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HomeMy WebLinkAboutPZ Packet; 09.11.17THE CITY OF TAKE ELMO 3800 Laverne Avenue North (651) 747-3900 Lake Elmo, MN 55042 www.tokeelmo.org NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on Monday September 11, 2017 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes a. August 28, 2017 4. Public Hearings a. ZONING TEXT AMENDMENT, ZONING MAP AMENDMENT AND CONDITIONAL USE PERMIT. A request by the Mare Affair, LLC, 10880 Stillwater Blvd N, for a Zoning Text Amendment to add Commercial Boarding Facility as a conditional accessory use to the Agricultural Zoning District, a Zoning Map Amendment request to rezone the property located at 10880 Stillwater Blvd N (PID # 14.029.21.11.0001) form Rural Development Transitional to Agricultural, a request for Conditional Use Permits to allow a Commercial Boarding Facility as an accessory use and for expansion to an existing feedlot within a Shoreland district for the property located at 10880 Stillwater Blvd N (PTD # 14.029.21.11.0001). 5. Business Items a.. 6. Updates a. City Council Updates — 915/17 Meeting i. Royal Golf PUD Final Plat passed. ii. Village Park Preserve Final Plat — passed. iii. Hidden Meadows Final Plat Extension — failed. Staff Updates iv. Upcoming Meetings: • September 25, 2017 • October 11, 2017 v. MAC CEP Report -none vi. Comprehensive Plan Update b. Commission Concerns 7. Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. THE IlE CITY OF { LAKE ELMO . City of Lake Elmo Planning Commission Meeting Minutes of August 28, 2017 Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Kreimer, Dorschner, Johnson Emerson, Williams, & Larson COMMISSIONERS ABSENT: Lundquist, Dodson, & Hartley STAFF PRESENT: City Planner Becker, Planning Consultant Gozola & City Administrator Handt Approve Agenda: Agenda was accepted as presented Approve Minutes: August 14, 2017 M/S/P: Williams/Dorschner, move to approve the August 14, 2017 minutes as amended, Vote: 5-0, motion carried unanimously. Public Hearing Item — Final Plat and Planned Unit Development (PUD) Plans Royal Golf Consulting Planner Gozola started his presentation regarding the Royal Golf Club at Lake Elmo Final Plat, Final PUD plans, and associated developer's agreement. The Final Plat for Phase I includes 73 residential lots, including 28 traditional single family detached lots and 45 villa lots for detached single family townhomes as well as the existing and newly renovated clubhouse and meeting facility, parking areas and support facilities. There is ongoing work on this plat which includes refining a developers agreement, the Emerson easement, Engineering plans are undergoing a complete review, Landscape plans are being updated and information from Washington County regarding 10th street ROW. Gozola went through the list of conditions that have been confirmed as met and the things that will be handled as conditions of approval. Gozola feels that they are on a good path for this project to be approved with conditional approval. There are a few things that the applicant is interested in changing at this time. They were not part of the preliminary approval, so both sides would need to agree for them to move forward with the changes. The applicant would like to use the suffix "Drive" for certain roads. The City's street naming policy does not currently call out "Drive" as an approved Lake Elmo Planning Commission Minutes; 8-28-17 suffix. They are requesting amendments to allowed hardcover on residential lots from 30% (SF) & 40% (villas) to 40% and 50%. Jim Johnston, representing Royal Golf, the preliminary plat went through with the lower impervious surface amounts. That was an error on their part. Once the builders started to look at the lots and the type of houses, they discovered that it just didn't work. They feel that leaving 187 acres as open space and the infiltration basins that they are building will offset the increase. Clark Schroeder, representing Royal Golf, talked about the street naming. The Washington County naming convention is from the 1964'-_sg=The streets are named as a theme and Drive seems like an appropriate name for Emerson is wondering what the square feet are 2000-3000 square feet in size. They are Williams asked if the Fire Chief was consultee names. Becker stated that the Fire Chief was names as they do not adhere to the street na There is a total of 45 villa homes in Schroeder stated approved with pr will come back to There the adi is, but that_would need to be done This would made. Handt stated that with something above what return. Schroeder stat( something in return. W8 the sign plat _If they to sewif they :.nra of the course. nston stated that they e use of "=Drive" for the street d he is unsuortive of the times proposed will not work. go with what was : it doesn't work, they changes through a variance process. nfiltraYitsn basms!and if they will be able to a_e_rvious �rding to the developers engineers there rfred,by the City Engineer and soil borings would need ed tagp back through VBWD as changes are being D -there is typically a give and take. If they are asking for of the ordinance, typically the City receives something in at they would be working with staff on negotiating Kreimer asked if outlot H was a flexible field/open play area in the preliminary plat. Schroeder stated that it is a stormwater basin. It could end up being dry, but that will need to be determined. Kreimer also asked about trails in this phase. Is it just the one East/West Trail? Johnston stated there is approximately 1600 feet of trail with this first phase. Public Hearing opened at 7:40 pm Lake Elmo Planning Commission Minutes; 8-28-17 3 Pam & Tom Barnes, 1734 Manning Trail N, they have lived there over 22 years, they have issues with how close a property line comes to them and a septic drainfield that is over the property line. This has been a disappointing process for them. As the buffer for Lake Elmo residents grew, the houses moved closer and closer to them. They were told that the outlot with their drainfield would be deeded to them and they would be provided money to increase the screening on their side. Since February, none of this has been provided. They would like to get additional funds to add to the screening because trees that were existing were removed. Jim Voeller, 11314 121h Street, his concern is similar to regarding an agreement in place for screening. He has nothing in place. There was no written correspondence Public Hearing closed at 7:50 pm Williams asked to hear a response from the ap�t, public hearing. Schroeder statedff:Ttat he had been M produce a landscape plan on the H=omestead area. Th there were no issues as far as scred g on the Tartan case, he apologized City. As far as the B, and $15,000 for sett to grading, that was outlot K. Schroeder exhibits lotOO iso Williams 9-twondering iftl i verbal. Beer stated that the property aflcent to Ti screening for thaf'-ould be The Landscape Z save ,nes with condition 31 nothing and there is ards to the comments at the with Stephen Wensman to er Planner told them that ros side. If that is not the i_tted and signed off by the r Outlot K free and clear y trees as possible, by due where the retaining wall is relative to K. Johnston stated that in the condition #31 is a written agreement orjust ant a written agreement. Johnston stated that Meadows is actually in phase II. He is wondering if the Jed at that phase. Williams feels that it wN066 appropriate to recommend granting the change to the impervious as these percentages are consistent with LDR and MDR. He does think that they should get something in return though. Kreimer agrees and Emerson feels that as long as they are meeting the requirements for the holding ponds it should be fine. Dorschner agrees, however with this being a sensitive area, he would like to make sure that the City Engineer and VBWD signs off that the holding ponds are adequate before they sign off on it. M/S/P: Williams/Dorschner, move to add a condition of approval #34 that the City Engineer and VBWD approve the applicants engineering analysis showing that there is Lake Elmo Planning Commission Minutes; 8-28-17 sufficient infiltration capacity to support the requested higher impervious surface coverage, Vote: 6-0, motion carried unanimously. Larson feels that this is such a unique neighborhood that they need to allow some uniqueness to it. He feels using "Drive" is appropriate in this neighborhood. Dorschner stated that since we already approved the street names, adding Drive is not that big a deal. Handt stated that maybe the street naming policy should be updated to include allowing Drive everywhere. M/S/P: Williams/Kreimer, move to add another con requests expressed by the City Engineer in his mere addressed prior to final plat approval, Vote: 6- —O) Williams agrees that the landscaping of ea"h is comfortable with considering the Tartan Mea concerned with the Barnes situation, but doesn amount that the developer has to pa�y_them for comfortable with having a condition fl -nn agr up the development. M/S/W: Williams/Doffhn�+t�t rove to provided consistent_wth the st;dard to the extent possible, "dratr�n bei M/S/P. Krermer/Johnson, moue.to adt street name, Vote: 5 1, motion ca_rriei M/S/F. Williams/Dorschner, move to:: approval", Vofe 3-3$ motion fails. M/S/P: William: additional signs all comments and gust 24, 2017 shall be d unanimously. should be considered separately. He s issue with a later_jphase. He is el t- fthev should dictate a set Iseaping. The Commission is not ent-be reached as that could hold screening in outlot K be rcial in the existing code drainfield is on this property. "Drive" be allowed as part of the amendment "subject to the Fire Chief add a finding that for a development of this size, I, Vote: 6-0, motion carried unanimously. M/S/P: Williams/Dorschner, move to recommend approval of the Final Plat and PUD for phase I of the Royal Golf Development with the amended findings and conditions, Vote: 6-0, motion carried unanimously. Public Hearing Item —Zoning Map Amendment Becker started her presentation regarding the zoning map amendment of public parks. This is a house keeping issue to clean up the zoning map. It is consistent with the Comprehensive Plan. Lake Elmo Planning Commission Minutes; 8-28-17 5 Dorschner asked what the benefit to the City is of doing this. Becker stated that on the zoning map it would show these areas as parks vs. residential and it is easier to identify them. Public Hearing opened at 8:27 pm Austin Anderson, 11666 56th Street, wondering if the maintenance of these lots changes with the zoning map amendment. Becker stated that there would be no change as they are still City owned parks. Public Hearing closed at 8:33 pm M/S/P: Dorsch ner/Johnson, move to recommend adoption of Ord. 08- approving a Zoning Map Amendment that rezones PID Ws 13.029.21.23.0029, 12.029.21.33.0052, 12.029.21.34.0053, 34.029.21.31.0085, 34 QZ9 21.42.0096, 01029.21.13.004, 13.029.21.41.0055, 33.029.21.11.0005 to IlF Public and Quasi Public Open Space, Vote: 6-0, motion carried unanimously. - - City Council Updates — August i) None Staff Updates 1. Upcoming a. Sel b. Sel 2. MACICEP_I Meeting adjtrned at 8:E Respectfully subm-fitted, Joan Ziertman Planning Program Assista 11, 25, Lake Elmo Planning Commission Minutes; 8-28-17 TI IE -- CITY OF STAFF REPORT LAKE ELMO DATE: 9/11/2017 PUBLIC HEARING ITEM#: 4A TO: Planning Commission FROM: Emily Becker, Planning Director AGENDA ITEM: Zoning Text Amendment to allow Commercial Boarding Facilities as a Conditional Accessory Use in the Agricultural Zoning District; Zoning Map Amendment to rezone a property to Agricultural; Conditional Use Permit request to allow a Commercial Boarding Facility as an accessory Use in the Agricultural Zoning District; and a Conditional Use Permit to Allow Expansion of an Existing Feedlot within the Shorcland District REVIEWED BY: Joan Ziertman, Planning Program Assistant BACKGROUND: The Planning Commission is being asked to consider a request by Mare Affair Farm, LLC (Peter Schiltgen and Molly Schiltgen) for the following: • A Zoning Text Amendment to allow Commercial Boarding Facility as a conditional accessory use within the Agricultural Zoning District. • A Zoning Map Amendment to rezone 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001) fiom Rural Development Transitional to Agricultural. • A Conditional Use Permit to allow a Commercial Boarding Facility as an accessory use at the property located at 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001). • A Conditional Use Permit for expansion to an existing feedlot within a shoreland area. GENERAL INFORMATION: Applicant: Mare Affair Farm, LLC Property Owners: Schiltgen Farms Inc. Location: 10880 Stillwater Blvd N Existing Land Use: Single Family Residential and Agricultural Surrounding Land Use: Vacant land zoned Rural Development Transitional to the North; Open Space Development and Sunfish Lake to West; Vacant land zoned Rural Development Transitional to the South; and school and dayeare zoned Public Facilities and Village Mixed Use, respectively, to the East. Existing Zoning: Rural Development Transitional Comprehensive Plan: Rural Area Development PUBLIC HEARING ITEM 4a — ACTION ITEM 2 History: Property is 137.18 acres of a historic Dairy farm that has been such since area was settled. Property is currently used as a horse farm with animals housed in non -utilized dairy barn. Deadline for Action: Application Complete — 8/18/2017 60 Day Deadline — 10/17/2017 Extension Letter Mailed — N/A 120 Day Deadline — N/A Applicable Regulations: Article III — Administration and Enforcement Article XII — Specific Development Standards Article V — General Regulations Article VI — Environmental Performance Standards Article XI — Rural Districts ISSUE BEFORE THE COMMISSION: The Commission is being asked to hold a public hearing, review and make recommendation on the following requests: • A Zoning Text Amendment to allow Commercial Boarding Facility as a conditional accessory use within the Agricultural Zoning District. • A Zoning Map Amendment to rezone 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001) from Rural Development Transitional to Agricultural. • A Conditional Use Permit to allow a Commercial Boarding Facility as an accessory use at the property located at 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001). • A Conditional Use Permit to allow expansion of an existing feedlot within the shoreland. PROPOSAL DETAILS/ANALYSIS: ZONING TEXT AMENDMENT History -Removal of Commercial Stables from Zoning Code. On June 14, 2016, the Council voted to remove cemeteries, commercial kennels, commercial stables, and golf courses from the Zoning Code as allowed uses. Prior to this, commercial stables were allowed as a principal conditional use in the Agricultural Zoning District. This Zoning Text Amendment was originally initiated by a request by the City to remove cemeteries as an allowed use within the Rural zoning districts, which lead to a larger look at the uses within the Rural zoning districts. During consideration of the aforementioned request, the City also removed previously mentioned uses within the rural districts. Justification by the Comprehensive Plan. The Comprehensive Plan specifically states that existing agricultural uses and qualifying alternative uses that preserve the open space within the community shall be support, and that these uses shall be encouraged to continue operations and to retain large land holdings that contribute to operating efficiency. Commercial stables as accessory conditional uses would allow properties zoned Agricultural to do just this. Use of the term Commercial Boarding Facility Instead of Commercial Stable. In order to be considered an agricultural property by State Statute definition, the property is limited to uses as outlined in 273.13: Subd. 23.Class 2, which allows commercial boarding of horses, which may include related horse training and riding instruction, if the boarding is done on the property that is also used for raising pasture to graze horses or raising or cultivating other agricultural products PUBLIC HEARING ITEM 4a — ACTION ITEM as defined in clause (1). As such, the Applicant wishes to use the term Commercial Boarding Facility rather than Commercial Stable, as was previously used within the Zoning Code. Proposed Definition. The definition of Commercial Stable that previously existing within the Zoning Code is as follows: the boarding, breeding or raising of horses or ponies not owned by the owner or occupant of the property or riding of horses by other than the owner or occupant of the property and their non-paying guests. Included in this definition are riding academies. The proposed definition of Commercial Boarding Facility amends the previous definition as follows: "The boarding, breeding or raising of horses or ponies not owned by the owner or occupant of the property, or in addition to horses owned by the owner or occupant, which may include related horse training and riding instruction ofherses h.. for those other than the owner or occupant of the property and their non-paying guests. hieluded ;n this definition n e riding ,,eadefRie ." Note.- Riding ote:Riding academies was eliminated from this definition, as the code does not provide a definition of riding academies, and the thought is to provide riding instruction exclusively for horses that are boarded on site, in order to prevent constant transportation of new horses in to the site. Standards. Whilc the definitions and allowed use categories of commercial stables were removed from the Zoning Code in 2016, the standards for commercial stables still remain. The following are the standards for commercial stables: Commercial Kennel, Commercial Stable, or Accessory Kennel or Stable, RT, A, RR Districts. The facility shall occupy a site at least ten (10) acres in size. Outdoor exercise areas shall be located at least 100 feet from adjacent properties; landscaping or other screening may be required. Because of State Statute definitions, Staff also recommends that a standard be included: Boarding must be done on property that is also used for raising pasture to graze horses or raising or cultivating other agricultural products. Zoning Text Amendment Proposed Language. Please see attached draft proposed Ord. 08- for specific proposed language. Properties to Which This Text Amendment Would Apply. If commercial boarding facilities were to be allowed as a conditional accessory use within the Agricultural zoning district for properties over ten acres, the attached map shows properties this zoning text amendment would affect. ZONING MAP AMENDMENT Rezoning. The property is currently zoned Rural Development Transitional, and the Applicant is proposing to rezone the property to Agricultural. Allowed uses include (P=Permitted, C=Conditional, and I=Interim): PUBLIC HEARING ITEM 4a — ACTION ITEM 4 RT A Residential Uses Household Lts Sing -le -Family Detached I?%veihng P P Secondary aveliing P Self Service Stofa-e Facility. r I' Outdoor Recreation Outdcnor Reciention Facility - C Parr and OM Areas P P C Restricted Recreation o,cultarai and Related Uses Agricultural Entertainment Business I I Agricultural Production P P A.piculdual Sales Business I i Agricultural Senaces C ' Forestry Operations P Greenhouses, Non Retail C C W, ayade Stared I P P IndaswW and Eitracttne Uses 1+i4for Freight and W, are houmw. —Aremorr Uses r_ C Bed and Break -fast Domestic Pets F F' P P Fanuly Day- Care Howe Occupation F C P C Wil_ Pri'ate Solar E4pipmew P C P C Stable. Pm to Swimming Pools. Hot Tule_ Etc. F F P P Temporary Sales Consistency with the Comprehensive Pian. The Comprehensive Plan guides this parcel as Rural Area Development. This category represents the large areas of rural residential development and agricultural uses 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 Preserved Open Space regulations. Corresponding zoning districts include Agricultural and Rural Residential. Additionally, the property is within the Village Open Space Overlay District. Specifically, the area surrounding Sunfish Lake is designated as a Natural Resource Preservation Area, which is an area considered to be of high environmental and aesthetic value, which allows uses such as passive recreation, trails, natural areas, and other activities or uses that are consistent with passive recreation. The remaining area of the property is designated as a Rural Preservation Area, which is an area within the Village historically utilized for agricultural purposes, and allows uses including active farming, passive recreation, trails, public gathering spaces, natural areas, natural water courses and other amenities that are consistent with agricultural use or character. PUBLIC HEARING ITEM 4a — ACTION ITEM The Comprehensive Plan specifically states that "For all parcels that are designated with rural land use categories (RAD and RS), the open space overlay does not impact the use of the property. In other words, lands that are guided and zoned for rural use may function normally under the same rural zoning districts as before the inclusion of the open space overlay. For example, parcels that are within Rural Preservation or Natural Preservation Areas will maintain their Agricultural, Rural Residential or Rural Single Family zoning designation. The regulations of these zoning_ districts will remain the same regardless of the Village Open Space Overlay." Ma 3-6 ..� . _ 'o-. Wage Open Spare Overlay _ L .:3 t]pen Space - C3eti�teel Qpen Space - Genera9 Open Space CAteacwyr Village Open Space Plan alResourceP(e5&n Area %atur%-%) V W1 IL OT -L I,'il� ,19U Late Elmo Camprrhewftte Plant IWO aural Presery-Alan Area Gs+2enfiieliCoMdor Metropolitan Urban Service Area (MUSA). This parcel is within the City's MUSA. It does not make good sense for properties within the MUSA to be guided as Rural Area Development, as properties within the MUSA need to be developed at a minimum density of three units per acre. This is something that has come up in discussions regarding the City's 2040 Comprehensive Plan update. If the property were to develop, it would require connecting to sewer, and a Comprehensive Plan Amendment to re -guide the parcel in the Land Use Plan to a higher density use classification and then be rezoned to a higher density to accommodate the city's overall average units per acres within the MUSA. Stormwater Ponds. The property owner has previously been approached about stormwater ponding to serve the Village Area in the past. A previously proposed stormwater pond on the southeast portion of the site was quite large and almost approached the existing home. The applicant was recently re -approached about this ponding and communicated that it may be amenable to work with PUBLIC HEARING ITEM 4a — ACTION ITEM the City on providing area for a stormwater pond, provided the design works for both the City and property owner. Trail. The County's trail plan indicates a trail along Lake Elmo Avenue (CSAH 17). The Applicant has indicated that providing a trail would not be in the property's best interest, as the increase in foot traffic could negatively affect the horses. CONDITIONAL USE PERMIT — COMMERCIAL BOARDING FACILITY Definition Comparison Private vs. Commercial. • Stable, Private. The keeping, breeding, or raising of horse or ponies exclusively for the personal use and enjoyment of the owner or occupant of the property or the riding of horses or ponies by the owner or occupant of the property and their guests. • Commercial Boarding Facility. The Zoning Code used to define a commercial stable as the boarding, breeding or raising of horses or ponies not owned by the owner or occupant of the property or riding of horses by other than the owner or occupant of the property and their non-paying guests. Included in this definition are riding academies. Because the applicant has specifically requested that there be horses on the property other than the owner's horses, including the trainer's horses, farm hands' horses or boarders to offset the operating costs, the proposed use is a commercial boarding facility, which, if the previously discussed Zoning Text Amendment and Zoning Map Amendment are approved, would be allowed as a conditional use within the Agricultural Zoning District. Property Size. The property consists of 158.18 acres. The City has received a Concept Planned Unit Development Plan for the properties to the north, which will include a subdivision of the subject property, decreasing the total number of acres of the subject property. The Comprehensive Plan Land Use Map, below, shows generally how the parcel will be split, though the exact remaining number of acres is unknown. The recommended Zoning Text Amendment creates a standard that a property housing a commercial stable be at least ten acres in size, and this parcel would meet that standard. PUBLIC HEARING ITEM 4a— ACTION ITEM 7 Proposed Buildings. The applicant is proposing to remove two existing sheds and construct 72' x 200' indoor riding arena with an attached 72' x 96' horse barn, a 3000 square foot commodities storage building and a 3000 square foot equipment storage building. The barn would have 12 box stalls, wash stalls, groom stalls, tack room, rest rooms, office/lounge and short term feed and hay storage, and would primarily house owner's horses. There may be some non -owner's horses housed i.e.: trainer's horses, farm hands horses or boarders to offset operating costs. Setbacks. The Applicant has indicated that the proposed setbacks of the agricultural buildings are at least 200 feet as required by the Zoning Code. Outdoor exercise areas are shown to located at least 100 feet from adjacent properties as required. Septic Permit. Because the applicant is proposing bathrooms in the barn area, a septic permit will likely be required by the county. As such, it is a recommended condition of approval that the applicant obtain all applicable, required permits from Washington County. Number of Accessory Structures. The size and number of accessory structures on rural properties of over 40 acres is generally unregulated. To be allowed additional accessory buildings beyond two total buildings, the buildings must be agricultural buildings as long as the buildings meet the PUBLIC HEARING ITEM 4a — ACTION ITEM definition of agricultural buildings, which are defined as accessory buildings or clearly serve an agricultural purpose by the judgement of the city. The Building Official comments below outline that the proposed indoor riding arena, horse barn, commodities storage building and equipment storage building would be considered agricultural buildings, provided they include no living space or have spectators. Impervious Surface. 8,541 square feet of current impervious surface will be removed through the removal of two sheds from the site. The proposed riding arena, attached barn, and two storage buildings will total 29,379 square feet, resulting in a 20,835 square feet net increase of impervious surface. Addition of impervious surface of over 6,000 square feet requires a Valley Branch Watershed District permit. Parking Requirements. 1 space per employee on the largest shift plus 1 space per 6 animals. The site currently has sufficient parking spaces for a residential use, as two spaces are required for residential uses, and there exists a driveway and garage on the property. There will be one trainer and 15 horses, so four additional parking spaces are needed. The Applicant has indicated there will be ten parking spaces in front of the barn, and so this standard has been met. Animal Ordinance. Section 95.060 of Chapter 95; Animals of the City Code prohibits horses from traveling on any hard -surfaced street or public road or within any public right-of-way and running at large. The number of horses one property may have is limited to one horse per two grazable acres. It is a recommended condition of approval that the applicant provide the number of grazable acres, verified by a reliable source, and that the number of horses allowed be based on this number. Manure Management. Manure will have substantial amounts of absorptive bedding materials mixed in with manure. Manure will be stored/composted in a concrete bunker until conditions are favorable for manure to be spread for fertilizer on adjacent fields. The University of Minnesota Extension Services recommends this methodology, provided proper composting practice is followed. The applicant has not provided the location of where manure will be stockpiled and composted. It is a recommended condition of approval that the applicant provide clarification regarding the composting activities and locations on the site so that the conditional use permit accurately reflects activities occurring on the site. Landscaping. The narrative indicates that none of the current landscaping items will be removed, there will be no additional landscape items added. It is a standard that landscaping may be required to screen outdoor riding areas, and so the Planning Commission should evaluate if this should be a requirement. Caretakers. The narrative indicates that caretakers will live on the site. There will be no additional human living space in the new building. Caretakers will either live in one of the two Applicant's existing homes (one on the north side of Stillwater Blvd and one on the south side of Stillwater Blvd (on a different parcel)), or they will live offsite. Shoreland District — Minnesota Department of Natural Resources (MNDNR) Review. The application was sent the MNDNR, as the proposed commercial boarding facility is within the Sunfish Lake shoreland district. The MNDNR replied that they had no comment regarding the application. The proposed buildings setbacks are well over the required 100 feet from the Ordinary High Water Level of Sunfish Lake (924). Minnesota Pollution Control Agency (MPCA) Review. The MPCA reviewed the application and confirmed that feedlot permit is not required under Minnesota Rules Chapter 7020 (feedlot rules) of a feedlot unless there will be 300 or more horses on the site. The MPCA did, comment, however that the rules prohibit a feedlot, including a stable or paddock, within a shoreland or floodplain. The Chapter 7020 definition is below. The City's Zoning Code's Shoreland Overlay Management District does allow PUBLIC HEARING ITEM 4a — ACTION ITEM M expansion of an existing feedlot, however. This is explained further in the next section entitled Conditional Use Permit — Expansion of an Existing Feedlot within a Shoreland. Subp. 3. Animal feedlot. "Animal feedlot" means a lot or building or combination of lots and buildings intended for the confined feeding, breeding, raising, or holding of animals and specifically designed as a confinement area in which manure may accumulate, or where the concentration of animals is such that a vegetative cover cannot be maintained within the enclosure. For purposes of these parts, open lots used for the feeding and rearing of poultry (poultry ranges) shall be considered to be animal feedlots. Pastures shall not be considered animal feedlots under these parts. Traffic - Washington County Review. The application was sent to Washington County for review. The narrative indicates that the existing driveway will be utilized without the need for any modifications. Additional truck traffic loads will be limited to horse transport vehicles and purchased feed/ bedding delivery trucks. Additional truck traffic will be less than 2 per week. Care takers will live on the property, so passenger vehicle traffic will be no more than a typical residential driveway. The farm is dissected by Stillwater Blvd. Currently equipment and commodities are located on both sides of Stillwater Blvd. which requires movement of farm equipment across Stillwater. Proposed plan would locate commodities and equipment on north side of Stillwater Blvd. to reduce the need for farm equipment to cross Stillwater Blvd. Washington County was sent the application but at the time of writing this memo, Staff has not received review comments but had received clarifying questions, which were answered immediately. It is a recommended condition of approval that conditions outlined in a Washington County Review Memo be adhered to. Building Official Review. The Building Official reviewed the initial application, which showed that there would be a break room with a kitchen, which could be interpreted to be a living space, which would not allow the building to be considered an agricultural building by state statute. It was also unclear at the time if there would be spectators in the arena. Connection to water and sufficient sanitary sewer, as well as proper fire protection requirements per the use and occupancy per the Minnesota State Building Code (including fire sprinkler and fire hydrants) and apparatus access to and around the site would be required. The plans have since been updated, and the area has been converted to a meeting room as shown on the plans being reviewed tonight. Additionally, the applicant has indicated that there will be no spectators or public events in the arena. The Building Official has indicated that the updated plans and clarification about spectators and stated that the building may be considered an agricultural building according to the definition below from state statute. A recommended condition of approval is that there be no spectators or public events in the arena. Engineering Comments. The City Engineer has reviewed the proposed conditional use permit and summarily has the following continents. Comments can be viewed on the attached 10880 Stillwater Blvd — Mare Affair Farm Site Improvements Plan Review memorandum dated August 18, 2017. • Engineering Review. Will be required for engineering site improvements. • Stormwater Management. o The applicant must submit a copy of the Valley Branch Watershed District (VBWD) permit application, hydroCAD model and permit approval to the City. o A stormwater management plan (SWMP) is not required by the City, as the new impervious surface is less than one acre. o Site improvements will require a grading plan and erosion control plan meeting all City and VBWD requirements. • Water Supply. Any site plan must include the location of all wells on the site. PUBLIC HEARING ITEM 4a — ACTION ITEM 10 Wastewater Management. Any site plan must include the location of capacity of any on-site septic systems. Streets and Transportation. The application should be provided to Washington County Public Works for review and comment. Recommended Findings. 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 proposed use will not increase truck traffic my more than two trucks per week. There currently exist horses on the property, and the building will house them indoors, decreasing the likelihood that horses will escape. 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 property is guided for Rural Area Development and is within the a Rural Preservation Area, which allow for uses such as passive recreation, alternative agricultural uses, public gathering spaces and other amenities that are consistent with agricultural use or character. 3. The use or development is compatible with the existing neighborhood. The use is compatible with the existing neighborhood, as the property is currently used as a farm and houses horses. The proposed use will be an expansion of the existing use. 4. The proposed use meets all specific development standards for such use listed in Article 7 of this Chapter. The proposed use meets specific development standards currently set forth within the Zoning Code for a commercial stable in that it is at least ten acres in size. The standards also indicate that landscaping or screening may be required for outdoor exercise areas. 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 154.800 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The proposed use is within the City's shoreland, which prohibits new feedlots. Expansions to an existing feedlot are allowed by conditional use permit. 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 proposed project will be similar in character and design to the existing home and barn on the property 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use will not be hazardous or create a nuisance on the property provided all the rules and regulations set forth by the City and other applicable agencies are met and all applicable permits are obtained. 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. The applicant has not provided a hydroCAD model; information on potable water supply to the facilities; information on wastewater management for the facilities; and slightly increases driveway use to an existing private driveway. It is a recommended condition of approval that the applicant include this information on updated plans to be reviewed and approved by the City Engineer so that this may be determined. Provided PUBLIC HEARING ITEM 4a — ACTION ITEM 11 this information is supplied, reviewed and approved by the City Engineer and other applicable agencies, the use will be adequately served by the aforementioned. 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 proposed use will not create additional requirements for public facilities and services, provided the use does not include spectators. 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. Traffic to the site is expected to be minimal, and visits are expected to be short. Minimal noise is expected to come from the site, short of the sounds of unloading and loading items. Hazardous materials are prohibited from being stored on site, and lighting has been evaluated and determined to not cause a nuisance as proposed. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The Applicant has indicated that additional truck traffic will increase by only two trips per week. 12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. The proposed use will be a modernization and expansion of an existing scenic feature within Lake Elmo. Recommended Conditions. Based on the aforementioned, Staff recommends that the Planning Commission recommend approval of the requested Conditional Use Permit for a Commercial Boarding Facility for the property located at 10880 Stillwater Blvd, subject to the following conditions of approval: 1) The City shall approve the Zoning Text Amendment to allow commercial boarding facilities as conditional accessory uses within the Agricultural zoning district; the Zoning Map Amendment to rezone the property from Rural Development Transitional to Agricultural; and a Conditional Use Permit to allow for an expansion to an existing feedlot within the shoreland district. 2) Applicant shall obtain all necessary permits including but not limited to all applicable city permits (building, grading, sign, etc.), MPCA approvals and/or permits, NPDES/SWPPP permits, Valley Branch Watershed District (VBWD) approval. 3) Applicant must address all engineering review comments outlined in the Engineering Memo dated August 18, 2017. 4) Applicant shall update the plans to address potable water supply to the facilities, indicating the location of all wells on site; include the location and capacity of any on-site septic systems; and include grading and erosion control plan meeting all City and VBWD requirements. All plans must be approved by the City. 5) The Applicant shall provide written confirmation from the Minnesota Pollution Control Agency (MPCA) that no MPCA permits are required for the proposed use. The Applicant shall obtain all applicable, required MPCA permits and/or approvals and submit a copy to the City. 6) The Applicant shall obtain a septic permit from Washington County if necessary or provide verification from Washington County that a septic permit is not required. 7) The Applicant shall provide the number of grazable acres, verified by a reliable source, and the number of horses allowed shall be based on this information, as allowed by the City's Animal Ordinance. Any expansion to the feedlot will require an amendment to this Conditional Use Permit. PUBLIC HEARING ITEM 4a — ACTION ITEM 12 8) The Applicant shall adhere to requirements outlined in the Washington County Review memo dated 12017. 9) Any significant change to the site plan dated September 6, 2017 shall require an amendment to this conditional use permit. 10) A manure management plan clarifying composting activities and locations on the site shall be provided to the city, and such activities on the site shall be carried out according to this plan. 11) The outdoor exercise area must be screened from adjacent properties and the street through landscaping or other means as approved by Council. Note: It is only a standard that this may be required. The Planning Commission may wish to recommend removal of this condition. 12) The arena must not be available to spectators and must not include bleachers or seating of any kind. Public events or shows will require an amendment to this Conditional Use Permit. CONDITIONAL USE PERMIT — EXPANSION OF AN EXISTING FEEDLOT WITHIN A SHORELAND Reason for Request. As previously mentioned, expansion of an existing feedlot within a shoreland requires a conditional use permit per Section 154.800: Shoreland Management Overlay District of the Zoning Code. The specific language regarding expansion of existing feedlots is as follows: c. New animal feedlots are not allowed in shoreland. Modifications or expansions to existing feedlots or resumption of old feedlots are conditional uses and must meet the following standards. Responses to these standards in regards to the proposed application are italicized below: i. Feedlots must be designed consistent with Minnesota Rules Chapter 7020; Staff Comment: It is a recommended condition of approval that the applicant submit and have reviewed by the MPCA to determine there are no conflicts with their regulations a Notice of Construction or Expansion of an Animal Feedlot with less than 300 Animal Units. The applicant has provided the MPCA such notice, but at the time of writing this memo, the notice was incomplete, as the MPCA required more information. ii. Feedlots must not further encroach into the existing ordinary high water level setback or the bluff impact zone and must not expand to a capacity of 1,000 animal units or more; and, Staff Comment: The proposed expansion to a feedlot does not further encroach into the existing ordinary high water level setback or bluff impact zone and is not expanding to a capacity of 1,000 animal units. iii. Old feedlots not currently in operation may resume operation consistent with Minnesota Statute Section 116.0711." Staff Comment: The feedlot is currently in operation, so this standard does not apply. Recommended Findings. 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. Provided the MPCA sees no issues with the proposed expansion, the proposed expansion of an existing feedlot will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. 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 property is guided for Rural Area Development and is within the a Rural Preservation Area, which allow for uses such as passive recreation, alternative agricultural uses, public PUBLIC HEARING ITEM 4a — ACTION ITEM 13 gathering spaces and other amenities that are consistent with agricultural use or character. Provided the MPCA sees no issues and a Valley Branch Watershed District permit is obtained, it will not negatively impact natural resources. 3. The use or development is compatible with the existing neighborhood. The use is compatible with the existing neighborhood, as the property is currently used as a farm and houses horses. The proposed use will be an expansion of the existing use. 4. The proposed use meets all specific development standards for such use listed in Article 7 of this Chapter. The proposed expansion meets standards set forth for expansions to existing feedlots as set forth in Section 154.800 (C) (6) (c) of the Zoning Code. 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 154.800 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located within the City's Shoreland District but meets standards required for an expansion to an existing feedlot within the City's shoreland district. 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 proposed project will be similar in character and design to the existing home and barn on the property 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use will not be hazardous or create a nuisance on the property provided all the rules and regulations set forth by the City and other applicable agencies are met and all applicable permits are obtained. 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. The applicant has not provided a hydroCAD model; information on potable water supply to the facilities; information on wastewater management for the facilities; and slightly increases driveway use to an existing private driveway. It is a recommended condition of approval that the applicant include this information on updated plans to be reviewed and approved by the City Engineer so that this may be determined. Provided this information is supplied, reviewed and approved by the City Engineer and other applicable agencies, the use will be adequately served by the aforementioned. 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 proposed use will not create additional requirements for public facilities and services, provided the use does not include spectators. 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. Traffic to the site is expected to be minimal, and visits are expected to be short. Minimal noise is expected to come from the site, short of the sounds of unloading and loading items. Hazardous materials are prohibited from being stored on site, and lighting has been evaluated and determined to not cause a nuisance as proposed. PUBLIC HEARING ITEM 4a — ACTION ITEM [Cl 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The Applicant has indicated that additional truck traffic will increase by only two trips per week. 12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. The proposed use will be a modernization and expansion of an existing scenic feature within Lake Elmo. Recommended Conditions. Based on the aforementioned, Staff recommends that the Planning Commission recommend approval of the requested Conditional Use Permit for expansion to an existing feedlot for the property located at 10880 Boulevard North, subject to the following conditions: 1. The Applicant shall provide the Minnesota Pollution Control (MPGA) a complete Notice of Construction or Expansion of an Animal Feedlot with less than 300 Animal Units and provide the City proof from the MPCA that there are no issues with this expansion. 2. Applicant must address all engineering review comments outlined in the Engineering Memo dated August 18, 2017. Staff recommends that the Planning Commission recommend approval of the requested Zoning Text Amendment, Zoning Map Amendment, and Conditional Use Permits, subject to applicable recommended conditions of approval as recommended by Staff. The Staff -recommended recommendation may be made through the following motions: "Move to recommend approval of a Zoning Text Amendment to allow Commercial Boarding Facility as a conditional accessory use within the Agricultural Zoning District. " "Move to recommend approval of a Zoning Map Amendment to rezone 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001) from Rural Development Transitional to Agricultural. " "Move to recommend approval of a Conditional Use Permit to allow a Commercial Boarding Facility as an accessary use for the property located at 10880 Stillwater Blvd N (PID# 14.02.292.21. 1-1. 0001), subject to the recommended conditions of approval. " "Move to recommend approval of a Conditional Use Permit to allow expansion of an existing feedlot within the shoreland for the property located at 10880 Stillwater Blvd N (PID# 14.02.292.21.11.0001), subject to the recommended conditions of approval. " ATTACHMENTS: • CUP Application and Materials • Engineering Comments dated 8/18/17 • Ord. 08- Adding Commercial Boarding Facility as Conditional Accessory Use • Map Showing Agricultural Properties Over Ten Acres in Size PUBLIC HEARING ITEM 4a — ACTION ITEM r1IF, crry crr Date Received:._ 651447-3900 Received By, LAKE E L. M rr-}� V 3800 Laverne Avenue North Permit#: Lake Elmo, MN 65042 LAND USE APPLICATION ❑ Comprehensive Plan 4 Zoning DistrfctAmend �d Zoning TextAmend ❑ Veriance'(see below) ❑ Zoning Appeal J4 Conditional Use Permit (C,U.P.) ❑ Flood Plain C.U.P. ❑ Interim Use Permit (I.U.P.) ❑ Excavating/Grading ❑ Lot Line Adjustment ❑ Minor Subdivision ❑ Residential Subdivision Sketch/Concept Plan ❑ PUD Concept Plan ❑ PUD Preliminary Plan ❑ PUD Final Plan ❑ Wireless Communications Email Address: setnilm2o(,ovvncaSt.R Fee Owner: 5AUG- AS A Q1 Phone If Email Address: Property Location (Address): JUY O S'Ttt.LWAC L '13LVT> N i L4K>~ P1 MO MN h ✓IAEZ (Complete (long) Legal Description: _RCti2 _7i7 S I2V f Inn �(2o O R j PID#: �T *Variance Requests: As outlined in Section 301.060 C. of the Lake Elmo Municipal Code, the applicant must demonstrate practical difficulties before a variance can be granted. The practical difficulties related to this application are as follows: In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application procedures and hereby siQi e tq�ay all statements received from the City pertaining to additional application expense. Signature of i H Signatureoffeeo er: ' V I IDate: to nAVD G0tf � YtioK �' 5�b(1�t11a1 �sb�Yvvt�1 �S fcY ZTf� Wf �S �5 Mare Affair Farm LLC. Pete Schiltgen Molly Schiltgen 10880 Stillwater Blvd. N. Lake Elmo, MN. 55042 Project description: Project involves construction of a 72' x 200' Indoor riding arena with an attached 72' x 96' horse barn, a 3000 -sq. ft. commodities storage building and a 3000 -sq. ft. equipment storage building. Barn would have 12 box stalls, wash stalls, groom stalls, tack room, rest rooms, office/lounge and short term feed and hay storage. Building would primarily house owner's horses. There may be some non -owner's horses housed i.e.: trainer's horses, farm hands horses or boarders to offset operating costs. Water Management: 8541 sq. ft. of current sheds and exterior concrete to be removed, New impermeable area is 29,379 sq. ft. for an increase impermeable area of 20,835, total property owned is 137.18 acres. Property in area of proposed buildings has a consistent gradual slope from Northwest to Southeast. No alteration of current drainage will occur. Any additional runoff from impermeable surface will migrate into field and pasture green space areas for absorption. Shore land District: The proposed building is within the Sunfish lake shore land district. The bluff elevation of sunfish lake is 942'. The elevation of proposed buildings is 939'. The current and proposed natural drainage of site is away from Sunfish lake. Manure management: Manure will have substantial amounts of absorptive bedding materials mixed in with manure. Manure will be Stored/Composted in a concrete bunker until conditions are favorable for manure to be spread for fertilizer on adjacent fields. Traffic: Existing drive way will be utilized without the need for any modifications. Additional truck traffic loads will be limited to horse transport vehicles and purchased feed/ bedding delivery trucks. Additional truck traffic will be less than 2 per week. Care takers will live on property; passenger vehicle traffic will be no more than a typical residential driveway. The farm is dissected by Stillwater Blvd. Currently equipment and commodities are located on both sides of Stillwater Blvd. which requires movement of farm equipment across Stillwater Blvd. Proposed plan would locate commodities and equipment on north side of Stillwater Blvd. to reduce the need for farm equipment to cross Stillwater Blvd. ADDM - rh-ld�.rFr.,. r•,w,.,.e„...... r•a..�,, a.. --.�,...., .... la.ndry 19, Rmge nl, AOp!]16N d llndaded &1 thk sarvey. Wvddn4lm p�un1Y \ 1 1 �f . ��� h n N lim rm. tT Subl m dghway uasranmll Nn Ca.r1ty Sole AM Hlgi.a 17-1b, 1- lent d NnMeask Dundee of sccnon 14. ?: U 1?5 b 123 250 'qKl --.Np 29 N Ah R ge 21 West. Wezhb,,l- Ceunty. 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PmrAl4 by Kpmaap'Pn.kmmenp Sanke antl .t No.228961 (Door 248 d Oeeds. Dage 5821. This the tlnlnnNlOn An& bcaled on lenuary l5 2014. The rrmalNnQ SwMS+Mbnm Ea,rs1 <may mnlMn wananC pct FEAV. 11,111 - N � I 5x1 h' Tommy 26. 1hs W Cv,.l] d 1 n1 HlghwaY No- 2t3 as - ho oaf and road oesannnl. PulYNwm- W. A-sarvayad Vs p No. 4Af 692 A documenf could asfst that would raNld change the width the! eve here asad ler the ,� __ 24 P rt9e 21: Ab9kn tWml�yimnzny 229195 I ;58 W Deans, Pages 39 tura 401, fins „ql°,. I '•.. lid R. 2 h a Nd Road N. 25. W A myetl w w Peph g err Vre RAY - d No 25 whi-0. ;,, -OI- 11 n Iha. eau Lim or S )rota 1T s . f4 Tha Wdill enl ewaVpn arra coats 11rnvME a aNemale wldN m �� N89°Sfi'01"E 1305,97 ,1 ➢ It deeds. ThN baaN antl page damrmall Demes a N89°56 01"E 1305..95 `- �re fwrye 29 ___-EdW of W.U.d6m9e N.M Lhe (lh 666 l el T "N- �. O i - I E- 12 r 5ecdm II. gem 35 Rcrge 2l. Ybnnptm -- -IpA2 q 1 � 4__FEMA r l Z-sA - )]rest-m'Er,gY P4rpmas +� it �NTamW -FENIAzanex-- f� N. aaaargCEDi ] ad 9. ` y PARCEL 26�,ms'9i°ia an gmaln9eE E� c1 Ne x-- 4a Wsi ane 21, Rw9a t' d Em+ I{2 al 4: � Wamgplm Cooly m aw W sW /4 °r Ne E I/f el s srkm Sri/. el I SI SC z mmy 25. Nenge 2V. waN,ingtnn Cu,n1Y y xa. Mwr9e Nelngrm CamlY } V1 _ - � LI {' -� c� P L L- It I i fw v w1N rw.m Xw 71" I • Sw N2CWnm or NvN 4h° of NC tJs Serrv, f. t - .... .. .. •,• v Y r 1 ,. ![ ,-. _ . - .,..... .,. I - 't Sec I tap. 29. aqn 24 iaYniYa 24 Purge 21, Wmriin9lm Cmun N O 04� ev ¢ �_ 3Qtti 5& et N. _ 2� o xY suxvEv raEr odw Y' cY Tda nap aM-pori was prvJNrud wnh lha-11 ala GwNnibncrl mr TMnb 'h•�1' to Oki R pu Nelb aI TH ,Cretan C p Y Fl. W. HD -2M27 dated -- a 1 W e-fo6c+l g -fib regards 1 5 i d D 5ecnnn n d theM1.,d- 1 1 s 2 Y f VR'` rt N1aa mem.1 T d Irbasofeasame .m buhl9 wa pure . y PARCEL 3 a �nml nn b FlpN cd do lli H a Apel - e%1 - menL noted ra pared 16 fn seta Racum t ! ! e. V fhafdn dos a of rani des'.W _ sxand . 212 Sf- A,1p Hlghwey No 3!; as now 1eM out arta IraueYM" Mee I ll111-1 .0p uareArd"as haringlM1e same cenifine as Yhe+50 fame wide atop '. - = " - - W wMfh as being 66 rest wide bA tlfine. fipm Nnflo! N;gh 212 A fine al T.anh Nrghway N. 212 in a tliTeronl h pYacemun3.1 MI mriglnd Trvak Hf4hway Np-Y1P _ �. cl Ihm na. l4 Tarm5 enj-dupns Df sasvmaN ler M1ignway pumnsas,t -� rW IP ui82 as O Hlglarey Easement, date] August 25, 1949, fled May 21. 1963. as 1 ease.enf b fad er Me ea.i d' pmdmrs of parol 2 and f I O addilradaf iT r f aw ro the prezenl (1919) ]] Finaf arghf ml xs O - e ( N tar RMY IdM f L WE hate oaf been;ZY dad the orf k I have avrerynd n as ba. documenf Mat dewnas IM1e present (1949/ NrYy sapW plain trees [ EE 1 aaiarrAv. - 8 -1' dl Ile. rro, 15. 5ufa'ea to a high yeasement!DrtwNy Gig, AM HigN H e` MN SatM¢est 9uanp1 of Sadnn 11, 7.-lp 29 Noah, Rat h 4 --Ip 199x, as bvs - N¢. 82246]. Phase nob wa dmc _ . a 56 rtes! Fr6bwa y easement as created by R..k 250p ADDM - rh-ld�.rFr.,. r•,w,.,.e„...... r•a..�,, a.. --.�,...., .... la.ndry 19, Rmge nl, AOp!]16N d llndaded &1 thk sarvey. Wvddn4lm p�un1Y \ 1 1 �f . ��� h n N lim rm. tT Subl m dghway uasranmll Nn Ca.r1ty Sole AM Hlgi.a 17-1b, 1- lent d NnMeask Dundee of sccnon 14. ?: U 1?5 b 123 250 'qKl --.Np 29 N Ah R ge 21 West. Wezhb,,l- Ceunty. Mb,:esata, es ,eGtea Ir, [1e fihtl N emhe 10 1954 es Dawmem Ne. 6lYiU/. - \\\ /// AprrmaMole Loroilm of DupdMgs ,g� �y4/Ram Plaesa na N datum-! is a we+tanry deM wRrch Inhalers Lala to parcefr ] and 3 SubJarl b a 5➢Ea¢, highway eesamen! err SCALE L'1' FEET / _1.1,r core t--'' Far Av:NI NopPNt9 f 1� ��j ls"�F - arealed hY 58 gases 5e anW as M efeeaa FMe AemN and Page ettwmenl a1a2I r,faddlYm, RAV fo Ma E_Vrg 33 \ 1f Da,, ENO, is -1l an b ! - Lv,11 11 and 14, ane Wast Sas i f 12 ea ahem,wean, h IN- "; , CP� / ' `'F' 1. wide R1W ere Me wan n e d r 1 s. rR.H. taunter may Wish . pp Mr -4- cd as M d- h wr rT�Y I 5erm lha euhlecY -Dearly K)U v6�e- rl asp 91 Ile mIB APONan pr mP Fq y al e:knds,Nhmath eec fttew-M, o, locelreguEellm TNe Tight I-P-ue f ��-NAzatlaAE t] / d�-_u„a r[�„ m-wEllar,rc.l anan nd.s nigsfTo6hANPres SURVEY LEGEND Toip W. Rmge 2L 2} fncfuded ssP+n aP M[r � � P e.eslaenUel Y,pusf p e N P Ion pareaN f end lfP suhdMee lM1 hwty P dMn ® -S' MON N p D-ECTRI L pFr+lt WvstarNlm GamIY OO CAST (W N6NUNEnI ® CASE TV PED<SIAL f Pares h m lNded rn Me eaelopment There are site Aearums -cath on Mo soufhwH Poraon or Parrnl 2 Ma[ were not DIT W N11LI5 c x -CUE CQxeeETE nINN p no CTto+ @ I1Ecrnl OLE '��`1r . /// ]y Tiara fs a boundary rrerlaF+slue on the naM � porhmn of Parcel]. Th. Noel d dP! n d Perch 3 and Yha !agar dascriprion or Me fN cATE VALVE Q 0 [LFCTR@ u[OF Lp1TINR E1a50NQ `1 589°53"23""W 2610.35 a, addorning pa2era[o MenorN crea[eemalhematicalpvmlap o114feeLesshrwnh ` ➢VY MMC O GAS NETDr-EIECTXIG WOERcxPNW ` `-{°el fun Sea- If. tY XY➢RANI m BAS VALVE -t-r- T£NEF. ` `-- Sam line al NE ljl Sec41m 14, O MON PPE SCt - 1 iu.r,my T9, Amye T1, Wadvvglm cmniy Z 1r � xANp N0.E - ap5 1H➢EAp1DlIXp • 1 �TPPT�FWNB Q RENCa MARE ' ANIARQ SEINER �' Ib lELEpXlm4E uwkmi SANIIMIY gYlEB Tit PCMnA WEE p IE3EPNO45 PFp€SiAI 1ELEPNOHE WOFACBOUHQ y SEWR G SAN-, '�A ME ® OLIITY NAIINQLE EI£4ATIw ® QTiLIIY PEDESTAL -urn-DTLITY IR®ERQ .0 Ym3mC Fvlagx ,rON na ,m TWIF.29-RGE.21-SEC.i1,14 FILE N0. Ta GW Land DarebPn C mr PNxDltle TLN LLC Nninp agent Ga P1'An .. mraar4wr,y eJ,1As oo vEvaxw"aFwrb IN aaN1pF lsanaDbe is _�Ws s q washlmymnr...* ALTA/NS'PS LAND TITLE SURVEY at2Dmai-0 2 NRALYN IG,Ty RH 1:,R:pIA e T�ua - - ,N �'��' •�- �' 01E 1 „"�„"� SATHRE-BERGQUIST, INC. 11x, Jai EKPRE55 WPoT1EfY AUTNORVATI4lN SE 4ATHfIN SA9D Penm.,1r AL 'IL tlTdraw��_-bI04a1 Mairyn+bs.AL i _ s a `~ rNw LAKE ELM©, PREPARED FOR: CNECNlm SH RE-lRE6 f OEMMFY 6NTRRE-9E fAt11Sr IXG QF T x a uan urYN rrA cn: Ixw,d.. lY ala .-, F o 1505917TH DRDApYJAY WAYZATA MN. 5539+ (952] 4]fi�6D9 b9p uvnnn 1MNW,$ATHRE,C9M ;1[ERIGMT T®O MOL➢Al4Y ILLEGRINAfE USER YM PhR1Y5 ,,..� � 4F9a }nc MINNESOTA LE° REREsPONMUE ORDAP1.lAA;E�9E S n.rMl. mMweP S ,D. war N4.wH GW LAND DEVELOPMENT DESCRIPTION OF-ERTY SURVEYED I-Scnenula A.1-..11 rcfercnced Tine cemrrNrmn:l 1: r 1: Ta S The South 6S6d21eeiml ME Ol lie Snvl�xsl 4 -saner of semen It ToxeWtrlp 29 Non C-b,mlpaatlpr Rarge 21 Wwr"I. Wasnbgbn Lounly. Mrnnesda. i 11Y,T1 Pm�dz Tim sour, 2b avrm uPh Ear N Irmtlna SaldMwzt panne alSeclbn ll.Twmsl6p 29 NuAh Rm'Qn 21 Rf West Wxshingin[.bun .Mh ala. a PDred a: TNe NotltleesM1 pander 4t Secden 14 Tvw,.sh�25 Nano. Rarvge 21 west. Wxshinglon Caunty.l.9rnnesa'a, ALTNAGSAL D -RAL TAHLE A NOTES FM,911emsraiererta Tebra A opha,ml wrvey respensWINmantl aPedrravbm) 2] Aadrean: Pamall N,msslgnetl Pmcd 3- Dmsel9netl Parcel Y106635iW •61aN Lap EJmd. MN 550.5E 3l Fbaa Zane Mlarmalb P kfbmnl medmzme%I r INrcral fle¢tlingY nun Z¢neA [A filed iPYmrA nen hY the ,�mrmm-punnet-then®1 a Yerd.Dam aawr allyara Ib taytet Hare a4l bDon padarme a r pa E1 tb tore 1. Aum nepms arc smwnl p¢r Tfootl lnsumnre Rale Map, C¢m udry Pend Ne.2T163C➢245E. exeml .dal dFan-rary 3. -Parti :• - can l¢ndNt9l per Flnotl lnsvlanm Raga Map GmmuNly Panel Ma.2]163GU145E sdeclrva duan B.mtln2vne%laraadmlrMal Febwary B. 200- Parrsl m fs wad dl 2ano%Y. dtdN Ib odrlQl end gyne AE IA uhl telndnasbm by Na l-per[xnlann'aal-rlrarrre Mod eren: tldmmh dbytl LwW Mntl DFE aM1mWnwM. met 1DerI tl lmwanarfuN Map, D¢mmualy Pand Na 2115Cb245F dewire Nn off b rya 2818. Please mte Nalwv Muer 0-1. a4Mr'M- niwnen thesnzonas Nme¢n by dI41m, sab rbt l Insurance Rate Mees 4'; Parcel Area mfwmalion: Parcell: NeF B.56,94y $u. FL -19. T2Aaes Parzcl2 Gms D1120n.Sq.FL-20,➢6Mres ROW .,3.3]O Sq, FL- ➢.]]Acres NOF 83].83!1 Sq. FI F423 Mas Pmwlr Gro 6A90.5265q, FL -156.19 Aeras ROW 204.6995u, FI - 4 �Q Mev Neo 6,665 BE] Sµ R.-153,46 Ave, T W N t NEF 6,362 BM 6a. F1 -192.429 Apse 5) EN 1 am -d lb MN -DDT Gaetlr9ic Daibeta bur Na B -14K wNcn here an dolIMS, IF. 935,539 (r:d 1NAW88} L N ashmwn Imam ere per naM Mservellmaalm!I wl Ip [nen fi-Mn Mlmesma Dep�n-,rd Nsnlml Reuurms ¢n J ly 11 2313. 6) m Idmn,9 im pre sud]ed pmparlyis RT IR..h T--.0 --De GNW ke Erna,a -g -p dmatl MaY 21 261]. Ther pl-b,g tleParh - INS -I! w yu U Ir 1W h -Deny Is in M, pfd - Al shannbn WIN Low b 1:' pot Ihls ph cal, rhe had[ b4pl- nM d 111 *M- r Ihh Iry dIN7amn era 9v h as b6[a.m SEle- 1 len Slee bur 110 nd 5 feet garage. R... 20N LHEIGHI 35f et DEN61fY-1.5 2 NI eae. PI d NIlh ger E Alb -1- rmi¢m pmpatly SVR Naga boa tletli 9 -di, p,uemm- ab bur nawam &-h amendments nary fl--i4oc,mlael pm Meat¢ul.w....nandlhel»mrdr,g leder ha. abdbed omit Me Zaning ArlWnklre[w In• ole uwaal ri'sbylMw ro Ws site. lour Homo xull�lvm fIM, LLC aE nsWng e9mt1 I'M.] We have sNOWn be hcallan d uMM- 4n M,= p -by by dhumrM ml¢Onm INV. Tf OR my be una -Id u all GDmm+mcli6 nnsamhedng the suY,an pmpeny a! wY Ich we ma mlm'rera n utas. to corebad end naNradn s1o4 antl tans lg' The W adln 1v1 pro mvd mPercelt 1 2, 3 and ln" NUN, PVh feel o! PmrAl4 by Kpmaap'Pn.kmmenp Sanke antl .t No.228961 (Door 248 d Oeeds. Dage 5821. This the tlnlnnNlOn An& bcaled on lenuary l5 2014. The rrmalNnQ SwMS+Mbnm Ea,rs1 <may mnlMn wananC pct FEAV. 11,111 y Panlm..r Parcel], as shown Aerwn PAS- note mapNn9, Mm ween not.5r1. 1. as ped dthh suNey. .aseEdl, of ms souNaastwly agh-f--Yny of TrvnN d 1 n1 HlghwaY No- 2t3 as - ho oaf and road oesannnl. PulYNwm- W. A-sarvayad Vs p No. 4Af 692 A documenf could asfst that would raNld change the width the! eve here asad ler the amrbatl u11M m Vnprova Iha same es conlalnetl. 229195 I ;58 W Deans, Pages 39 tura 401, fins w ..'I that !h- daces PN. p-Ri lid R. 2 h a Nd Road N. 25. W A myetl w w Peph g err Vre RAY - d No 25 whi-0. ;,, -OI- 11 n Iha. eau Lim or S )rota 1T s . f4 Tha Wdill enl ewaVpn arra coats 11rnvME a aNemale wldN m EasI50 ,ei ihmvti of be 2Q aE.d .SIM4., 1. b,D, ly dl D¢ FI Mbnawta. as -diad in 2 Ned M deed whkh hens,. Io puree, P and ]. ,1 ➢ It deeds. ThN baaN antl page damrmall Demes a ADDM - rh-ld�.rFr.,. r•,w,.,.e„...... r•a..�,, a.. --.�,...., .... la.ndry 19, Rmge nl, AOp!]16N d llndaded &1 thk sarvey. Wvddn4lm p�un1Y \ 1 1 �f . ��� h n N lim rm. tT Subl m dghway uasranmll Nn Ca.r1ty Sole AM Hlgi.a 17-1b, 1- lent d NnMeask Dundee of sccnon 14. ?: U 1?5 b 123 250 'qKl --.Np 29 N Ah R ge 21 West. Wezhb,,l- Ceunty. Mb,:esata, es ,eGtea Ir, [1e fihtl N emhe 10 1954 es Dawmem Ne. 6lYiU/. - \\\ /// AprrmaMole Loroilm of DupdMgs ,g� �y4/Ram Plaesa na N datum-! is a we+tanry deM wRrch Inhalers Lala to parcefr ] and 3 SubJarl b a 5➢Ea¢, highway eesamen! err SCALE L'1' FEET / _1.1,r core t--'' Far Av:NI NopPNt9 f 1� ��j ls"�F - arealed hY 58 gases 5e anW as M efeeaa FMe AemN and Page ettwmenl a1a2I r,faddlYm, RAV fo Ma E_Vrg 33 \ 1f Da,, ENO, is -1l an b ! - Lv,11 11 and 14, ane Wast Sas i f 12 ea ahem,wean, h IN- "; , CP� / ' `'F' 1. wide R1W ere Me wan n e d r 1 s. rR.H. taunter may Wish . pp Mr -4- cd as M d- h wr rT�Y I 5erm lha euhlecY -Dearly K)U v6�e- rl asp 91 Ile mIB APONan pr mP Fq y al e:knds,Nhmath eec fttew-M, o, locelreguEellm TNe Tight I-P-ue f ��-NAzatlaAE t] / d�-_u„a r[�„ m-wEllar,rc.l anan nd.s nigsfTo6hANPres SURVEY LEGEND Toip W. Rmge 2L 2} fncfuded ssP+n aP M[r � � P e.eslaenUel Y,pusf p e N P Ion pareaN f end lfP suhdMee lM1 hwty P dMn ® -S' MON N p D-ECTRI L pFr+lt WvstarNlm GamIY OO CAST (W N6NUNEnI ® CASE TV PED<SIAL f Pares h m lNded rn Me eaelopment There are site Aearums -cath on Mo soufhwH Poraon or Parrnl 2 Ma[ were not DIT W N11LI5 c x -CUE CQxeeETE nINN p no CTto+ @ I1Ecrnl OLE '��`1r . /// ]y Tiara fs a boundary rrerlaF+slue on the naM � porhmn of Parcel]. Th. Noel d dP! n d Perch 3 and Yha !agar dascriprion or Me fN cATE VALVE Q 0 [LFCTR@ u[OF Lp1TINR E1a50NQ `1 589°53"23""W 2610.35 a, addorning pa2era[o MenorN crea[eemalhematicalpvmlap o114feeLesshrwnh ` ➢VY MMC O GAS NETDr-EIECTXIG WOERcxPNW ` `-{°el fun Sea- If. tY XY➢RANI m BAS VALVE -t-r- T£NEF. ` `-- Sam line al NE ljl Sec41m 14, O MON PPE SCt - 1 iu.r,my T9, Amye T1, Wadvvglm cmniy Z 1r � xANp N0.E - ap5 1H➢EAp1DlIXp • 1 �TPPT�FWNB Q RENCa MARE ' ANIARQ SEINER �' Ib lELEpXlm4E uwkmi SANIIMIY gYlEB Tit PCMnA WEE p IE3EPNO45 PFp€SiAI 1ELEPNOHE WOFACBOUHQ y SEWR G SAN-, '�A ME ® OLIITY NAIINQLE EI£4ATIw ® QTiLIIY PEDESTAL -urn-DTLITY IR®ERQ .0 Ym3mC Fvlagx ,rON na ,m TWIF.29-RGE.21-SEC.i1,14 FILE N0. Ta GW Land DarebPn C mr PNxDltle TLN LLC Nninp agent Ga P1'An .. mraar4wr,y eJ,1As oo vEvaxw"aFwrb IN aaN1pF lsanaDbe is _�Ws s q washlmymnr...* ALTA/NS'PS LAND TITLE SURVEY at2Dmai-0 2 NRALYN IG,Ty RH 1:,R:pIA e T�ua - - ,N �'��' •�- �' 01E 1 „"�„"� SATHRE-BERGQUIST, INC. 11x, Jai EKPRE55 WPoT1EfY AUTNORVATI4lN SE 4ATHfIN SA9D Penm.,1r AL 'IL tlTdraw��_-bI04a1 Mairyn+bs.AL i _ s a `~ rNw LAKE ELM©, PREPARED FOR: CNECNlm SH RE-lRE6 f OEMMFY 6NTRRE-9E fAt11Sr IXG QF T x a uan urYN rrA cn: Ixw,d.. lY ala .-, F o 1505917TH DRDApYJAY WAYZATA MN. 5539+ (952] 4]fi�6D9 b9p uvnnn 1MNW,$ATHRE,C9M ;1[ERIGMT T®O MOL➢Al4Y ILLEGRINAfE USER YM PhR1Y5 ,,..� � 4F9a }nc MINNESOTA LE° REREsPONMUE ORDAP1.lAA;E�9E S n.rMl. mMweP S ,D. war N4.wH GW LAND DEVELOPMENT 1: r 1- D i 11Y,T1 Y Rf A L a A ADDM - rh-ld�.rFr.,. r•,w,.,.e„...... r•a..�,, a.. --.�,...., .... la.ndry 19, Rmge nl, AOp!]16N d llndaded &1 thk sarvey. Wvddn4lm p�un1Y \ 1 1 �f . ��� h n N lim rm. tT Subl m dghway uasranmll Nn Ca.r1ty Sole AM Hlgi.a 17-1b, 1- lent d NnMeask Dundee of sccnon 14. ?: U 1?5 b 123 250 'qKl --.Np 29 N Ah R ge 21 West. Wezhb,,l- Ceunty. Mb,:esata, es ,eGtea Ir, [1e fihtl N emhe 10 1954 es Dawmem Ne. 6lYiU/. - \\\ /// AprrmaMole Loroilm of DupdMgs ,g� �y4/Ram Plaesa na N datum-! is a we+tanry deM wRrch Inhalers Lala to parcefr ] and 3 SubJarl b a 5➢Ea¢, highway eesamen! err SCALE L'1' FEET / _1.1,r core t--'' Far Av:NI NopPNt9 f 1� ��j ls"�F - arealed hY 58 gases 5e anW as M efeeaa FMe AemN and Page ettwmenl a1a2I r,faddlYm, RAV fo Ma E_Vrg 33 \ 1f Da,, ENO, is -1l an b ! - Lv,11 11 and 14, ane Wast Sas i f 12 ea ahem,wean, h IN- "; , CP� / ' `'F' 1. wide R1W ere Me wan n e d r 1 s. rR.H. taunter may Wish . pp Mr -4- cd as M d- h wr rT�Y I 5erm lha euhlecY -Dearly K)U v6�e- rl asp 91 Ile mIB APONan pr mP Fq y al e:knds,Nhmath eec fttew-M, o, locelreguEellm TNe Tight I-P-ue f ��-NAzatlaAE t] / d�-_u„a r[�„ m-wEllar,rc.l anan nd.s nigsfTo6hANPres SURVEY LEGEND Toip W. Rmge 2L 2} fncfuded ssP+n aP M[r � � P e.eslaenUel Y,pusf p e N P Ion pareaN f end lfP suhdMee lM1 hwty P dMn ® -S' MON N p D-ECTRI L pFr+lt WvstarNlm GamIY OO CAST (W N6NUNEnI ® CASE TV PED<SIAL f Pares h m lNded rn Me eaelopment There are site Aearums -cath on Mo soufhwH Poraon or Parrnl 2 Ma[ were not DIT W N11LI5 c x -CUE CQxeeETE nINN p no CTto+ @ I1Ecrnl OLE '��`1r . /// ]y Tiara fs a boundary rrerlaF+slue on the naM � porhmn of Parcel]. Th. Noel d dP! n d Perch 3 and Yha !agar dascriprion or Me fN cATE VALVE Q 0 [LFCTR@ u[OF Lp1TINR E1a50NQ `1 589°53"23""W 2610.35 a, addorning pa2era[o MenorN crea[eemalhematicalpvmlap o114feeLesshrwnh ` ➢VY MMC O GAS NETDr-EIECTXIG WOERcxPNW ` `-{°el fun Sea- If. tY XY➢RANI m BAS VALVE -t-r- T£NEF. ` `-- Sam line al NE ljl Sec41m 14, O MON PPE SCt - 1 iu.r,my T9, Amye T1, Wadvvglm cmniy Z 1r � xANp N0.E - ap5 1H➢EAp1DlIXp • 1 �TPPT�FWNB Q RENCa MARE ' ANIARQ SEINER �' Ib lELEpXlm4E uwkmi SANIIMIY gYlEB Tit PCMnA WEE p IE3EPNO45 PFp€SiAI 1ELEPNOHE WOFACBOUHQ y SEWR G SAN-, '�A ME ® OLIITY NAIINQLE EI£4ATIw ® QTiLIIY PEDESTAL -urn-DTLITY IR®ERQ .0 Ym3mC Fvlagx ,rON na ,m TWIF.29-RGE.21-SEC.i1,14 FILE N0. Ta GW Land DarebPn C mr PNxDltle TLN LLC Nninp agent Ga P1'An .. mraar4wr,y eJ,1As oo vEvaxw"aFwrb IN aaN1pF lsanaDbe is _�Ws s q washlmymnr...* ALTA/NS'PS LAND TITLE SURVEY at2Dmai-0 2 NRALYN IG,Ty RH 1:,R:pIA e T�ua - - ,N �'��' •�- �' 01E 1 „"�„"� SATHRE-BERGQUIST, INC. 11x, Jai EKPRE55 WPoT1EfY AUTNORVATI4lN SE 4ATHfIN SA9D Penm.,1r AL 'IL tlTdraw��_-bI04a1 Mairyn+bs.AL i _ s a `~ rNw LAKE ELM©, PREPARED FOR: CNECNlm SH RE-lRE6 f OEMMFY 6NTRRE-9E fAt11Sr IXG QF T x a uan urYN rrA cn: Ixw,d.. lY ala .-, F o 1505917TH DRDApYJAY WAYZATA MN. 5539+ (952] 4]fi�6D9 b9p uvnnn 1MNW,$ATHRE,C9M ;1[ERIGMT T®O MOL➢Al4Y ILLEGRINAfE USER YM PhR1Y5 ,,..� � 4F9a }nc MINNESOTA LE° REREsPONMUE ORDAP1.lAA;E�9E S n.rMl. mMweP S ,D. war N4.wH GW LAND DEVELOPMENT 13 I. �n I f L 1. A "I SIM Ea , r WRIA sk VAR \ s'e in !IAN as july: 111, 4 1 W P.11 o' —1 j 21 ...... CA 7 -14 v zW MAI TT Vill r�' (U . ..... . - 11 of n Ig ZI .... ... ... 3 1 spy A vy An q! UMIMTO tam% va pill WIM 19" not g d WON! A L WV r wo ICA . '77— q to SEPjs u 0 R— V � PS• � a } z ai c7 u� Vgo W4 P4 0 't7l - /r-�-/7�� �7y7,{��,��/ /�/�/dry ��/�/7 f! MI I)Wj 'M tT/.YLI 4 f1 - .�iIY ! B1E FL6PL 5 Io o� a I 47'—g"— V-1. 7'-9" u-io 1N a � �e-m llx• —� e a -a emexo xxart re -a N -A -fl IX£ e• P6 WR RAS n I I I aao C-0• J yY { I I § a a -io i i n -a ra ire• ra r -m �n' 19 .I. -------------------- -J The following plans for 10880 Stillwater Boulevard were received on August 18, 2017 consisting of the following documentation: Narrative for Site upgrades, not dated. Site Plan; not dated, no identification of site improvements, or preparer. Certificate of Survey dated December 12, 2014 prepared by Folz, Freeman and Erickson, Inc. Engineering has reviewed the information submitted have the following review comments: 1. The application does not include engineering documents for review. As the application moves forward and engineering site improvements are submitted additional engineering reviews will be required. 2. Stormwater Management. The proposed improvements will create 29,379 sq. ft. of new impervious surface, eliminate 8,541 sq. ft. of impervious surface for a net increase of 20,835 sq. ft or 0.63 acres. ➢ A VBWD permit will be required for the proposed improvements. A copy of the VBWD permit application, hydroCAD model and permit approvals, once received, must be submitted to the City. ➢ A storm water management plan (SWMP) is not required by Lake Elmo ordinance since the new impervious surface is less than 1 acre. ➢ The site improvements will require a grading plan and erosion control plan meeting all City and VBWD requirements. 3. Water supply. The application does not address potable water supply to the facilities, whether public or private. Any site plan must include the location of all wells on the site. 4. Wastewater management. The application does not address sanitary sewer and on-site wastewater septic systems for the facilities. Any site plan must include the location of capacity of any on-site septic systems. 5. Streets and Transportation. The application does not include public streets or access changes to public streets. The application does increase driveway use to an existing private driveway to CSAH 14 (Lake Elmo Avenue). The application should be provided to Washington County Public Works for review and comment. PAGE 1 of 1 F CU ENGINEERING, inc. MEMORANDUM Cara Geheren, P.E. 651.300.4261 Jack Griffin, P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Date: August 18, 2017 Chad Isakson, P.E. 651.300.4285 To: Emily Becker, Planning Director Re: 10880 Stillwater Blvd —Mare Affair Farm Cc: Site Improvements Plan Review From: Jack Griffin, P.E., City Engineer The following plans for 10880 Stillwater Boulevard were received on August 18, 2017 consisting of the following documentation: Narrative for Site upgrades, not dated. Site Plan; not dated, no identification of site improvements, or preparer. Certificate of Survey dated December 12, 2014 prepared by Folz, Freeman and Erickson, Inc. Engineering has reviewed the information submitted have the following review comments: 1. The application does not include engineering documents for review. As the application moves forward and engineering site improvements are submitted additional engineering reviews will be required. 2. Stormwater Management. The proposed improvements will create 29,379 sq. ft. of new impervious surface, eliminate 8,541 sq. ft. of impervious surface for a net increase of 20,835 sq. ft or 0.63 acres. ➢ A VBWD permit will be required for the proposed improvements. A copy of the VBWD permit application, hydroCAD model and permit approvals, once received, must be submitted to the City. ➢ A storm water management plan (SWMP) is not required by Lake Elmo ordinance since the new impervious surface is less than 1 acre. ➢ The site improvements will require a grading plan and erosion control plan meeting all City and VBWD requirements. 3. Water supply. The application does not address potable water supply to the facilities, whether public or private. Any site plan must include the location of all wells on the site. 4. Wastewater management. The application does not address sanitary sewer and on-site wastewater septic systems for the facilities. Any site plan must include the location of capacity of any on-site septic systems. 5. Streets and Transportation. The application does not include public streets or access changes to public streets. The application does increase driveway use to an existing private driveway to CSAH 14 (Lake Elmo Avenue). The application should be provided to Washington County Public Works for review and comment. PAGE 1 of 1 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08 - AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY ADDING COMMERCIAL BOARDING FACILITY AS A CONDITIONAL ACCESSORY USE WITHIN THE AGRICULTURAL ZONING DISTRICT. SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XV: Land Usage; Chapter 154: Zoning Code; Article II; Section 154.012; Subd, (B) (12) by adding definition of Commercial Boarding Facility: The boarding, breeding or raising of horses or ponies not owned by the owner or occupant of theproperty in addition to horses owned by the owner or occupant, which may include related horse training and riding instruction for those other .than the owner or occupant of the property and their non-pay_in guests. SECTION 2. The City Council of the City of Lake Elmo hereby amends Title XV: Land Usage; Chapter 154: Zoning Code; Article XI: Rural Districts; Section 154.401: Permitted, Conditional, and Interim Uses; Table 9-1: Permitted, Conditional, and Interim Uses, Rural Districts to read as follows.. Accessory Uses , RT A RR -,,.... IRS RE _ Bed and Breakfast C C C - - 154.012 (B) (12) Domestic Pets P P P P P 154.012 (B) (12) Family Day Care P P P P j P 154.012 (B) (12) Home Occupation P P P I P Lp 154.012 (B) (12) Kennel, Private C C C - i - 154.012 (B) (12) Solar Equipment P P P P P 154.310 (C) Stable, Private C C C - - 154.012 (B) (12) Commercial Boarding Fg acility I - C- - - 154.404 (11 Swimming pools, Hot Tubs, Etc. ! P P PP P 154,012 (B) (12) Temporary Sales P P P P P 154,012 (B) (12) SECTION 3. The City Council of the City of Lake Elmo hereby amends Title XV: Land Usage; Chapter 154: Zoning Code; Article XI: Rural Districts; Section 154.404: Site Design and Development Standards, to read as follows. L Commercial Kennel, Commercial ,k—Boarding Facility , or Accessory Kennel or Stable, RT, A, RR Districts. The facility shall occupy a site at least ten (10) acres in size. Outdoor exercise areas shall be located at least 100 feet from adjacent properties; landscaping or other screening may be required. Boarding within commercial boarding facilities must be done on property hat is also used for raising pasture to graze horses or raising or cultivating other agricultural products. SECTION 4. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 5. Adoption Date. This Ordinance 08- was adopted on this day of 2017, by a vote of Ayes and Nays. ATTEST: Julie Johnson, City Clerk This Ordinance 08- was published on the LAKE ELMO CITY COUNCIL Mike Pearson, Mayor 2 day of 2017. (D N 20 G WC] 7