities (Urban Medium Density, Urban High Density, Village Urban Medium Density and
Village Mixed Use). Please see the map on the next page which identifies all areas affected by this amendment.
The only other minor change proposed is to correct an inconsistency in the current plan. While the Village Land Use
Plan text currently identifies that development will occur at 6 to 10 u.p.a., the corresponding table incorrectly shows
a density range of 5 to 10 u.p.a. The table is now being updated to reflect the 6 u.p.a. minimum.
Provided we receive no negative feedback from reviewing jurisdictions, the attached comprehensive plan
amendment will be sent to the Metropolitan Council for approval in the beginning of 2016.
Action
Because the proposed minor text amendment impacts a geographical area of more than 40 acres, the amendment
does not qualify for a waiver of adjacent jurisdiction review. That said, we do not believe any jurisdiction will take
issue with the proposed changes as they will not create any impacts, and will only facilitate establishment of a land
use type that has been anticipated since the approval of our original plan in 2008.
Assuming you agree with our assessment, we have included a template response letter for your signature indicating
your respective jurisdiction does not object to the proposed change. We thank you in advance for quickly responding
to our request. If you have ANY questions whatsoever, please do not hesitate to call either Stephen Wensman (651-
747-3911) or Ben Gozola (763-746-1650); we’d be happy to address any and all concerns.
Thank you and happy holidays!
Attachments
1) Template Response Letter for signature
2) Proposed Text Changes to the Comp Plan LAND USE Chapter
3) Proposed Text Changes to the Comp Plan HOUSING Chapter
4) Comp Plan Amendment Application for the Metropolitan Council
Date: ___________________
Stephen Wensman
City of Lake Elmo
3800 Laverne Avenue N.
Lake Elmo, Minnesota 55042
Re: Proposed Lake Elmo Comp Plan Amendment – Senior Housing Densities
Dear Mr. Wensman:
On behalf of ______________________________, we have reviewed the City of Lake
Elmo’s proposed comprehensive plan amendment that addresses allowed densities for
senior congregate care facilities with services and a correction to fix an existing language
inconsistency, and have no objection to the proposed changes.
Sincerely,
Signature: _______________________________________
Printed name: ____________________________________
Summary of LAND USE Plan Changes:
Pg III-10: Changing the term “senior living centers” to “senior congregate care facilities with
services”
Pg III-11: Updating Table 3-B to amend the minimum density in the Village Mixed Use district to
6.0 u.p.a. to be consistent with the adopted Village land use plan, and adding clarifying language
that senior congregate care facilities with services may exceed listed density maximums in
specific categories with a range not to exceed 20.0 u.p.a.
Pg III-22: Added clarifying language that senior congregate care facilities with services may
exceed listed density maximums in the V-MDR and VMX land use categories with a range not to
exceed 20.0 u.p.a.
III − 10
This section of the Land Use chapter establishes the City’s official land use categories and the official
Future Land Use Map. The map assigns planned land use types to all parcels within the community to
guide current and future planning and development through the year 2030, and is the official land use
designation map for the City. The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles. Any new development,
redevelopment, change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are as follows:
RURAL AREA DEVELOPMENT − This category represents the large areas of rural residential development
within the City. Common uses found in these areas include working farms, alternative agricultural uses
as defined by City Code, and rural single family detached residences. Development in these areas
requires 10+ acres, or a conditional use permit to authorize a cluster development meeting the City’s
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s): A,
RR, OP]
RESIDENTIAL ESTATE – This category defines areas developed specifically for large lot single family
detached housing typically on 2+ acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s): RE]
RURAL SINGLE FAMILY – This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005, but has been and will continue to be serviced by private on−site
well and septic systems. Limited locations within this classification are allowed to have two−family
dwellings based on zoning. [Corresponding Zoning District(s): R−1, R−2]
URBAN LOW DENSITY – The Urban Low Density land use category is intended primarily for single−family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one−half (2.5) to four (4) units per acre. Significant new areas of urban low density are
guided both within the Old Village and along I−94. [Corresponding Zoning District: LDR]
URBAN MEDIUM DENSITY – The Urban Medium Density land use category allows net residential
densities from four and one−half (4.5) to seven (7) units per acre; with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for density bonus
as allowed under the PUD ordinance . This category allows for a variety of housing types including
single−family detached, duplexes, townhomes, and small two− and three−story apartment buildings
and/or senior living centers senior congregate care facilities with services. Significant new areas of
urban medium density are guided both within the Old Village and along I−94. [Corresponding Zoning
District(s): R−3, MDR]
III − 11
Table 3-B
Existing and Planned Land Use Table
Land Use
Residential
Density1
(units/acre)
Existing Land
Use (acres)
Planned
Land
Use
(acres)
Planned Land Use Changes
(anticipated acreages in
5 year increments)4
Change
(acres) Min Max City wide
(Village)2
2012 to
2015
2015 to
2020
2020 to
2025
2025 to
2030
R E S I D E N T I A L
Rural Area
Development n/a 0.1 7094.24 5279.92 6640.66 6187.08 5733.50 5279.92 -1814.32
Residential
Estates 0.1 0.4 771.26 793.71 776.87 782.49 788.10 793.71 22.45
Rural Single
Family 0.66 2.0 1665.92 1666.41 1666.04 1666.16 1666.28 1666.41 0.49
Urban Low
Density 2.5 4 0.00 496.39 124.10 248.20 372.29 496.39 496.39
Urban Medium
Density 4.5 7 176.08 390.49 229.68 283.29 336.89 390.49 214.41
Urban High
Density 7.5 15 0.00 157.67 39.42 78.84 118.25 157.67 157.67
Village Urban
Low Density 1.5 2.49 0.00 244.11 61.03 122.06 183.09 244.11 244.11
Village Urban
Medium
Density
2.5
4.99
0.00
119.11
29.78
59.56
89.33
119.11
119.11
C O M M E R C I A L 3
Business Park 7.5 15 120.65 329.69 172.91 225.17 277.43 329.69 209.04
Commercial 4.5 7 99.86 208.33 126.98 154.10 181.22 208.33 108.47
Limited
Business – – 111.41 66.16 100.09 88.78 77.47 66.16 -45.25
Village Mixed
Use 6.0 5.0 10.0 0.00 164.40 41.10 82.20 123.30 164.40 164.40
P U B L I C / S E M I P U B L I C / O P E N S P A C E 5
Public/Park – – 3298.94 3352.24 3312.27 3325.59 3338.92 3352.24 53.3
Greenbelt
Corridor5
5
– – 0.00 82.67 20.66 41.34 62.01 82.67 82.67
Road ROWs – – 890.93 890.93 890.93 890.93 890.93 890.93 0.0
U N D E V E L O P E D
Open Water – – 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: – – 15,584.58 15,584.58 15,584.55 15,584.55 15,584.55 15,584.55 0.0
1 Senior congregate care facilities with services in the Urban Medium Density, Urban High Density, Village Urban Medium
Density, and Village Mixed Use land use categories may exceed the listed density maximums with a range not to exceed a total
of 20.0 units per acre provided the facility can satisfy all zoning and applicable condi tional use permit review criteria.
2 Residential uses within the “Business Park” and “Commercial” land use designations can only occur in areas specifically
designated for mixed use on the planned land use map.
3 It is recognized that both park and road ROW areas will expand as new development occurs, but such acreage is accounted for in the
respective development land use types as such land areas must contribute towards required development densities.
4 The staging plan for future development is fluid and will allow development to occur as market conditions dictate. Because of this,
specific timing for development of any specific land use category is not possible. For the purposes of this table, the anticipated
acreage changes are incrementally broken down into four periods of time showing a consistent rate of change between now and 2030.
5 The acreage of the greenbelt corridor areas, which are portions of the Village Open Space Overlay, that are adjacent to urban zoning
districts were calculated to account for the remaining acreage in the Village. The other portions of the Village Open Space Overlay
are accounted for through the base land use guidance (i.e. Rural Area Development or Rural Single Family).
Lake Elmo Comprehensive Plan Chapter III − Land Use Plan
III − 22
Elmo, including a compact assemblage of streets and blocks, a distinct edge, a historic main street and
good access to parks and open space. The plan intends to extend these qualities to the newly
developing areas surrounding the existing downtown. In addition, it proposes connecting the existing
residential neighborhoods to the south with the village core and new neighborhoods.
The Village Land Use Plan includes a series of specific goals and objectives for each of the land use
elements, and establishes the following as the overall goals and objectives for the plan:
1) Adhere to the Guiding Principles from the Village Master Plan, which are incorporated into this
land use plan in Table 3D.
2) Preserve the existing character of the Village while accommodating new housing and businesses
to comply with the growth projections of the Comprehensive Plan.
3) Create a walkable, viable community with a distinct center.
4) Explore options to provide space for public and commercial activities around a village green that
can serve as a focal point for new development.
5) Create an open space buffer around the new development areas to foster a true village feel.
6) Plan for development on a “village” scale rather than a “suburban” scale, recognizing the
existing character of the Old Village.
7) Promote traffic calming measures along State Highway 5 to improve auto and pedestrian safety,
particularly in the vicinity of Lake Elmo Avenue and Lake Elmo Elementary School.
8) Plan for at least one grade−separated crossing of Highway 5 for bicycles and pedestrians
9) Provide for the recreation needs of the new neighborhoods while building on existing facilities
and accommodating the need for community−wide recreation facilities.
10) Create a natural system for storm water management that takes advantage of existing drainage
patterns.
11) Plan for a new Village Parkway as a major north/south collector with a new railroad crossing
approximately midpoint between Lake Elmo Avenue and Manning Ave.
12) Promote mixed−use development in the areas close to the Village Center.
Village Land Use Plan
The Village Land Use Plan, Map 3-5, identifies three primary land use categories within this planning
area that will accommodate growth, and incorporates an open space overlay category to specify which
portions of the area will be designated for open space. The land use categories as applied in the Village
Planning Area include:
V−LDR − Village Urban Low Density Residential at 1.5 to 2.5 units per acre
V−MDR − Village Urban Medium Density Residential at 3.0 to 4.0 units per acre*
VMX − Village Mixed Use with residential densities of 6.0 to 10.0 units per acre*
* Senior congregate care facilities with services in the V-MDR or VMX land use categories may exceed
the listed density maximums with a range not to exceed a total of 20.0 units per acre provided the
facility can satisfy all zoning and applicable conditional use permit review criteria.
Summary of HOUSING Plan Changes:
Pg IV-7: Added two paragraphs. The first defines what is meant by “senior congregate care
facilities with services,” and the second explains how they are different from other types of
multi-family residential structures. The impact differences, the recognized need for such
facilities, and the need to accommodate higher densities to make these structures successful is
cited as the reasons for the new 20.0 u.p.a. cap for this specific land use.
Lake Elmo Comprehensive Plan Chapter IV − Housing
IV−6
Future Housing Needs
In order for Lake Elmo to achieve balanced growth and maintain its strong sense of community, it is
essential to plan and develop the future housing stock in a manner that is mindful of the city’s
population trends and future needs. For this reason, it is important for Lake Elmo to clearly define its
goals as they pertain to housing.
Goals
In planning for the land use and future growth of Lake Elmo, the City aims to achieve the following goals
related to housing:
1. Continue to support and develop family-friendly neighborhoods, emphasizing safety and access to
open or recreation space. Throughout its history, Lake Elmo has been lauded as a great place to
raise a family. For this reason, many of Lake Elmo’s future residents will be families with children.
In planning future housing for these residents, it is the responsibility of the City to be cognizant of
how site, building, and street design relate to safety and access to public recreation space.
Promoting these principles will ensure that the future population of Lake Elmo is safe and healthy.
2. When planning for the future residential neighborhoods in Lake Elmo, it is critical to incorporate
walkability into the design of housing and streets to ensure a positive pedestrian environment in
both the I-94 Corridor and Old Village. In order to maintain a healthy and vibrant environment in
Lake Elmo, safe and aesthetically pleasing pedestrian spaces within residential neighborhoods are
essential. Additionally, for the Old Village land use plan to effectively support and promote walking
in Lake Elmo’s downtown, steps must be taken to ensure that walkability is considered when
planning future housing. Creating a more walkable downtown area with more street amenities
encourages nearby residents to travel by means other than the automobile, which in turn promotes
pedestrian traffic and physical exercise. In addition, increased pedestrian accessibility to downtown
should drive greater support and patronage of local businesses in the Old Village. Finally, greater
pedestrian traffic could allow for reduction in needed parking facilities, decreasing the amount of
impervious surfaces and easing the burden on storm water management systems.
3. Expand housing opportunities for seniors in Lake Elmo, placing an emphasis on affordability and
life-cycle housing. As the data from the 2010 Census indicates, the Lake Elmo population is aging.
11.0% of the population in Lake Elmo is over the age of 65. In order to provide opportunities for
these residents to remain in Lake Elmo, the City must strive to attract and develop a greater variety
of housing that suits the needs of seniors, including those who require medical assistance or are
disabled, requiring barrier−free housing. In addition, affordability is increasingly becoming
important factor for many seniors in making housing choices. To give these residents the option to
remain in Lake Elmo, developing housing options that are both senior friendly and affordable will be
critical over the next 25 years and beyond.
Lake Elmo Comprehensive Plan Chapter IV − Housing
IV−7
Senior congregate care facilities with services are considered to be a facility consisting of 3 or more
dwelling units, typically consisting of multiple-household attached dwellings but may include other
forms of attached or detached dwelling units, the occupancy of which is limited to persons 55 years
of age or older. The facility may include meals, housekeeping, and personal care assistance and
minor medical services; but not intermediate, long term, or extended nursing care for residents.
Senior congregate care facilities with services are recognized as being different from standard
multi-family residential development given that residents in such facilities no longer have to be at
work, pick up their children, or do their shopping at specific times of the day; some residents don’t
even drive anymore. Furthermore, many senior communities provide on-site services to meet their
residents’ needs which further reduces the overall impacts typically associated with high-density
residential buildings. Because of these differences, the recognized need for these facilities within
the City, and the fact that higher development densities are required to make these facilities
successful; senior/congregate housing may be allowed at densities of up to 20.0 units per acre.
4. Provide a greater variety of housing in terms of cost and tenure type (ownership vs. rental) in
order to give more people the opportunity to live in Lake Elmo, particularly younger residents and
families. Considering the gap in the Lake Elmo population of 20−39 year olds, it is important to be
cognizant of how housing affordability relates to the current demographics of the city. If the city
wishes to retain younger residents and families in Lake Elmo, then opportunities for more affordable
and rental housing must be present. Adding more young residents to Lake Elmo will strengthen the
social fabric of the community and encourage more unique activities and programming.
Additionally, providing more options in terms of affordability will allow more employees of
businesses located in Lake Elmo the option of both living and working in the community.
Future Housing
According to Met Council forecasts, the growth of Lake Elmo will result in an increase of 5,948
households by 2030, representing an increase of 214%. In order to achieve this growth in a balanced
and sustainable manner, as well as fulfill Lake Elmo’s housing goals, the I−94 Corridor and Old Village
land use plans provide opportunity for a wide mix of housing types and densities. These housing
densities will vary with a floor range of 2.0 units per acre to 10 units per acre, allowing for a greater
variety of housing in Lake Elmo. These new housing units are guided for the I−94 Corridor and Old
Village at the following minimum densities:
I-94 Corridor Old Village
Urban Low Density: 2.5 units/acre Village Low Density: 2.0 units/acre
Urban Medium Density: 4.0 units/acre Village Medium Density: 4.0 units/acre
Urban High Density: 7.0 units/acre Village High Density: 10.0 units/acre
COMPREHENSIVE PLAN AMENDMENT FORM LOCAL PLANNING HANDBOOK
1. Name of the Comprehensive Plan Amendment (CPA):
2. Please provide the following information:
Contact Name and Title
Address
City, State, Zip
Telephone Number
Email Address
3. Identify the type of amendment (land use change, MUSA expansion, text change, forecast adjustment, etc.)
and describe the amendment including location, description, affected area in acres, number of residential
units in CPA area (if any), etc. Provide any additional information relevant to the amendment.
Type of
Amendment
Detailed
Description
4. The local governing body must take action on the proposed amendment before submittal to the Metropolitan
Council. Provide the dates of official action.
• Date acted upon by the planning commission:
• Date approved by governing body:
5. Affected Jurisdiction Review: list the adjacent local governments, school districts and other jurisdictions that
were contacted and the date the copies were sent.
Jurisdictions
Date Sent
Comments
Continue to next page
6. Forecasts: Does the plan amendment change the adopted Metropolitan Council population, household, or
employment forecasts?
No, no change in community-level forecasts.
Yes. Identify the net changes to community-level forecasts:
7. Land Use: Describe land use changes (in acres) applicable to this amendment site.
Not applicable. No land use changes proposed.
Land Use Designation All Land Uses in CPA Area
Pre-CPA Acres Post CPA Acres
If you have more land use changes than space permits in this table, please attach a separate page to your
amendment document.
8. Wastewater: What type of wastewater treatment will be used to serve the proposed amendment?
Individual Sewage Treatment System (ISTS)
Privately Owned / Community Treatment System
Local / Municipal Owned Wastewater Treatment Plant
Regional Wastewater Treatment
9. Water Supply: Will the amendment increase or decrease projected water use from the community’s current
water supply plan?
No increase or decrease in projected water use from the water supply plan.
Yes. Provide the water supply plan amendment as an attachment to describe necessary facilities
improvements or changes.
10. Implementation: Will the amendment require changes in zoning or subdivision ordinances, the capital
improvement program (CIP), or other official controls?
No.
Yes. If Yes, describe proposed changes and timeline for making those changes below:
Changes
Timeline
Continue to next page
CONTENT REQUIREMENTS FOR AN AMENDMENT
Your comprehensive plan amendment must include the following information to be considered complete:
1. Color maps (8.5 x 11 or 11 x 17) showing the following:
• General location of proposed changes
• Current planned land use and proposed planned land use
• Current and proposed sewer staging changes
2. Staff report to planning commission or local governing body.
3. Other relevant information related to the amendment including:
• Whether or not the proposed amendment has impacts on regional systems including transportation,
wastewater, and regional parks.
• Whether the proposed amendment includes any land within the Mississippi Critical Area boundary.
• How stormwater generated from the site will be managed.
• Whether there are changes to the projected water use due to the amendment.
4. Comments from adjacent jurisdictions review.
5. Copy of adopted local resolution, authorizing the amendment to be submitted for review.
Metropolitan Council
390 Robert Street North
Saint Paul, MN 55101
metrocouncil.org
Main: 651.602.1000
TTY: 651.291.0904
Public Information: 651.602.1500
public.info@metc.state.mn.us
LOCAL PLANNING HANDBOOK
October 2015
BUSINESS ITEM 5b
PLANNING COMMISSION
DATE: 01/25/2016
AGENDA ITEM: 5B– PUBLIC HEARING
CASE # 2015-19
ITEM: Public Hearing for Arbor Glen Senior Living Facility –Rezoning and
Conditional Use Permit.
SUBMITTED BY: Stephen Wensman, City Planner
REVIEWED BY: Joan Ziertman
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Rezoning and Conditional Use Permit request
from Arbor Glen Senior Living LLC for an 84-unit Congregate Housing (Senior Living) to be
located on 3.72 acres of land at the northeast corner of Lake Elmo Ave N (CR 17) and 39th St North.
The Comprehensive Plan guides the site as Village Center - Mixed Use VMX Zoning District. The
proposal fits the City’s definition of Congregate Living which is a conditional use in the VMX
District. The proposed facility exceeds the density allowed by the comprehensive plan, therefore, the
applicant is proposing a concurrent comprehensive plan text amendment to allow additional density
for senior congregate housing facilities with services. The site has urban services available. On
December 14, 2015, the Planning Commission opened the public hearing and continued it to the
January 25, 2016 meeting date to provide staff adequate time to process a comprehensive plan text
amendment concurrent with this land use request. Staff is recommending that Planning Commission
recommend approval of the requests with the following motions:
1. Move to recommend rezoning Lot1, Block 1, Brookman 3rd Addition from the GB-General
Business to VMX – Village Mixed Use Zoning District.
2. Move to recommend approval of a conditional use permit for Congregate Housing with _
conditions.
GENERAL INFORMATION
Applicant: Arbor Glen Senior Living, LLC, 215 N. 2nd Street, Suite 204
Property Owner: Frisbie Properties, 215 LLC, 215 N. 2nd Street, Suite 204
Location: Northeast corner of Lake Elmo Ave N (CR 17) and 39th St North,
Lot1, Block 1, Brookman 3rd Addition, Washington County, MN
PID: 13-029-21-22-0012
Lot Size: 3.72 Acres
Existing Land Use Commercial – Vacant.
Current Zoning: GB – General Business.
Proposed Zoning: VMX – Village Center Mixed Use.
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BUSINESS ITEM 5b
Surrounding Land Use: North – Village Preserve Subdivision;
East – Vacant Commercial;
West – CR 17/undeveloped Village Urban Low Density; and
South – 39th St North and vacant Commercial.
Surrounding Zoning: North - LDR – Low Density Residential;
East – GB- General Business;
West - RT – Rural Development Transitional; and
South – GB-General Business
Deadline for Action: Application Complete – November 17, 2015
60 Day Deadline – January 16, 2016
Extension Letter Mailed – No
120 Day Deadline – March 17, 2016
Applicable Code: Article VII – Specific Development Standards
Article XI – Village Mixed Use District
Article VI – Environmental Performance Standards
City of Lake Elmo Design Guidelines and Standards Manual
REVIEW:
Arbor Glen Senior Living LLC is requesting a rezoning of Lot 1, Block 1, Brookman 3rd Addition
from GB-General Business to VMX – Village Center Mixed Use, and a conditional use permit to
allow Congregate Housing. The applicant is proposing an 84 unit (plus one guest suite) senior living
facility at the corner of County Road 17 and 39th Street N. The proposed facility will have a total of
84 units: 24 memory care, 29 assisted living, and 31 independent living units, plus 1 guest suite. The
memory care facility is located on the first floor and is a secure facility. The assisted living is located
on the second floor, and the independent living is on both the first and second floors. The State of
MN licenses memory care and assisted living facilities. The facility will be run by the Ebineezer
Society. The memory care rooms do not have kitchens, and are not considered residential for
building code purposes, nor does the Metropolitan Council consider them as residential units. The
assisted living and independent living units have kitchens and bathrooms and are considered
residential units by MN State building code and the Metropolitan Council. The assisted living
residents will utilize a range of living assistance in the facility depending on the needs of the resident.
Assisted living residents will not own cars or drive. A facility owned van will provide transportation
for residents to access service and shopping needs.
The site is located in the GB-General Business zoning district, but is guided in the Comprehensive
Plan as Village Mixed Use. The senior living facility fits the definition of Congregate Housing in the
City’s Code of Ordinances which is a conditional use in the VMX – Village Mixed Use zoning
district. After the initial application, it was determined that the proposal exceeds the density allowed
in the City’s Comprehensive Plan, therefore, the applicant has submitted application for a
comprehensive plan text amendment to allow an increase in density for senior congregate housing
with services.
Rezoning/Comprehensive Plan Designation:
The proposed senior living facility is located in the GB-General Business zoning district and is
guided in the Comprehensive Plan as VMX – Village Center Mixed Use. The applicant has made
application to rezone the property to VMX – Village Center Mixed Use. The GB-General Business
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BUSINESS ITEM 5b
zoning classification no longer exists in the City Code of Ordinances, and the Village Mixed Use
standards are the basis for this review.
Density:
The proposal is for the senior living facility to be rezoned to VMX – Village Mixed Use zoning
district. The underlying density in the VMX district refers directly to the comprehensive plan. The
VMX district code specifically states: “no development may exceed the residential density range as
specified in the Comprehensive Plan for the Village Mixed Use land category.” That density is 5-10
units per acre. Of the 84 units, 24 are memory care units which do not qualify as “housing units”
according to the Metropolitan Council’s definition. The proposed assisted living facility will have a
density of:
60 units/3.72 acres - 16 units per acre
The proposed senior living facility exceeds the underlying density allowed by the comprehensive
plan and cannot be approved under the proposed zoning and comprehensive plan guidance without a
comprehensive plan text amendment.
Site Character:
The site is vacant and relatively flat. A hedgerow of Amur Maples and Spruce line the northern
property line.
Architecture:
The proposed building is an architecturally pleasing mix of lap siding, shingles, brick and stone. The
façade is varied with a balconies, windows, dormers and other architectural elements breaking up the
massing and creating visual interest. The entrance is articulated with an architectural canopy. The
canopy will have a 13’-6’ clearance to allow for van/bus resident pick-up and drop-off. The
architecture is compliant with the City’s Design Guidelines and Standards Manual.
Dimensional Standards:
The allowed impervious surface in the VMX District is 75%. The proposed development will have
54% impervious area, 41% green space, and 5% pond area.
Setbacks in the VMX- Village Mixed Use district are:
10’ for the front 10’ for the side
10’ for the corner side yard 10’ for the rear
The proposed building will be 17’ from the current property line, complying with the setback
requirement, however Washington County has future plans to widen County Road 17, needing an
additional 25 ft. of right-of-way. When County Road 17 is widened, the effective setback from the
future right-of-way will be 7 ft. The proposed building will be 62.5 ft. from the drive lane. After the
right-of-way widening, similarly, the existing school and office/child care buildings along County
Road 17 will be approximately 12 ft. and 10 ft., respectively, from the right-of-way. The closer
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BUSINESS ITEM 5b
proximity of the Senior Living building to the future right-of-way may be impactful visually and for
noise if the traffic lanes are widened in the future.
The Village Mixed Use district allows for 35’ and 3 stories. The proposed building is a two-story
structure with a height of 39’ to the roof peak. Building height is measured as the average between
the peak and eave elevation which is 31.5’. The building complies with the height requirements.
CR 17 Right-of-Way/Washington County Review:
Washington County has plans to widen County Road 17. The site plans show the 25 foot future
highway right-of-way easement, but none has been dedicated for this purpose with this proposal.
Washington County’s reviewed proposal and is requesting a 25’ right-of-way easement be granted in
order for the proposed trail to be in the public right-of-way. The County is also requesting a 30’
setback from the 25’ right-of-way easement to allow for noise/visual mitigation in the form of berms
and landscaping.
Congregate Housing Standards:
The congregate housing standards require the facility be compatible with the scale and character of
the neighborhood, that there be adequate greenspace provided on site (50 sq. ft./resident), and there is
adequate transition between the use and adjacent properties. The facility’s architectural articulation
helps break up massing and scales the project into neighborhood. The project serves as a good
transition between the residential uses to the north and future residential uses to the west and the
existing commercial/office uses nearby. The project provides for 74, 042 square feet of green space
(required: 84 residents x 50 sq. ft. = 4200 sq. ft.), much of it designed with gardens and seating/use
areas. The existing hedgerow of Spruce and Amur Maples to the north provides a transition between
the residential development to the north and the proposed senior living facility. The property to the
east and south are guided as mixed use. County Road 17 separates the proposed property from the
future residential property to the west. The proposal complies with the congregate housing standards.
Deliveries /Dumpster:
A loading area is located on the east side of the building which will be used primarily for truck
deliveries and trash pickup. Resident loading and unloading will use the underground parking, or the
front entryway. The proposed loading area is recessed within the building façade and not directly
visible from 39th Street N.
Trails and Pedestrian Access:
An 8’ trail is proposed within the future 25’ highway right-of-way easement connecting 39th Street N
to the Village Preserve development to the north. There is an existing trail along 39th Street N.
Alongside the parking entrance, the site plan shows a walkway connecting the public sidewalk to the
parking lot. Walkways also connect the entrance and axillary doors to handicap parking stalls on the
west side of the surface parking lot and to landscaped gathering/resident use areas in the rear of the
building. An easement is needed over the proposed 8’ public trail for public access and maintenance.
Access and Parking:
The proposed vehicular access is off of 39th Street N. There are 49 surface and 46 underground
parking stalls proposed. The underground parking is primarily for independent living residents,
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BUSINESS ITEM 5b
although guests, staff and residents can access the underground parking area for loading, picking up
residents, and parking as needed. There are 4 handicapped accessible on the surface lot and 2
underground. According to the applicant, the memory care and assisted living residents will not have
cars. There will be van or bus service to take assisted living residents out for groceries and activities.
The parking will be for the approximately 50 staff members, independent living residents and guests.
According to the applicant, there will be roughly 15 employees on site at any one time consisting of
an RN, Nurses Aids, housekeeping and kitchen staff. The City’s parking requirements for congregate
housing requires: 1 parking space per employee, plus 1 visitor space for every 4 residents based on
capacity. The city’s parking requirements for senior housing is: 1 parking space per resident.
Therefore, the parking requirement is:
Staff parking: 15 spaces
Visitor parking: (84 residents/4) 21 spaces
Senior housing parking: (31 independent living residents with cars) 31 spaces
Total required parking: 67 parking spaces
The 95 proposed parking spaces exceeds the parking requirements of the city code.
Lighting:
The lighting plan indicate several parking lot lights and building wall lights. The lighting plan
comply with the requirements of the code.
Tree Preservation:
A tree preservation plan was submitted on 12/22/15. There are 10 Spruce that qualify as “significant
trees” and 22 clump Amur Maple on the site survey. Tree preservation ordinance allows for 30%
removal of significant trees, or 3 trees. The demolition plan indicates that 6 - 14” Spruce and 6 clump
Amur Maples will be removed. According to the tree preservation code, a tree mitigation plan is
required. The required tree mitigation is calculated as follows:
3 trees x14” = 42 caliper inches
42” x ½ (for conifer replacement) = 21 caliper inches
Because conifers are sold by height, the determination for replacement credit is as follow:
Or (Height of Replacement Conifer)/2 = diameter inches of credit
# Replacement Trees = 21/(6/2) = 7 - 6’ B&B Conifers
The tree preservation plan identifies (7) 6-8 foot conifers as replacement trees. The applicant has
proposed adequate landscaping to satisfy the tree preservation requirements and the landscape
requirements. The applicant has proposed tree protection fencing to protect the existing trees on site
from construction disturbance.
Landscaping/Screening:
The landscape ordinance requirements are as follows:
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BUSINESS ITEM 5b
1 tree per 50 lineal feet of street frontage, plus
5 trees for every 1 acre of development.
The required trees must be 25% deciduous, and 25% coniferous.
Landscape requirements for the site are as follows:
840 lin. Ft. of frontage/50 = 16.8, or 17 trees + 3.72 acres x 5 = 19 trees = 36 trees
The landscape plan proposes 71 trees: 16 deciduous trees, 21 coniferous trees, and 34 ornamental
trees. Of the 21 coniferous trees, 7 are needed to satisfy tree preservation requirements. The
proposed trees and shrubs meet the requirements for size and variety including requirements for
interior parking lot landscaping.
The landscape ordinance requires screening between differing land uses. The existing trees on site
are located along the north perimeter which will provide a natural screen between the proposed
facility and the residential land to the north. The landscape plan shows additional landscaping within
that zone.
The landscape ordinance also requires screening of parking from the public right-of-way with 50%
opacity with a 3.5’-4’ height. The landscape plan shows screening between the parking lot and
rights-of-way with a mix of deciduous and coniferous shrubs, grasses and perennials.
Ten of the proposed landscape trees are within the future 25 foot CSAH 17/Lake Elmo Road right-
of-way that may be displaced if Washington County were to perform grading or widen the driving
lanes in the future. In addition, there is minimal landscaping between the proposed building and
CSAH 17.
In general, the proposed landscape will be aesthetically pleasing with rich in diversity of plant
materials which exceeds the minimum landscape requirements. Staff has identified a few plant
selections that it will recommend changing and will recommend eliminating the weed control fabric
under the mulch in planting beds.
Signs:
The site plans indicate 2 wall signs and 2 monument signs, one on each street frontage. The 2
proposed monument signs are 5’ tall, 9’ wide, with a 10.31 sq. ft. sign area. In the VMX district with
two street frontages, 2 monument signs are allowed with a maximum sign area of 72 sq. ft on Lake
Elmo Ave and 32 sq. ft. on 39th Street and a maximum height of 10 feet. The signs comply with the
sign area and height requirements. One of the proposed monuments signs is within 15’ of the
driveway intersection, in conflict with the sign code.
The plan elevations identify two proposed wall signs. The sign code allows a wall sign for each
street frontage with each having a 100 ft. maximum sq. ft. The proposed wall signs are 41 sq. ft. and
24 sq. ft. respectively. The proposed walls signs appear to comply with the sign code. All proposed
signs will need to comply with the sign ordinance and will require an approved sign permit prior to
installation.
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BUSINESS ITEM 5b
Valley Branch Watershed District Review:
The Valley Branch Watershed District review is complete and the permit is attached to this report.
PUBLIC COMMENTS:
Staff has received email comments from Steve Delapp which can be summarized as being concerned
with:
The amount of impervious coverage, the proposed density and the distance to the village
center for walkability.
CONDITIONAL USE PERMIT:
In order to approve a conditional use permit, the city is required to find the proposal compliant with
the following (staff comments in bold):
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The use is not detrimental
and will not endanger public in any way.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal is consistent with the comprehensive plan in that the senior housing has been
identified as a community need. The use is mixed use (memory care, assisted living and
independent living) as was anticipated for the VMX District. The applicant has applied
for a Comprehensive Plan Text Amendment to allow increased density for this use and
this Conditional Use Permit is contingent on that approval.
3. The use or development is compatible with the existing neighborhood. The use fits with the
mixed use village plans. The architecture uses a variety of exterior residential materials
to break up the massing of the façade. The proposal is a good transitional use between
single family residential and office, daycare, and school uses in the area.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with development standards.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). N/A
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The use fits with the mixed use village
plans. The architecture uses a variety of exterior residential materials to break up the
massing of the façade. The proposal is a good transitional use between single family
residential and office, daycare, and school uses in the area.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The use is less impactful than multi-family
residential with less traffic, noise or other nuisances.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
Each of these essential facilities and services have been addressed in the review.
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BUSINESS ITEM 5b
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposal will pay sewer and water service charges, benefiting the community.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. N/A
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The City and County have
reviewed the proposal and have no concerns regarding vehicular access or traffic.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
CONDITIONS OF APPROVAL:
Staff recommends the Planning Commission recommend approval of the Conditional Use Permit for
Congregate Housing with the following conditions:
1. That the applicant comply with the conditions/comments in the City Engineer’s memo
dated December 7, 2015.
2. That applicant comply with the conditions of the Valley Branch Watershed District
permit 2015-27, dated December 28, 2015.
3. The developer must submit the drainage report and calculations to Washington County
for review of any downstream impacts to the county drainage system. Along with the
drainage calculations, provide written conclusions that the volume and rate of stormwater
run-off into the county right-of-way will not increase as part of the project.
4. That the applicant revised the landscape plan removing the landscape fabric from under
the mulch and substitute the Canadian Hemlocks with hardier conifer species.
5. That the monument sign near the driveway entrance be relocated to be 15’ away from the
driveway intersection.
6. That all signs comply with the City’s sign regulations and that no signs shall be installed
or constructed without prior approval of a sign permit.
7. That a public trail easement be granted over the proposed trail along CSAH 17/Lake
Elmo Avenue.
8. That proper State of MN licensing be maintained for the memory care and assisted living
facilities.
Staff recommends the Planning Commission consider the following additional conditions to address
the concerns raised by Washington County:
9. That the 25 foot right-of-way easement be granted for CSAH 17/Lake Elmo Avenue in
order for the proposed trail to be in the public right-of-way.
10. That the proposed building maintain a minimum 30 foot setback from the future CSAH
17/Lake Elmo Avenue right-of-way.
11. That the landscape plan be revised with berming and additional landscaping between
CSAH 17/Lake Elmo Ave and the proposed senior living building to mitigate for
potential highway noise and visual impacts.
9
BUSINESS ITEM 5b
RECOMENDATION:
Staff is recommending that the Planning Commission recommend approval of the requests with the
following motions:
1. Move to recommend the City Council rezone Lot1, Block 1, Brookman 3rd Addition
from the GB-General Business to VMX – Village Mixed Use Zoning District.
2. Move to recommend the City Council approve a conditional use permit for Congregate
Housing with x conditions.
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Continue the Public Hearing ............................................................................ Chair
Close the Public Hearning ................................................................................ Chair
- Discussion by the Commission .............................. Chair & Commission Members
ATTACHMENTS:
1. Application Forms
2. Site and Building Plans, November 17, 2015 submittal date
3. City Engineer Review Memo dated December 7, 2015
4. Washington County Review Memo dated December 30, 2015.
5. Ben Gozola review email, December 4, 2015
6. Tree Preservation Plan
7. Valley Branch Watershed District Permit 2015-27, dated December 28, 2015
Arbor Glen Senior Living Project
Summary and Community Benefits
To: City of Lake Elmo, MN 6 January 2016
From: Mathew Frisbie – Ayres Associates Inc
The following describes the overall project summary for the proposed senior living facility along with the
economic and social benefits to the community.
Key benefits to consider for the community of Lake Elmo:
The new facility will employ between 30 and 40 staff.
The annual payroll will be in excess of $1 million.
Baby boomers and seniors have the most expendable income of all age bracket and by staying
within the community their spending stays within the community.
The market study shows that 30% of the tenants will come from outside the area, so
attracting new residents to Lake Elmo.
Benefits for the local businesses and the downtown: The seniors, along with their families,
visitors and, the staff who work in the building, will shop and stop locally. This will benefit
restaurants, grocery, retail, banking, etc. The energy of a senior building is a good anchor for
any community.
Most seniors within this facility won’t drive and take fewer driving trips – this results in less
impacts on public facilities than a typical residential facility. There will be a senior van/bus
dedicated to this facility to help seniors with transportation to events, local amenities, and
other functions.
This project will pay property taxes, substantial impact fees, utility access fees, and utility
assessments.
This project becomes an asset and an anchor to the Village Mixed Use district and it will
provide momentum to spur more projects within the Village Mixed Use area. This is a great
transitional zone that will bridge between the downtown commercial and the single family
homes.
This project helps pay for the Village Area AUAR fee/costs (Alternate Urban Areawide
Review).
This project helps offset the density requirements that the Met Council is asking for by 2030.
(The updated Met Council number is 7100 households).
Key questions and points to consider for the proposed Arbor Glen Senior Living project:
Why 84 units?
· This type of building requires an efficiency in staffing to keep the costs for the
residents reasonable. The same staff serves several residents. The common area
amenities are many and they need to be designed to accommodate multiple residents
with various needs (kitchen, dining, library room, community rooms, activity areas,
offices, fitness rooms, medical/therapy space)
· Protected underground parking is a great benefit to the seniors in this Minnesota
climate. This allows for easy access for moving in, picking up family members, and
heated and secure parking.
Why does the project have the unit mix that it is proposing?
· It’s a best representation of what the market needs and allows for resident choice. It
also is best to have a mix of individuals who need services to support the levels of staff
that are required. This also gives the residents the ability to age-in-place rather than
moving many times depending on their needs.
What are the benefits to seniors in moving into a facility like this one?
· Activities, games, entertainment, meals, and social times that keep the seniors active
and alleviates boredom that may lead to them become idle or inactive. There are
opportunities to be with your fellow senior friends or make new friends – this
overcomes the feeling of isolation that may come from living alone.
· Privacy and dignity with all single occupancy rooms with private bathrooms.
· Full time caregivers and health care professionals to provide care that match the
needs of each individual resident. Assistance with medications, rehabilitation,
therapy, daily activities, etc.
· The food and nutrition programs enhance the quality of life. It’s common for new
residents, who had been eating poorly before they moved-in, to experience
improvements in their health and well-being just from three square meals per day and
a guided nutrition program.
· Great connection to the outdoors with covered patios, extensive landscaping and
paths, and the connection to the community bike and walking paths.
· No home maintenance.
· Safety and security.
What are the benefits to having senior living within a community?
· Keeping seniors in Lake Elmo. Attraction of younger people living within the
community (with the newer single family developments are under construction) will
give them the opportunity to move mom or dad closer to them.
· The majority of seniors prefer to stay within their home community. If that’s not
possible, the next most common choice for senior living location will be close to
adult children. Both make that community more “liveable”. As local seniors have
the need or desire to move into a senior facility they sell their homes to younger
families who tend to revitalize a community with available homes and that brings
school age children in to the schools.
· The other communities Ebenezer manages become an amenity to the community,
attracting employees to the area, cultural events and others who explore the
community around the senior facility.
What is attractive to Ebenezer in the Lake Elmo market?
· Ebenezer prefers areas that have a distinctive community. Lake Elmo certainly has
wonderful reputation. Ebenezer does have other sister communities within the area
and that proximity provides for the sharing of ideas and energies.
What have we seen in other communities after the project is up and running?
· Whenever there has been a question with the community response in the planning
process, the fears have not been realized (traffic, ambulances, etc.) and the
community involvement through intergenerational programming and volunteerism
has become part of the overall community story. We encourage you to talk to other
communities that have new Ebenezer projects within them – for example,
Deephaven, Forest Lake, Woodbury, etc.
Ambulance and fire response impact with a senior facility?
· The frequency of emergency response is typically fewer in number than serving
seniors living in their own home. Since the community has 24 hour staff, some
situations are managed without the need of emergency personnel.
Project Summary:
Arbor Glen of Lake Elmo, Senior Living Project with Ebenezer Management
Lake Elmo, MN
The Location and Demand
This proposed senior living project is a parcel at Lake Elmo Road and 39th Street North in Lake
Elmo. Lake Elmo is a suburban community of 8,773 people (2013 estimate) in Washington County.
While lower-density, Lake Elmo is surrounded by larger neighbors. To the northeast is Stillwater
(population 18,970) and Oak Park Heights (4,866). On the southwest is Woodbury (65,746) and on
the west is Oakdale (28,142).
Lake Elmo is an appealing residential location as it combines a picturesque rural character with
excellent access to shopping and services in the surrounding area. A new senior housing development
in Lake Elmo attract existing local senior residents along with drawing many residents currently living
outside the community. Based on the characteristics of Lake Elmo, community orientation, proximity
to other senior housing properties in the surrounding area, geographic barriers, and our knowledge of
senior housing draw areas, we estimate that a senior housing development on the Site in Lake Elmo
would attract approximately 65% of its residents from a draw area (Primary Market Area, or “PMA”)
that includes Lake Elmo, West Lakeland Township, and Baytown Township. The remaining portion
of the senior housing demand (35%) would come from outside the PMA, particularly parents of adult
children living in the PMA.
The preliminary senior housing study was completed by Viewpoint Consulting Group, Inc. Based on
pent-up demand and the growth in senior households, the Market Study identified an unmet demand
for independent senior living units, assisted living units and memory care units. These numbers
conservatively reflect a capture rate of 30% of the market area excess demand. The senior population
is projected to continue to see an increase for the next five years. This provides for a very healthy and
growing senior population.
The Project
The site development for this project managed by Ebenezer is a total 84 units. This would consist of
24 memory care units on the first level and a blend of 60 independent and assisted living units on the
first and second level. The rent structure is comparable to neighboring facilities and other new
campuses that are currently being constructed across the region.
The building will incorporate typical senior building amenities such as dining rooms, family dining
room, multi-purpose rooms, beauty shop, activity rooms, theater room, medical clinic space, therapy,
library, fitness room, spa room, pantry, management office and commercial kitchen. It will also have
underground parking.
The exterior of the two-story building will incorporate brick, stone and Hardi-type siding
(cementitious siding) with a sloping asphalt shingle roof. The building will be set back off of the two
adjacent streets with extensive patios, landscaping, gardens, walks and courtyards.
The Management Team – Ebenezer Senior Services:
Founded in 1917 by Minneapolis Lutherans to provide community-centered care for homeless older
adults and others in need, Ebenezer Senior Services programs and services today include:
Independent Living (including condominiums, cooperatives and senior apartments)
Assisted Living
Memory Care
Transitional and Long-term Care
Adult and Intergenerational Day Programs
Community-based Services
Management and Consulting Services
The Ebenezer Foundation
Part of Fairview Health Services since 1995, their combined resources and expertise offer access to a
full range of choices for vibrant senior living. In partnership with the University of Minnesota, they
are also part of an academic health system improving the patient’s clinical experience, conducting
nation-leading research and achieving academic prominence.
Ebenezer will assist in analyzing the market, establishing a strategic marketing plan, producing sales
collateral, coordinating a public relations plan, and training sales staff. Through Ebenezer’s system for
managing leads, maximizing sales, and monitoring programs to reach occupancy projections, Arbor
Glen hopes to exceed projected occupancy.
Ebenezer will provide effective on-site management as well as consulting services in all areas of
management. Ebenezer has proven that quality patient care and a positive bottom line can go hand-in-
hand. Ebenezer will also continue to assist Arbor Glen in evaluating the facilities’ strengths and
weaknesses. In doing so, they will assess current programs, any service gaps, as well as opportunities
and threats in the external market environment. From this, recommendations for new service options
tailored to the needs of seniors will be developed and include an individualized implementation plan.
The anticipated number of employees for the Arbor Glen Senior Living project will be approximately
40 employees. This will include an executive director, a clinical services director, mix of RN’s and/or
LPN’s, nursing assistants, and staff for activities, marketing, dietary, housekeeping, maintenance and
other administration.
Please contact me if you have any questions or comments.
Sincerely,
Mathew J. Frisbie, AIA
Vice President – Ayres Associates Inc
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CONTACT:
Ayres Associates
c/o Matt Frisbie
215 North Second Street, Suite 204
5LYHU)DOOV:,¬
7 ¬¬([W
VICINITY MAP
LEGEND
UNDERGROUND UTILITIES NOTES:
THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD
SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL
SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE
SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES
SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY
THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE
INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE
UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET
NUMBER(S) 151804487. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES
DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF
WHICH WE ARE UNAWARE MAY EXIST.
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
DATE REVISION
LEGAL DESCRIPTION:
1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE
WASHINGTON COUNTY SURVEYORS OFFICE. (NAD 83)
2. UNDERGROUND UTILITIES NOT SHOWN.
3. ELEVATIONS BASED ON GPS DERIVED VALUES FOR NGVD
88.
SURVEY NOTES:
Lot 1, Block 1, BROOKMAN 3RD ADDITION, Washington
County, Minnesota.
NO
R
T
H
(NOT TO SCALE)
7-6-15 INITIAL ISSUE
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________
Subject to drainage and utility easement as shown on the record plat.
No title work was provided to us for this survey. Other easements may exist
that are not shown.
EASEMENT NOTES:
0
NORTH
30 60
AY15001
SURVAY01
CERTIFICATE OF
SURVEY
Suite #1
6750 Stillwater Blvd. N.
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
dan@
cssurvey
.net
PROJECT NO.
FILE NAME
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
FENCE
BUILDING LINE
BITUMINOUS SURFACE
CONCRETE SURFACE
FOUND CAST IRON MONUMENT
FOUND MONUMENT (AS NOTED)
SET IRON PIPE MARKED WITH MN LICENSE NO. 25718
CABLE TV PEDESTAL
ELECTRIC METER
ELECTRIC TRANSFORMER
GUY WIRE
POWER POLE
GAS METER
TELEPHONE PEDESTAL
SANITARY CLEANOUT
WATER WELL
MAIL BOX
TREES
UNKNOWN MANHOLE
7-6-15
TOTAL AREA OF PARCEL = 162,464 SQ.FT. / 3.72 ACRES
AREA:
SITE
15'-4"
2'-0"
29'-4"
2'-0"
15'-4"
24'-0"
3'-0"1'-4"
14'-8"
3'-0"1'-4"
14'-8"
64'-0"
A
2
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0
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3433 Oakwood Hills Parkway
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(715) 834-3161
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215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
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3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161
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215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
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3433 Oakwood Hills Parkway
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215 N. Second Street Suite 204
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215 N. Second Street Suite 204
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(715) 426-4908
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3433 Oakwood Hills Parkway
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B
G
6
1
g
a
l
M
J
3
1
g
a
l
S
H
3
5
g
a
l
H
L
7
1
g
a
l
S
N
E
5
1
g
a
l
S
A
3
1
g
a
l
S
H
3
5
g
a
l
S
N
5
1
g
a
l
S
A
1
1
1
g
a
l
H
G
6
5
g
a
l
H
L
3
5
g
a
l
A
R
M
3
5
g
a
l
H
B
5
1
g
a
l
H
G
3
5
g
a
l
A
R
A
6
1
g
a
l
P
V
N
6
1
g
a
l
S
A
1
5
g
a
l
S
N
3
5
g
a
l
H
L
3
5
g
a
l
R
B
5
1
g
a
l
S
H
3
5
g
a
l
H
B
3
1
g
a
l
A
C
M
3
5
g
a
l
A
R
M
3
5
g
a
l
C
A
3
5
g
a
l
H
L
1
5
g
a
l
S
N
6
1
g
a
l
A
C
M
35 gal HB71 gal HG 65 gal ARA 65 gal IA91 gal ACM35 gal HB 15 gal HS35 gal HL35 gal ARM 101 gal SNA 35 gal HL 35 gal IA151 gal EA1B & B QB35 gal CA111 gal PVN35 gal SN91 gal HG 35 gal TT35 gal TT85 gal BG
1
5
g
a
l
S
N
2
5
g
a
l
S
N
7
1
g
a
l
H
D
1
1
g
a
l
H
F
2
1
g
a
l
H
B
C
6
1
g
a
l
S
A
1B & B PF
3
5
g
a
l
C
A
3
5
g
a
l
C
B
271 gal PVN
5
5 g
a
l
J
D
8
1
g
a
l
A
A
F
61 gal SNA135 gal BG35 gal SN 71 gal SNE 71 gal ACM 15 gal IV
1
B
&
B
T
O
Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161
T
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D
E
S
I
G
N
S
A
N
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P
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A
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.
River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I
H
E
R
E
B
Y
C
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T
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1
.
2
1L1.21. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OT
H
E
R
S
H
E
E
T
S
F
O
R
S
I
T
E
IMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTO
R
T
O
S
U
F
F
I
C
I
E
N
T
L
Y
IRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPR
A
Y
O
R
R
O
T
O
R
H
E
A
D
S
.
3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIE
N
T
T
O
C
O
M
P
L
E
T
E
T
H
E
PLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE P
L
A
N
A
N
D
T
H
E
L
A
B
E
L
,
PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE P
L
A
N
T
'
S
O
R
I
G
I
N
A
L
G
R
A
D
E
BEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFI
E
D
.
N
O
C
O
N
T
A
I
N
E
R
GROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH
T
H
E
S
U
R
F
A
C
E
I
N
A
T
LEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR
T
O
D
A
T
E
O
F
S
I
T
E
V
I
S
I
T
.
8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATI
O
N
S
9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HO
U
R
P
E
R
I
O
D
A
F
T
E
R
PLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NEC
E
S
S
A
R
Y
D
U
R
I
N
G
T
H
E
FIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONA
L
R
E
Q
U
I
R
E
M
E
N
T
S
A
N
D
OTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLA
N
T
I
N
G
S
C
H
E
D
U
L
E
.
.
13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE
O
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E
R
W
E
E
D
C
O
N
T
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FABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LAN
D
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A
P
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A
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C
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I
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T
A
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D
THE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECT
E
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T
A
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5
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L
1
.
6
.
(CR 17) LAKE ELMO AVENUE NORTH
1
B
&
B
S
I
2
B
&
B
M
P
1
B
&
B
S
I
2
B
&
B
M
P
1
B
&
B
M
R
1
B
&
B
S
I
1
B
&
B
C
E
1
B
&
B
S
I
51 gal PVN 35 gal MD51 gal MJ 35 gal ARM61 gal SA 15 gal ARM15 gal IV 35 gal CA31 gal PVN 35 gal IA75 gal RB 35 gal ARA 1B & B GB 1B & B JE 1B & B TC 1B & B BN 1B & B QB1B & B MP35 gal CA 61 gal PVS 45 gal JD35 gal ARM31 gal HBC1B & B MP 51 gal HF31 gal PVN
3
5
g
a
l
H
A
3
5
g
a
l
V
C
3
5
g
a
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C
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3
5
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a
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6
1
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a
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3
1
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a
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1
B
&
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1
5
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a
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5
1
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a
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3
1
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P
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3
5
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a
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B
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3
1
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a
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6
1
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P
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6
5
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3
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3
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1
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1
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1
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5
5
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1
B
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3
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a
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3
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a
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6
5
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3
1
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8
5
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a
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5
1
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3
5
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a
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C
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1
5
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a
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C
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5
5
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a
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3
5
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a
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1
B
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1
1
1
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3
1
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3
1
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1
B
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1
B
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9
1
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3
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3
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3
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3
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5
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3
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1
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5
5
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3
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1
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3
5
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a
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3
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1
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3
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1
B
&
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3
5
g
a
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H
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5
5
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a
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I
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35
g
a
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J
D
81 gal PVS41 gal SA 55 gal HB 35 gal RB 35 gal HA 1B & B QA
1
2
1
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a
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H
B
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5
1
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a
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D
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6
5
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6
5
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3
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3
5
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1
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1
B
&
B
T
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3
B
&
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T
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Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161
T
H
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D
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S
I
G
N
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A
N
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.
River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I
H
E
R
E
B
Y
C
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L
1
.
3
1L1.31. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE O
T
H
E
R
S
H
E
E
T
S
F
O
R
S
I
T
E
IMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTO
R
T
O
S
U
F
F
I
C
I
E
N
T
L
Y
IRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SP
R
A
Y
O
R
R
O
T
O
R
H
E
A
D
S
.
3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICI
E
N
T
T
O
C
O
M
P
L
E
T
E
T
H
E
PLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE P
L
A
N
A
N
D
T
H
E
L
A
B
E
L
,
PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE P
L
A
N
T
'
S
O
R
I
G
I
N
A
L
G
R
A
D
E
BEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFI
E
D
.
N
O
C
O
N
T
A
I
N
E
R
GROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH
T
H
E
S
U
R
F
A
C
E
I
N
A
T
LEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR
T
O
D
A
T
E
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3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
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TREE PROTECTION AREAThe area inside a perimeter established at the Critical Root Zone (CRZ).The CRZ is equal to the dripline, furthest extent of tree canopy, or is equalto one foot radially from the tree for every one inch of trunk diameter atbreast height (DBH = 4.5' above soil line), or whichever is greater.ZONE 2LOWER CANOPY PROTECTIONContact client or designer if any pruning is neededprior to work if potential for damage exists.ZONE 3Required if construction occurs within ten feetor less (permitted inside the CRZ only ifequipment is operated exclusively on existinghardscape and no soil compaction takes place).ZONE 1Extends through entire tree protection area.Any digging, excavating, trenching, changing of grade, or otheractions that may potentially impact the rooting environmentmust be performed with caution, minimizing tree root impact.xFencing shall be a minimum of 48 (forty-eight) inches in height.xFencing material shall be orange construction fencing.x"Tree Protection Area" signs shall be attached to fencing every 50 (fifty) feet.xThe Tree Protection Area shall not be modified or removed prior to completion of construction.xMaterials, debris, equipment, and site amenities shall not be stored within the Tree Protection Area.NOTES
Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161
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River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
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PAGE 1 of 2
MEMORANDUM
Date: December 7, 2015
To: Stephen Wensman, City Re: Arbor Glen Senior Living
Cc: Planner Ben Gozola, Senior Planner, Sambatek Final Plat Review
From: Jack Griffin, P.E., City Engineer
Engineering has reviewed the revised Site Plans for the Arbor Glen Senior Living Building. The submittal consisted
of the following documentation prepared by Ayres Associates:
Civil Plans, including Certificate of Survey; Site Plan; Grading, Drainage and Erosion Control Plans; Utility
Plan; and Construction Details, dated November 10, 2015.
Stormwater Management Plan dated November 17, 2015.
Architectural Plans, Site Photometric and Landscape Plans were received but are not a part of this review.
STATUS/FINDINGS: The engineering review comments have been separated for Final Plat approval and Final
Construction Plan approval. Please see the following review comments relating to the Final Plat application and
approval.
1. The Stormwater Management Plan must be approved by the VBWD to receive VBWD permitting
requirements. The VBWD preliminary review indicates that the plan is compliant with VBWD rules. Any plan
changes required by other permitting agencies must be resubmitted for City review and approval.
2. The Stormwater Management Plan was received, dated November 17, 2015 and includes the following:
The plan proposes an on‐site filtration basin together with a StormTech underground infiltration
chambers. Due to on‐site soils being marginally suitable for infiltration, drain tile underdrains
have been included in the plans.
The project proposes to divert the runoff from the north filtration basin to the Village Preserve
stormwater pond and ultimately to the Goetschel Pond subwatershed. Engineering views this as
a favorable stormwater diversion proposal.
The VBWD is considering to approve a variance request as the underground parking garage first
floor elevation will be 2‐feet above the 100‐year on‐site flood level. The VBWD has required
additional engineering submittals to demonstrate alternative protection against flooding.
3. Easements and Agreements: Drainage and utility easements and easement agreements in the City’s
standard form must be provided as outlined below and as shown on the November 17, 2015 Civil Site Plans.
The following easement agreements must be recorded at Washington County prior to the start of
construction.
Easement for connection to the existing 39th Street storm sewer.
Easement for the storm sewer outfall pipe to the City storm water pond at Village Preserve.
Easement for 6‐inch Watermain extension interior to the site. This watermain and hydrant will
be publically owned and maintained.
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. 651.300.4285
PAGE 2 of 2
The plans must be updated to provide 3 additional fire hydrants, and associated watermain, as
requested by the Lake Elmo Fire Chief. The Site, Grading and Utility Plans must be updated to
include additional watermain easements accordingly and the necessary easement agreements
must be provided for recording at Washington County.
A storm water easement and maintenance agreement must be provided to the City in the City’s
standard form and recorded with Washington County indicating that the applicant will own and
operate the private on‐site storm water system including the infiltration basin and parking lot
underground storm chamber system.
1
Stephen Wensman
From:Benjamin Gozola, AICP <BGozola@sambatek.com>
Sent:Friday, December 04, 2015 4:48 PM
To:Stephen Wensman
Cc:Clark Schroeder
Subject:Suggested Comp Plan Amendment
Alright – I think we have a winner.
I’ve confirmed your finding that “Congregate Housing” is a conditionally permitted use in the VMX zoning district
(154.501), and I’m happy if you’re happy that the proposed use fits the definition of congregate housing (I’ve never seen a
ton of specifics on what they want to do). Because our only zoning hang-up is the density restriction in Section
154.502(a), we just need to amend the comp plan to eliminate that restriction.
Applicant can proceed with their rezoning application and conditional use permit applications, but should also be
made to apply for a comprehensive plan amendment as well. All three applications will be reviewed
concurrently. Making them apply for the comp plan amendment will be an implicit acknowledgement by the
applicant that they fully understand their applications are non-compliant with existing regulations and that all
requests are at their own risk.
Their Comp Plan amendment request can simply be the application, fee, and a letter stating they would like the
comprehensive plan amended to allow senior/congregate housing at higher density that standard residential
development. We as staff can take it from there.
The Comp Plan amendment should include the following changes to Section III (Land Use), page 22:
The land use categories as applied in the Village Planning Area include:
V-LDR – Village Urban Low Density Residential at 1.5 to 2.5 units per acre
V-MDR – Village Urban Medium Density Residential at 3.0 to 4.0 units per acre *
VMX – Village Mixed Use with residential densities of 6.0 to 10.0 units per acre *
* Congregate Housing in the V-MDR or VMX land use categories may exceed the listed density maximums
up to X.X units per acre provided the facility can satisfy all applicable conditional use permit review
criteria.
The Comp Plan amendment should also include the following changes to Section IV (Housing), page 6:
3. Expand housing opportunities for seniors in Lake Elmo, placing an emphasis on affordability and life-
cycle housing. As the data from the 2010 Census indicates, the Lake Elmo population is aging. 11.0% of
the population in Lake Elmo is over the age of 65. In order to provide opportunities for these residents to
remain in Lake Elmo, the City must strive to attract and develop a greater variety of housing that suits the
needs of seniors, including those who require medical assistance or are disabled, requiring barrier-free
housing. In addition, affordability is increasingly becoming an important factor for many seniors in making
housing choices. To give these residents the option to remain in Lake Elmo, developing housing options that
are both senior friendly and affordable will be critical over the next 25 years and beyond.
Senior/congregate housing is recognized as being different from standard multi-family residential
development given that residents in such facilities no longer have to be at work, pick up their
children, or do their shopping at specific times of the day; some residents don’t even drive
anymore. Furthermore, many senior communities provide on-site services to meet their residents’
needs which further reduces the overall impacts typically associated with high-density residential
2
buildings. Because of these differences and the recognized need for these facilities within the City,
senior/congregate housing may be allowed at densities of up to X.X units per acre.
Approval of the rezoning and CUP will need to be contingent upon Met Council approval of the comp plan
amendment and final publication.
We should play with this language some more, but I think those two changes get you where you need to be.
We can chat more next week – hope you have a great weekend!
Benjamin Gozola, AICP
Senior Planner
P 763.746.1650 M 952.217.0252 E BGozola@sambatek.com
Minnetonka, MN | Mandan, ND
Engineering | Surveying | Planning | Environmental
MFRA is now Sambatek!
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Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161
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River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
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