HomeMy WebLinkAboutPZ Packet; 06-04-18 Part 1
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday June 4, 2018
at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. None
4. Public Hearings
a. FINAL PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS AND
EASEMENT VACATION. A request by H.C. Golf Land, LLC, 11074 Radisson Rd, Blaine,
MN 55449, for a Final Plat and PUD Plans consisting of 64 single family detached
residential units and 13 outlots. PID #s 25.029.21.43.0003, 25.029.21.43.0004,
25.029.21.43.0005, and 25.029.21.31.0002. An easement vacation request to vacate existing
drainage and utility easements over Outlots O, P, and R of Royal Golf Club at Lake Elmo 1st
addition to be replaced with new drainage and utility easements over the same with
replatting of these outlots with the 2nd addition.
b. ZONING TEXT AMENDMENT, PRELIMINARY AND FINAL PLAT, ZONING MAP
AMENDMENT AND CONDITIONAL USE PERMIT. A request by Stillwater Area Public
Schools, 1875 Greeley Street South, Stillwater, MN 55082, for a zoning text amendment to
add local transit as a conditional use, including standards, within the Business Park zoning
district; a zoning map amendment to rezone a portion of 11530 Hudson Blvd (PID #
36.029.21.43.0001) from Rural Development Transitional to Business Park; and for a
conditional use permit to allow a school transit on a portion of (11530 Hudson Blvd N) PID
#36.029.21.43.0001. A request by Terry Emerson, 2204 Legion Lane Cir. N, Lake Elmo,
MN 55042, for a minor subdivision to subdivide 11530 Hudson Blvd N, Lake Elmo, MN
55042. PID # 36.029.21.43.0001.
c. PRELIMINARY PLAT AND ZONING MAP AMENDMENT. A request by JP Bush
Homes, Inc., 1980 Quasar Ave South, Lakeland, MN 55043, for a Preliminary Plat
consisting of 10 single family detached residential units on 5.9 acres of property for the
property located at 11580 30th Street North from Single Family Residential to Village Low
Density Residential.
5. Business Items
a. None
6. Communications
a. City Council Updates – None
b. Staff Updates
a. Upcoming Meetings:
• June 18, 2018
• July 9, 2018
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.
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STAFF REPORT
DATE: 6/4/2018
REGULAR
ITEM #: 4a
MOTION
TO: Planning Commission
FROM: Emily Becker, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo 2nd Addition Final Plat and Planned
Unit Development (PUD) Plans and Easement Vacation
REVIEWED BY: Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
BACKGROUND:
The Planning Commission is being asked to consider a request by H.C. Golf Land, LLC
for approval of the final plat and final PUD plans for the Royal Golf Club at Lake Elmo
2nd Addition. Per Zoning Code Section 154.808, Procedures for Processing a Planned Unit
Development, the Planning Commission is required at this time to review and comment on
whether the plans and supporting data are adequate for review and final approval. The
Planning Commission is asked to hold a public hearing, report its findings, and make
recommendations to the City Council. The Final Plat for Phase 2 includes 64 residential lots,
including 22 traditional single family detached lots and 38 villa lots for detached single
family townhomes.
ISSUE BEFORE COMMISSION:
Is the proposed Royal Golf Club at Lake Elmo 2nd Addition generally consistent with the
approved Preliminary Plat and have all conditions of Preliminary Plat approval been met?
REVIEW/ANALYSIS:
Applicant and Owner: H.C. Golf Land, LLC
Location: Outlot S, Royal Golf Club at Lake Elmo 1st Addition, PID#
25.029.21.31.0002.
Request: Application for final plat and PUD plans approval of 64
residential lots and easement vacation
Existing Land Use: Vacant outlot; Current Zoning: GCC – Golf Course
Community
Surrounding Land Use: North –Golf Course (GCC – Golf Course Community), South
and West – The Homestead (OP – Open Space), Tartan
Meadows (RS – Rural Single Family), South - Cimarron
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(MDR – Medium Density Residential); East – Vacant land
(RR – Rural Residential)
Comprehensive Plan: GCC - Golf Course Community
History: Preliminary Plat and PUD Plans approval was granted on June
6, 2017 by Resolution 2017-047 and Final Plat and PUD
Plans for 1st Addition was granted on September 5, 2017 by
Resolution 2017-093
Deadline for Action: Application Complete – 5/10/18
60 Day Deadline – 7/9/18
Extension Letter Mailed – No
120 Day Deadline – NA
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (GCC)
§150.270 Storm Water, Erosion, and Sediment Control
FINAL PLAT AND PUD PLANS
Consistency with Preliminary Plat. The proposed lot sizes, widths, and proposed
impervious surface are generally consistent with that of preliminary plat. The only
change is that they’ve converted the previously single family lots bordering the outside of
Latrobe Lane North to villa lots. The developer resubmitted preliminary plans for
administrative approval in order to do this. The developer went door to door of neighbors
of the Homestead and Tartan Meadows developments that border the golf course
explaining the change and how it would benefit them, as the villas would be one story
lots versus two story homes which would be less visible with smaller yards which would
inhibit the inclusion of swimming pools, sport courts, etc., thereby possibly reducing
noise. Additionally, villa lots would be mowed at the same time during the week and not
at various times, and villa lots are generally more attractive to empty nesters or
snowbirds, who are quite often gone during the winter.
Previous Preliminary Plat Updated Preliminary Plat
Single
Family
Lots Villa
Lots
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PUD Flexibility. The development was afforded the following flexibility through
preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide
Lots
55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5
ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for
55-65’ wide lots shall be 50%. All other lots shall have a maximum
impervious coverage of 40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in
area at the ground floor level except by conditional use permit. The width
of the visible garage door area when closed shall not exceed 60% of the
principal building façade (including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivison
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than
10 feet to any public right-of-way. In addition neighborhood
identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood.
Additional subdivision signs should be considered for a subdivision of this
size.
f. All other requirements for the City’s GCC – Golf Course Community
zoning district will apply, including the allowed uses and other site and
development standards.
g. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy except for Annika Drive.
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Lot Sizes and Widths. The smallest lot size of this addition is 7,210 square feet, with the
largest lot size at 21,580 square feet. The smallest lot width is 56.3 feet and the largest lot
width is 145.8 feet.
Density. The total area of the 2nd Addition is 89.91 acres. There is no arterial right-of-
way, but there is a wetland buffer area of 20.66 acres with wetland buffer area of 7.03
acres, resulting in a total density of 1.02 units per acre for the second addition (64
lots/(89.91 total acres - 20.66 wetland area – 7.03 wetland buffer area=62.22 acres) =
1.02. The total single family area is 18.74, the total right-of-way area is 7.99 acres, and
the outlot area is 63.18 acres.
Outlots. An explanation of ownership and purpose of the outlots is below.
• Outlot A will be owned by the HOA. A drainage and utility easement will be over
all of Outlot A.
• Outlot B will be owned by the City to be used as trail purposes and for Infiltration
Basin #B52.
• Outlot C will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot D will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot E will be owned by the HOA for landscaping and open space purposes.
• Outlot F will be owned by the City to be used for ponding purposes.
• Outlot G will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot H (wetland) will be owned will be owned by the HOA.
• Outlot I will be owned by the City to be used for ponding purposes.
• Outlot J will be owned by HC Golf Course to be platted in to lots in the future.
• Outlot K will be owned by the City and for utility and access purposes.
• Outlot L (wetland) will be owned by HC Golf Course.
• Outlot M is owned by Terry Emerson.
Parkland Dedication. Outlot B will be dedicated for trail purposes. This outlot is
187,712 square feet (4.3 acres). The value of land of all areas not within wetland buffers
will receive park land dedication credit. As per a recommended condition of approval, the
developer will not receive credit for cost of construction of these trails, as this was a
condition of approval for increased impervious surface from preliminary plat approval.
The developer is required to dedicate 8.8 acres of land or pay a cash contribution of
$611,457.00 for the entire preliminary plat area (291 lots) and dedicate a total of 8,085
lineal feet of trails with a 30-foot wide corridor, less a 5,010 foot buffer encroachment.
For this phase, the developer will be required to pay a cash contribution of $134,464.00,
calculated as follows: 64 lots at $2,101.00 per lot.
Additionally, it is a recommended condition of approval that the applicant construct a play
structure prior to submittal of an application for 3rd Addition Final Plat. Installation of a
play structure was a condition of preliminary plat approval.
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Landscaping. The developer has provided landscaping plans for the 2nd Addition, which
are attached hereto. The City’s Landscape Architect has reviewed the landscape plans and
has recommended approval. The landscape plans adjacent to the Homestead neighborhood
are consistent with the Homestead-approved landscape plans.
It should be noted that the City approved an amendment to the Royal Golf Development
Agreement which allowed the total number of trees within the entire development to be
reduced from the agreed-upon number of 3800 for all trees required to be warrantied
within the entire subdivision to 2912 with the provision that the developer plant at least
two trees on villa lots and four trees on single family home lots. Further, the developer
would reduce the number of trees required to be planted within the entire subdivision
from 2912 to 1943 with the provision that the developer pay a park dedication fee of
$500.00 per 2.5 caliper inch tree in lieu of planting the difference of 969 trees. With this
provision, the developer will be required to pay the City a cash contribution of $106,557,
calculated as follows: [($500 X 969 2.5-caliper inch trees reduced within the entire
preliminary plat area) / 291 Single Family Lots within all phases of the Subdivision X 64
Single Family Lots within the 1st Addition]
Street Naming. The City amended its Street Naming Policy at the April 17, 2018,
removing the provision that if appropriate, names with the same theme (i.e. flowers,
nature) are permitted for naming streets in an entire subdivision. While the proposed
street names of Royal Golf Club at Lake Elmo do not fit the City’s now amended street
naming policy, they are consistent with 1st Addition in that they are “golf-themed.” While
the names have already been approved through the preliminary plat process, it was a
condition of approval that the Final Plat include street names as approved by Council.
Engineering Comments. The City Engineer review memo dated May 30, 2018 is
attached to this report.
Fire Chief and Building Official Comments. The application has been reviewed by the
Fire Chief and Building Official, and they have no comments.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions
have been met (Staff comments italicized and bold).
1. That cross access easements be recorded between the owner of the golf
course/golf club and the HOA to permit HOA and resident access to the future
fitness center, clubhouse and other amenities by the HOA residents over the
clubhouse entrance drive and parking lot and trails. Comment: This easement has
been granted.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall
require a conditional use permit. Comment: The applicant is not requesting this
at this time. Additionally, the lot on which the clubhouse is situated was platted
with 1st Addition, and so this condition does not apply to 2nd Addition.
3. That there shall be no encroachments to drainage and utility easements on
residential lots other than those reviewed and approved by the City Engineer and
upon execution of an easement encroachment agreement. Comment: No
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encroachments are being requested at this time. This was added as a
recommended condition of approval.
4. That the developer prepare an exhibit that clearly identifies the proposed setbacks
for specific lots within the development. Comment: The developer has provided
an exhibit which outlines setbacks within the development. The developer has
been granted PUD flexibility which allows a 30 ft. setback on the 100 and 80-90
ft. lots and a 20 ft. setback on the 55-65 ft. lots; 10 ft. sideyard setback on the
100 and 80-90 ft. lots and a 7.5 ft./7.5 ft. setback on the 55-65 ft. lots; a corner
yard setback of 15 ft. on all lots; and a 30 ft. setback on the 100 and 80-90 ft.
lots and a 20 ft. setback on the 55-65 ft. lots.
5. Prior to the execution of a Final Plat for any phase of the development by City
officials, the Developer shall enter into a Developer’s Agreement for that phase
acceptable to the City Attorney and approved by the City Council that delineates
who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore. A development agreement will
be prepared by Staff and approved by both the developer and Council.
6. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to
the Planning Director before any building permit may be issued for any
structure in any phase of the development. Said agreement shall comply with
Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners. The HOA documents shall
include required maintenance of wetland buffers. The Common Interest
Agreement will need to be updated to include Royal Golf Club at Lake Elmo
2nd Addition and approved by the City Attorney prior to recording of the final
plat.
7. That the HOA documents include architectural requirements that require 4-
sided architecture and garages facing the public right-of-ways to have
windows and/or other architectural features. The 1st Addition HOA
documents included this language, and with the addition of the 2nd Addition
of Royal Golf Club at Lake Elmo in to the HOA documents, this will also be
a requirement of the 2nd Addition.
8. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for any landscaping
installed in areas outside of land dedicated as public park and open space for each
platted phase of the development. This has been added as a recommended
condition of approval of the 2nd Addition Final Plat.
9. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-ways, and that the
walls be contained within a landscape easement. Retaining walls are proposed
within oulots F and I. The responsibility for the maintenance of these retaining
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walls will be outlined in the landscape license and maintenance agreement for
the 2nd Addition of Royal Golf Club at Lake Elmo.
10. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review. This will be addressed in the
Development Agreement and has been added as a recommended condition of
approval. The play structure was not required to be installed with the 1st
Addition, as there were only 73 homes within that Addition. With now 64 more
homes within the development, it is appropriate that this play structure be
constructed with 2nd Addition. It is a recommended condition of approval that
the play structure be installed prior to submission of application for Final Plat
for the 3rd Addition.
11. That a fee in lieu of park land dedication be paid to the City based upon an
appraisal by an appraiser to be chosen by the City and paid for by the developer.
Also that a 30 ft. wide trail corridor be dedicated to the City centered on public
trails in the development and that the value of the dedicated land be credited
toward any fees in lieu of parkland dedication. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond
the 30 ft. centered on public trails. And lastly, that the cost of constructing any
public trails within the dedicated park land be credited towards any fees in lieu of
park dedication. The developer had requested an amendment to the maximum-
allowed impervious surface with 1st Addition Final Plat, and this request was
approved provided the developer does not receive credit for cost of trail
construction. The conditional language from the 1st Addition was added as a
recommended condition of approval.
12. That a trail phasing plan be submitted by the developer to be approved by City
Staff and that the public trails be constructed within each phase prior to building
permits being issued for that phase of development. This condition has been met.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary
plans) to the east edge of the plat within the County Right-of-Way. This condition
has been met.
14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to
comply with the City’s tree preservation requirements and the City’s landscape
requirements for review and approval by the City prior to recording the final plat.
The developer has submitted updated Tree Preservation and Preliminary
Landscape Plans approved by the City. This is further explained above.
15. The developer consider woodland management and pollinator friendly native
seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect. The developer requested and
the City approved a Development Agreement amendment which no longer
requires that trees planted within single family lots be warrantied. This reduced
the number of trees required within the development from 3,800 to 2,900. The
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developer also submitted and the City approved a preliminary landscape plan
which further reduces the number of trees within the development from 2,900 to
1,943. The developer will be required to pay a parkland dedication fee of $500
per 2.5 caliper inch tree not planted within each addition, totaling $478,500 for
the entire development.
16. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated
into the preliminary plat and PUD plans. The developer has submitted updated
preliminary plat and PUD plans that have been approved by the City.
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution. It is a recommended condition of final plat approval that the
developer meet all City standards and design requirements.
18. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of
right-of-way along 10th Street N. and constructing turn lane improvements
meeting Washington County standards at the developer’s sole expense. It is a
recommended condition of final plat approval that the developer comply with
these comments.
19. That the preliminary PUD Plans be approved by Valley Branch Watershed
District and that evidence be provided that all conditions attached to a Valley
Branch Watershed District permit be provided prior to the commencement of any
grading activity on the site. The preliminary PUD Plans were approved by the
Valley Branch Watershed District, and grading activity on the site has already
commenced.
20. That openspace within the shorelands of the residential development be protected
with a conservation easement and that conservation easements be provided for
review by the City Attorney and to be executed prior to final plat approval. It is a
recommended condition of final plat approval that the developer provide these
easements. Outlots H, F, E, B, D, C, A, L are all within the shoreland. The City
will need to put some sort of restrictive covenant on Outlots B. There is already
a drainage and utility easement over Outlots A, E and H. It is a recommended
condition of approval that the developer draft a restrictive covenant to be
approved by the City for Outlots C, D, F, and the rest of Outlot L.
21. That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance. The City approved an ordinance which allows golf
carts on local streets through the adoption of Ordinance 08-209 on May 15,
2018.
22. Prior to the issuance of building permits all wetland buffers shall be delineated
and identified via staking or signage that is acceptable to the City. This is a
recommended condition of final plat approval.
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23. The applicant must provide the city a letter of approval to perform the proposed
work in the gas pipeline easement within the development area as a condition of
preliminary plat approval. This condition is not applicable to 2nd Addition.
24. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review
and obtain a sign permit from the Planning Department. This is a recommended
condition of final plat approval.
25. That the preliminary plat be updated to include street names that are consistent
with the City’s street naming ordinance and approved by the City Council. This is
a recommended condition of final plat approval.
26. The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act, and shall acquire the needed permits from the
appropriate watershed districts prior to the commencement of any grading or
development activity on the site. This is a recommended condition of final plat
approval.
27. The developer shall enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of final plat and PUD plan
approval. The City Engineer shall review any grading plan that is submitted in
advance of a final plat, and said plan shall document extent of any proposed
grading on the site. This condition has been met.
28. The developer shall submit a revised preliminary plat and plans meeting all
conditions of approval. All of the above conditions shall be met prior to the City
accepting an application for final plat. This condition has been met.
29. That approval of the preliminary plat be contingent on Street D access to 10th
Street. This condition has been met.
30. That the Royal Golf Club development will not have street lights except at street
intersections. This is a recommended condition of final plat approval.
31. That the developer work with the adjacent property owners to get an agreement in
place for screening and that it be incorporated into the final landscape plans. The
developer has had landscape plans approved by the Homestead neighborhood,
and the submitted landscape plans for final plat are consistent with this
approved landscape plan.
32. That the developer address the Public Works Directors concerns as they pertain to
the lift station designs as identified in a Public Works memorandum dated
5/19/2017. This condition has been met.
33. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used
by the City. The second phase is not located where these ball fields are located,
though the third is. This has been added as a condition of final plat approval.
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The developer will be required to make this donation at any such time that the
ballfields become unusable by the City (this would include storage of material,
etc.).
Recommended Findings. Staff recommends the following findings:
1. That all the requirements of City Code Sections 153.07 and 154.759 related to Final
Plat and Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of
Lake Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
4. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with the City’s GCC - Golf Course Community zoning districts as
modified by the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat PUD Plans comply
with the City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
comply with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
comply with City’s Engineering Standards, except where noted in the review
memorandum from the City Engineer dated May 30, 2018 and modified by PUD
regulations.
8. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with other City zoning ordinances, shoreland, and erosion and
sediment control, except as noted in this staff report and review memorandum from
the City Engineer dated May 30, 2018.
9. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with the City’s landscaping and tree preservation ordinances,
providing some flexibility to the Applicant to allow for woodland management and
pollinator friendly native seeding in lieu of some required tree replacement in order to
avoid possible detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
achieve multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for a 64 unit single family
residential golf course community Planned Unit Development on 89.91 acres of
land located on the former 3M Tartan Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described
on the attached Exhibit “A”.
13. That there has been significant public testimony that 20th Street is already
dangerous without the additional traffic and that the City and developer need to
explore ways to make the road safer.
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14. That the proposed PUD will allow a more flexible, creative, and efficient
approach to the use of the land, and will specifically relate to existing zoning
district standards in the following manner (with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft.
Wide
Lots
17. 80-90 Ft.
Wide
Lots
18. 55-65 Ft.
Wide Lots
19. Front 20. 30 ft.
21. 30 ft. 22. 20 ft. for
side
loaded
garages,
or 25’
23. Side 24. 10 ft.
25. 10 ft. 26. 10ft.
house/5ft.
garage or
7.5 ft./7.5
ft.
27. Corner
Side
28. 15 ft. 29. 15 ft. 30. 15 ft.
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-
65’ wide lots shall be 50%. All other lots shall have a maximum impervious
coverage of 40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area
at the ground floor level except by conditional use permit. The width of the
visible garage door area when closed shall not exceed 60% of the principal
building façade (including garage) fronting on the primary street.
d. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivison
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than 10
feet to any public right-of-way. In addition neighborhood identification
markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify
the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
i. Staff Note: If the developer requests a change to this, a variance
should be requested.
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e. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development
standards.
f. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy except for Annika Drive N.
Recommended Conditions of Approval. Staff recommends the following conditions of
approval:
1. That there shall be no encroachments to drainage and utility easements on residential
lots other than those reviewed and approved by the City Engineer and upon execution
of an easement encroachment agreement.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s
Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, and payment of the
required improvements with financial guarantees therefore.
3. The Royal Golf Club at Lake Elmo 2nd Addition shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to the
Planning Director before any building permit may be issued for any structure in any
phase of the development. Said agreement shall comply with Minnesota Statues
515B-103, and specifically the provisions concerning the transfer of control to the
future property owners. The HOA documents shall include required maintenance of
wetland buffers.
4. That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or
other architectural features.
5. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for landscaping.
6. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-ways, and that the
walls be contained within a landscape easement.
7. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review prior to submittal of an
application for Royal Golf Club at Lake Elmo 3rd Addition.
8. That a fee in lieu of park land dedication be paid to the City based upon an appraisal
by an appraiser to be chosen by the City and paid for by the developer. Also that a 30
ft. wide trail corridor be dedicated to the City centered on public trails in the
development and that the value of the dedicated land be credited toward any fees in
lieu of parkland dedication. No credit shall be given for costs of construction of the
trails. The park land dedication shall not include wetlands, wetland buffer area, and
no credit will be given for land beyond the 30 ft. centered on public trails.
13
a. Outlot B shall be dedicated to the City as parkland for trails as part of the 1st
Addition.
9. Trail within Outlot B must be constructed prior to building permits being issued for
that phase of development.
10. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch
required in lieu of some required tree preservation replacement tree requirements,
totaling $106,556.00 in lieu of planting the required number of trees required. This
fee was calculated as follows: $500.00 multiplied by 969 2.5-caliper inch tree not
planted within the entire subdivision, divided by 291 single family lots within the
entire subdivision, multiplied by 64 single family lots within the 2nd Addition.
11. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s reports dated May 30, 2018 shall be incorporated into the Final Plat and
PUD Plans.
12. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in
this resolution.
13. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of right-
of-way along 10th Street N. and constructing right turn lanes at its sole cost meeting
City state aid design standards at Royal Boulevard North, Masters Lane North, the
Golf Course entrance, at Annika Drive North, and at 20th Street and Manning Trail.
14. That open space within the shorelands of the residential development (specifically
Outlots C, D, F, and the rest of Outlot L) be protected with a conservation easement,
deed restriction, covenant, or other instrument. Such document(s) must be provided
for review by the City Attorney and be executed prior to final plat approval.
15. Prior to the issuance of building permits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
16. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review and
obtain a sign permit from the Planning Department. Any amendments to the finding
regarding signs indicated in this Resolution shall be subject to a PUD amendment or
variance.
17. That the Final Plat include street names as approved by Council.
18. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate
watershed districts prior to the commencement of any grading or development
activity on the site.
19. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs.
20. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used by
the City.
EASEMENT VACATION
14
Reason. The applicant is also requesting an easement vacation over outlot R and a portion
of outlots P and O of Royal Golf Club at Lake Elmo 1st Addition. These drainage and
utility easements were dedicated to the City with the 1st Addition Final Plat. These outlots
will be re-platted with 2nd Addition, and new easements of the same size or larger will be
dedicated with the 2nd Addition. In order to avoid “stacking easements” and to keep the
title clean for future owners/users of the parcels, the applicant is requesting that the
easements from 1st Addition be vacated with dedication of new easements. Outlot R will
be dedicated right-of-way for Palmer Drive, and a new easement will be dedicated over
what will now be Outlot M of the 2nd Addition. Outlot M of the 1st Addition is owned by
Emerson and will not have an easement over it.
Recommended Condition of Approval. Staff is recommending approval, subject to the
following condition of approval:
1. New easements as requested by the City Engineer and Public Works Director shall be
recorded with the Royal Golf Club at Lake Elmo 2nd Addition Final Plat.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the Royal Golf
Club at Lake Elmo 2nd Addition Final Plat and PUD Plans, as well as the easement
vacation request, based on the findings of fact and conditions outlined in the Staff Report.
“Move to recommend approval of the Royal Golf Club at Lake Elmo 2nd Addition Final
Plat and PUD Plans based on the findings of fact and conditions outlined in the Staff
Report.”
“Move to recommend approval of the easement vacation request to vacate existing
drainage and utility easements over Outlots R, P and O, subject to condition of
approval.”
ORDER OF BUSINESS:
- Introduction ...................................................................................................... Planner
- Report by Staff ................................................................................................. Planner
- Questions from the Commission ............................... Chair & Commission Members
- Questions to the Applicant ........................................ Chair & Commission Members
- Open the Public Hearing ...................................................................................... Chair
- Close the Public Hearing ..................................................................................... Chair
- Discussion by the Commission .................................. Chair & Commission Members
- Action by the Commission......................................................... Chair & Commission
15
ATTACHMENTS:
1. Narrative
2. Engineer’s Memo
3. 2nd Addition Landscaping Plans
4. 2nd Addition Final Plat
5. Easement Vacation
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PAGE 1 of 2
MEMORANDUM
Date: May 30, 2018
To: Emily Becker, Planning Director Re: Royal Golf Club 2nd Addition – Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Royal Golf Club 2nd Addition. Final Plat/Final Construction
Plans were received on May 4, 2018. The submittal consisted of the following documentation:
Royal Golf Club 2nd Addition Final Plat, Sheets 1‐3, received May 1, 2018. No print/preparation date.
Royal Golf Club 2nd Addition Narrative, dated May 3, 2018.
Royal Golf Club 2nd Addition Construction Plans, Sheets 1‐27, dated April 26, 2018.
Royal Golf Club 2nd Addition Grading Plans, Sheets 1‐21, dated April 26, 2018.
Royal Golf Club 2nd Addition Landscape Plans, L1‐L8, dated May 2, 2018, by Pioneer Engineering.
Royal Golf Club 2nd Addition Specifications, dated April 27, 2018.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: ROYAL GOLF CLUB 2ND ADDITION
Outlots B (trail), F (storm water), I (storm water), and K (utility corridor) must be dedicated to the City as
part of the Final Plat. City ownership of these Outlots has been noted on the final grading and construction
plans as required.
Outlots A, C, D, E, G, H, J, L, and M ownership have been shown on the final grading and construction plans
as developer or HOA owned as applicable.
Drainage and utility easements have been provided on the Final Plat and grading plans over all, or a
portion, of Outlots A, D, E, H, and L as required. These easements must be shown and labeled on the street
and utility plans.
Revise Outlot D easement to provide minimum 15 ft. easement from pipe centerline for storm sewer run
CBMH‐359 to CBMH 360.
Verify that the 10‐foot utility easement corridor has been provided along Palmer Drive at Outlot Q, 1st
Addition. If not, provide this easement as part of the 2nd Addition.
Verify that the 10‐foot utility easement corridor has been provided along Palmer Drive at Outlot L and M,
2nd Addition. If not, provide these easements as part of the 2nd Addition.
Clarify the drainage and utility easement limits for Outlot L.
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual dated March 2017, using City details, plan notes and specifications and meeting
City Engineering Design Guidelines.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated May 30, 2018.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
The Final Plat shall not be recorded until final construction plan approval is granted.
No construction for Royal Golf Club 2nd Addition may begin until the applicant has received City Engineer
a p p r o v a l f o r t h e F i n a l C o n s t r u c t i o n P l a n s ; t h e a p p l i c a n t h a s o btained and submitted to the City all
applicable permits, easements and permissions needed for the project; and a preconstruction meeting has
been held by the City’s engineering department.
OWNED BY OTHERS
(BUFFER MAY BE REQUIRED
WITH FUTURE DEVELOPMENT)
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116240
OF
JLT
JLT 8L1HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
10TH STREET (COUNTY STATE AID HIGHWAY NO. 10)
N
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PALM
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OF
JLT
JLT 8L2HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
12
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116240
OF
JLT
JLT 8L3HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
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116240
OF
JLT
JLT 8L4HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
LA
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116240
OF
JLT
JLT 8L5HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
11
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116240
OF
JLT
JLT 8L6HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTAGROUNDCOVER PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
Name
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
SOD (TYPICAL)
5-2-18
5-2-18
11
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116240
OF
JLT
JLT 8L7HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTA
DateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
IRRIGATION CONNECTION POINTSName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
116240
OF
JLT
JLT 8L8HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTACITY PLANTING DETAILSDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
Name
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
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3890 Pheasant Ridge Drive NE,
Suite 100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
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8
Drainage and Utility Easement Vacation Description Sketch
STAFF REPORT
DATE: 6/4/2018
REGULAR
ITEM #:4b
MOTION
TO: Planning Commission
FROM: Emily Becker, Planning Director
AGENDA ITEM: Zoning Map Amendment, Preliminary and Final Plat, Bus Terminal Ordinance
Zoning Text Amendment, and Conditional Use Permit
REVIEWED BY: Ben Gozola, Consultant Planner
Soren Mattick, Campbell Knutson
BACKGROUND:
The City has received a set of applications from Stillwater Area Public Schools (Kristen Hoheisel) and
Terry Emerson requesting consideration of the following four (4) items:
1) A Zoning Map Amendment to re-zone a portion of the subject property to Business Park;
2) Preliminary and Final Plats to subdivide the property located at 11530 Hudson Boulevard North;
3) A Zoning Text Amendment to allow "bus terminal" as a conditionally permitted principal use
within the Business Park Zoning District; and
4) A Conditional Use Permit to operate a school district transportation center on the subject
property.
ISSUE BEFORE COMMISSION:
The Planning Commission is being asked to hold a public hearing and make recommendation on each of
the four requests beginning with the broadest issue (zoning district change) and working towards the most
specific (approval of a CUP to allow operation of a bus terminal). As all four of the applications are
generally linked, denial of any individual request may impact the commission's recommendation(s) on
subsequent requests.
PROPOSAL DETAILS/ANALYSIS:
Applicants: Stillwater Area Public Schools (Kristen Hoheisel), 1875 Greeley Street South,
Stillwater, MN 55082 (Zoning Map Amendment, Zoning Text Amendment,
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 2
and Conditional Use Permit) and Terry Emerson, 2204 Legion Ln Cir N, Lake
Elmo, MN 55042 (Preliminary and Final Plat)
Property Owners: EN Properties, LLC (Terry Emerson), 11530 Hudson Boulevard North, Lake
Elmo, MN 55042
Location: 11530 Hudson Boulevard North (PID# 36.029.21.43.0001)
Request: Zoning Text Amendment, Preliminary and Final Plat, Zoning Map
Amendment, and Conditional Use Permit.
Existing Land Use: Trucking Terminal – sales, repairs, and service of diesel trucks
Existing Zoning: RT - Rural Development Transitional
Surrounding Land
Use / Zoning:
South – I-94 and Woodbury; West – Outdoor Storage (RT – Rural
Development Transitional); East – Vacant land (RT – Rural Development
Transitional); North – Vacant land (RT – Rural Development Transitional)
Comprehensive
Plan Guidance:
BP – Business Park
Deadline(s) for
Action:
Application Complete – 5/4/2018
60 Day Deadline – 7/3/2018
Extension Letter Mailed – No
120 Day Deadline – N/A
Applicable
Regulations:
Chapter 153 – Subdivision Regulations
§154.210 – Off-Street Parking
Article XIV: Commercial Districts
§154.258: Landscape Requirements
ZONING MAP AMENDMENT
The applicant is seeking approval to rezone a portion of the subject property (11 acres of approximately
63.73 total acres) from RT (Rural Development Transitional) to BP (Business Park). The RT designation
provides landowners with interim use options as they wait for the availability of sewer, and/or until such
time as a landowner requests a zoning change to a new district consistent with the future guided land use.
In this case, the land in question is guided for Business Park both within the current 2030 Comprehensive
Plan and within the draft 2040 Comprehensive Plan. Therefore, staff does find it would be appropriate to
approve the requested rezoning if that is the desire of the landowner. Note that if the rezoning is
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 3
ultimately approved but subsequent applications are denied, the applicant will be consulted as to whether
this change should still occur, or whether the zoning change application will be withdrawn.
PRELIMINARY AND FINAL PLAT
Purpose. The preliminary and final plat portion of this application package assumes the City
approves the requested zoning map amendment to BP. If the rezoning failed, this application fails
due to the inability to meet minimum RT zoning standards. If the rezoning was approved, the
following analysis will apply:
Minimum Lot Size Requirements. The following table outlines how the lot dimension and setback
requirements of the Business Park zoning district are met by the requested lot layout.
Lot Dimension Requirements, Business Park District
Standard Required Proposed
Minimum Lot Area 2 acres 11 acres
Minimum Lot Width 200 feet 670 feet
Minimum Lot Depth - 715feet
Parkland Dedication. The City requires $4500 per acre for commercial subdivisions. The proposed
subdivision will create one new lot of 11 acres. Therefore, it is recommended that a condition of approval
require the applicant to pay $49,500 ($4500 X 11 acres) in park dedication fees for this development
should the plan move forward.
As staff did not identify any ways in which the proposed lot layout would be deficient to minimum
zoning standards, we are recommending the requests can be approved. Note that if the Preliminary and
Final plats are ultimately approved but subsequent applications are denied, the applicant will be consulted
as to whether this application should still move forward, or whether it will be withdrawn.
City Engineer Review.
Stormwater Management
• State and Valley Branch Watershed District permit will be required.
• The site plan is subject to a storm water management plan meeting State, VBWD and City rules
and regulations. No proposed storm water management plan was provided as part of the Plan
submittal.
• The storm water facilities constructed for this development should remain privately owned and
maintained. The applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement.
• Even as privately owned and maintain facilities, maintenance access roads meeting the City
engineering design standards must be provided for all storm water facilities.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 4
• The storm water facility 100‐year HWL must be fully contained within the subject property or
easements must be acquired to protect the 100‐year HWL flood area. The proposed plans show
the 100‐year HWL event discharging off‐site at the southeast corner.
Streets and Transportation
• A traffic study should be required as a condition of approval to determine the timing and extent of
improvements required for the CSAH 15 and Hudson Boulevard intersection realignment and
traffic signal improvements. A financial contribution to CSAH 15/Hudson Boulevard traffic
signal/realignment should be considered. In addition, the study is needed to determine if an
eastbound left turn lane along Hudson Boulevard is also needed at the site access.
• No additional right-of-way dedication is required unless an eastbound turn lane is required as
determined by the traffic study. A 10-foot utility corridor easement for small utilities must be
dedicated ot the City along the north boulevard of Hudson Boulevard.
• Hudson Boulevard must be improved per the City design standards to an urban section on the
north side of the street including a westbound right turn lane to the site, a 4-foot shoulder (curb
section), a 9-foot boulevard, and 10-foot shared use bituminous trail with 2-foot clear zone.
• Municipal Sanitary Sewer
• Because the property is guided in the City’s Comprehensive Plan for 2020-2030 Regional Sewer
Staging Plan and would discharge to the MCES Cottage Grove Ravine Interceptor, provisions for
connecting to the municipal sanitary sewer service must be included with this application. The
site plans/application indicates a new sewer service line connecting to future sanitary sewer but
does not address the extension of sewer to the site.
• The applicant will be responsible to connect to the City sanitary sewer system and extend sanitary
sewer into the property at applicant’s sole cost and must stub sewer to adjacent parcels.
• Sanitary sewer is available along Hudson Boulevard near the MCES Meter Station. The sanitary
sewer trunk size will need to be determined based on the 2040 Comprehensive Plan.
• Sanitary sewer capacity demands including the number of residential equivalency units (RECs)
based on the Met Council SAC determination policty should be provided and account for all land
uses and connections to the sewer system including bus wash wastewater.
• Existing sanitary sewer utility easements along Hudson Boulevard and the new commercial street
corridor must be shown on the plans and plans must be made to avoid encroachments/conflicts
with these easements.
• Any main sewer lines placed within the development will require minimum 30‐foot easements
centered over the pipe (or wider dependent upon the sewer depths) dedicated to the City and in
the form of the
• City’s Utility Easement Agreement.
Municipal Water Supply
• Because the property is located in the MUSA, provisions for connecting to the municipal water
supply must be included.
• The applicant will be responsible for extending municipal water to the property at the applicant’s
cost, and watermain stubs will be required to eastern property limits. Water is available to be
extended to the property from the Hunter’s Crossing development but will require easements
across adjacent properties. The watermain extension to the site will likely be a 12-inch trunk
watermain.
• The applicant shall provide water capacity demands including average day use, peak day use, and
fire suppression demands. All demands should be included, including potable drinking water, bus
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 5
washing operations, etc. in order to evaluate eater improvements needed to support the
development and to determine the water availability charges.
• The proposed site is in the water system’s low pressure zone which has limited capacity until a
new water tower is constructed to serve the area.
• Hydrants will be required to be placed at the direction of the Fire Department, and all fire
hydrants shall be owned and maintained by the City.
Recommended Findings.
1. That the Four Corners preliminary and final plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
2. That the Four Corners preliminary and final plat complies with the minimum lot frontage and
area requirements of the City’s BP – Business Park zoning district.
3. That the Four Corners preliminary and final plat complies with the City’s subdivision ordinance.
4. That the Four Corners preliminary and final plat meets other City zoning ordinances, such as
landscaping, erosion and sediment control, and other ordinances, provided comments outlined in
the City Engineer Review Memo dated May 30, 2018 are met; or as may be amended due to
changes in the site plan or proposed use.
5. That the Four Corners preliminary and final plat is consistent with the City’s engineering
standards provided final plans are updated to address the City Engineer’s comments documented
in a letter dated May 30, 2018; or as may be amended due to changes in the site plan or proposed
use.
6. The land being subdivided is legally described as:
S1/2-SE1/4 EXC WEST 2 RODS EXC TO HWY EXC HWY PARCEL 44 MN DOT R/W PLAT #82-35 SECTION 36
TOWNSHIP 029 RANGE 021
7. That the Four Corners preliminary and final plat will create one new lot of 11 acres to be legally
described as Lot 1, Block 1, Four Corners; and three outlots: A (46.64acres), B (5.01 acres), and C
(1.08 acres).
Recommended Conditions of Approval. Staff recommends the following conditions be attached to any
approval of the Four Corners Preliminary and Final plats:
1) The property shall be rezoned to BP – Business Park.
2) The applicant shall pay a fee in lieu of parkland dedication in the amount of $4500 per acre of the
newly created lot (11 acres X $4500 = $49,500 total) prior to any formal City authorization.
3) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 6
that delineates who is responsible for the design, construction, landscaping, and payment of
the required improvements for the Four Corners Final Plat with financial guarantees
therefore.
4) Final grading, drainage and erosion control, sanitary sewer and stormwater management, street
and utility construction plans shall be submitted, reviewed and approved by the City Engineer,
meeting City Engineering Design Standards, prior to the recording of the Final Plat. All changes
and modifications to the plans requested by the City Engineer in a memorandum dated May 30,
2018 and all subsequent memorandums regarding the plans shall be incorporated into these
documents before they are approved.
5) The applicant must obtain all other necessary City, State, and other governing body permits prior
to the commencement of any construction activity on the parcel including but not limited to
building permits, conditional use permits, etc.
6) Any plans for construction on the newly created parcel must comply with the Lake Elmo Design
Standards Manual and specific general site considerations and development standards for specific
uses within the Business Park District.
7) The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed
District and City rules and regulations. All applicable permits must be obtained. Maintenance
access roads meeting City engineering design standards must be provided for all storm water
facilities.
8) Stormwater facilities shall remain privately owned and maintained. The applicant will be required
to execute a Stormwater Maintenance and Easement Agreement in the City’s standard form of
agreement.
9) A Traffic Impact Study shall be completed and submitted in order to determine timing and extent
of improvements required for the CSAH 15 and Hudson Boulevard intersection realignment and
traffic signal improvements as well as the need for an eastbound left turn lane along Hudson
Boulevard for site access. Additional right-of-way along Hudson Boulevard may be required if the
eastbound left turn lane is required.
10) Hudson Boulevard must be improved per the City design standards to an urban section on the north
side of the street including a west bound right turn lane to the site, a four foot shoulder (curb
reaction), a nine foot boulevard, and a ten foot shared use bituminous trail with two foot clear zone.
11) Provisions for connecting municipal sanitary sewer service and for connecting to the municipal
water supply must be provided on submitted plans. The applicant shall be responsible to extend
and connect to the City sanitary sewer system and municipal water at the applicant’s sole cost and
extend such services to adjacent properties. The applicant shall be required to obtain easements
from adjacent properties in order to extend water. A detailed description of the sanitary sewer and
water capacity demands shall be provided.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 7
12) Hydrants will be required to be placed at the direction of the Fire Department, and all fire
hydrants shall be owned and maintained by the City.
13) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to its execution by City Officials.
ZONING TEXT AMENDMENT
Purpose. The zoning text amendment being requested would allow "bus terminals" as a
conditionally permitted principal use on properties zoned Business Park. If approved, the applicant
would seek a conditional use permit to authorize a permanent bus terminal on the subject property.
What’s currently in the Zoning Code Regarding Bus Terminals?
• Definition of Local Transit 154.012.B.12. The Zoning Code defines bus terminals as local
transit:
o “Local Transit. Establishments primarily engaged in furnishing local and suburban
passenger transportation, including taxicabs, passenger charter services, school
buses, and terminals (including service facilities) for motor vehicle passenger
transportation.”
o Currently, local transit is not an allowed use within any of the zoning districts.
• Parking Standards for Local Transit. The Zoning Code sets forth the following minimum
o “2 spaces per 3 employees on the largest shift, based on maximum planned
employment.”
• Local Transit is currently not an allowed use within any Zoning District as indicated by the
list of Permitted, Conditional, and Interim Uses within the Commercial Zoning Districts.
Intent of Business Park Land Use/Zoning District within the Comprehensive Plan and Zoning Code.
The 2030 Comprehensive Plan states that “the Business Park land use category is intended to encourage
the creation of significant employment centers that accommodate a diverse mix of office and light industrial
uses and jobs. Specific desired attributes of this land use include a diversity of jobs, high development
densities and jobs per acre, high quality site and building architectural design, and increased tax revenues
for the community. Office, office showroom/warehousing, research and development services, light and
high-tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate
for this land use category. Some retail and service uses may be allowed as supporting uses for the primary
office and light industrial uses of the employment center.”
While this proposal does create a significant number of jobs per acre (200 jobs on about 11 acres of
property), the jobs it is creating don’t really fit in to the category of types of jobs this land use category is
intended to have (office and light industrial uses and jobs). Additionally, a bus terminal does not necessarily
fit in to the category of "high quality site and building architectural design." It also does not fit in to any of
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 8
the described uses appropriate for this land category. Finally, it would not add to increased tax revenues for
the community since it would be tax exempt.
The Draft 2040 Comprehensive Plan states that Business Park (BP) areas are to “…provide for a wide
variety of professional businesses such as medical and research facilities, offices, and corporate
headquarters. Uses specifically excluded from existing business park areas include warehousing,
manufacturing, distribution, assembly and truck terminals. Retail sales of goods and services are allowable
uses by conditional use permit provided such uses are goods and services for the employees of the permitted
business use. This category excludes any residential use.”
While truck terminals are not exactly the same as local transit in that truck terminals provide tax base, they
are similar in assumed site layout and traffic, noise, etc. Trucking terminals are currently a conditional use
within the BP – Business Park zoning district and have not been explicitly disallowed per the current
Comprehensive Plan. The draft 2040 Comprehensive Plan will exclude such a use within the Business Park
land use if the plan in its current draft form is ultimately adopted.
The Zoning Code states the following about the BP Business Park/Light Manufacturing District: “The
purpose of the BP District is to provide areas for attractive, high quality business park development
primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which
provide a harmonious transition to residential development and neighborhoods by: 1) Conducting all
business activities and essentially all storage inside buildings; 2) Consisting of high quality and attractive
buildings which blend in with the environment; 3) providing open space, quality landscaping and berming;
4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting
and enhancing the natural environment; and 6) providing users with an attractive working environment
that is unique in the eastern metropolitan area with immediate access to I-94.”
A bus terminal does not necessarily provide a harmonious transition to residential development and
neighborhoods as most business and activities are conducted outside, not inside buildings. While there are
limited peak traffic times, there is a significant amount of traffic at those peak times. There will be only one
building which is existing and will not be remodeled. There is opportunity to provide berming and buffering
on the site should this move forward.
Recommendation. Due to guidance of the current 2030 and draft 2040 Comprehensive Plans as well as
the Zoning Code, staff would not recommend that bus terminals be an allowed use (conditional nor
permitted) within the Business Park Zoning District due to the following findings:
1. That the procedures for requesting a Zoning Text Amendment are found in the Lake
Elmo Zoning Ordinance, Section 154.105.
2. That all the submission requirements of said Section 154.105 have been met by the
Applicant.
3. That the proposed Zoning Text Amendment includes the following components:
a. That local transit be a conditional use within the Business Park zoning district.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 9
4. The Current comprehensive plan calls for Business Park areas to become "significant
employment centers," and bus terminals do not provide significant employment relative to
acreage needed for the use;
5. Business Park areas are to include uses with "high quality site and building architectural
design," and bus terminals will typically include neither quality by the nature of the use;
6. Business Park land is meant to generate increased tax revenues for the City, and public bus
terminals are tax exempt;
7. The use is specifically excluded from Business Park areas in the draft comprehensive plan
anticipated to move forward for approval by the end of 2018;
8. The Zoning Code calls for Business Park areas to provide a harmonious transition between
the City's commercial areas and its residential areas, and a bus terminal with outdoor storage
of busses is antithetical to that goal;
9. The Zoning Code calls for Business Park activities to occur inside of buildings, and bus
terminals by their nature include outdoor use and storage of vehicles;
10. The applicant's request to make bus terminals a conditionally permitted use cannot
overcome all of the listed problems in findings 4 through 10 via conditions (as proposed or
otherwise).
Possible Standards. It should be noted that motor freight and warehousing, which is defined as follows:
“establishments engaged primarily in either the storage or shipment of goods and materials, including
terminal facilities for handling freight, and maintenance facilities in which the trucks (including tractor
trailer units) involved with the operation of the business are stored, parked and serviced. Materials within
a warehouse or terminal facility may be combined, broken down, or aggregated for trans-shipment or
storage purposes where the original material is not chemically or physically changed,” (this includes truck
terminals) are a conditional use currently within the Business Park zoning district. A bus terminal is quite
similar in use to that of a truck terminal, though the definitions in the Zoning Code differentiate the two. It
is also recognized that the development of this property would prompt the extension of City services to this
area. If the Planning Commission disagrees with staff and believes that bus terminals are an appropriate use
within areas guided for Business Park, staff would recommend the City only adopt narrowly tailored
language to preclude bus terminals from certain Business Park areas in order to limit the number of bus
terminals allowed in the City and to minimize impact to adjacent properties. If the Planning Commission
goes this route, staff would suggest the following standards accompany any such change:
1. The use shall be limited to a school district transportation center, owned by a public school
district, serving as a bus terminal for buses and vans which transport passengers to and from
schools or between school programs and community residences.
o This provision would limit “local transit” to bus terminals and not allow, as per definition
from the zoning code, taxicab terminals, passenger charter services, etc.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 10
2. The property on which the use is located must be located within one half mile of property owned
and used by a public school district for an active school or school administration building.
o The property on which the bus terminal is being proposed would be the only parcel on the
east side of the City that is guided for Business Park and that is within one half mile of
such school property.
3. Must be on a property of at least 10 acres in size or more.
o There are parcels on the west side of the city that are zoned Business Park that are in
within one half mile of school district land, but none of those parcels meet a ten acre
minimum and therefore could not qualify for use as a bus terminal.
4. Must be sufficiently screened, as determined by the City, from adjacent properties through
techniques such as berming and landscaping.
o This condition would provide the City with authority to determine the level and location of
screening needed to hopefully ensure an acceptable separation of uses.
5. Accessory uses to bus terminals may include an office and routine maintenance of operable school
buses including but not limited to washing and fueling.
o This condition would ensure the site is used as a hub for a bus operation, but would not
become a major maintenance center for inoperable vehicles in the bus fleet.
CONDITIONAL USE PERMIT
Purpose. The conditional use permit application would seek to utilize the previous text amendment
and allow a "bus terminal" on a portion of the subject property. Failure of the previous
application(s) to be approved will likely preclude approval of this application.
Future planned bus
terminal area
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 11
Existing Conditions. The applicant is planning to re-locate the existing bus terminal on the property that
was previously operating as Rihm Kenworth at 11530 Hudson Boulevard N in Lake Elmo, MN (see below).
Current Interim Use Permit. The property currently operates under an interim use permit which was
granted by Resolution No. 2014-095, which allows a bus/truck terminal. This interim use permit will expire
on December 2, 2019, and may be renewed with approval by Council. It will terminate when any portion
of the property is rezoned or when public sanitary sewer is provided on site. The consent agreement states
that the remaining portion of the property must be used for agricultural purposes and that the interim use
shall terminate upon any redevelopment of the property for a permitted or conditional use. There has been
discussion of the eastern portion of this property developing, being provided sanitary sewer, and no longer
being used for agricultural purposes. Therefore, the applicant does not want to operate under the current
interim use permit.
Current Building. The current building was constructed in the 1990’s and was used for office space by
E&H Earthmovers and also provided bus storage for Stillwater Schools. It was then used by Kenworth
Diesel Trucks for sales, repairs and service of diesel trucks.
Current Bus Terminal Operation. The current bus terminal operates in Oak Park Heights within
Stagecoach in the Old Junker Landfill.
Proposed Operation and Jobs Created. School buses for the Stillwater School District will be parked at
this facility when not in use, and routine maintenance will be performed at this facility, including washing
and fueling. The existing building will be used for office workers (dispatch, payroll, safety manager, etc.);
a home base for drivers to check in and out, training, assignments, and mechanical work (repair and
maintenance on buses). Approximately 200 people would work at the facility, with morning and afternoon
shifts of drivers and attendants. Hours of operation would be from about 6:00 a.m. to 6:00 p.m. during the
weekdays with occasional Saturday use for limited special school district transportation needs. There would
be parking provided for school buses (140 spaces), transportation vans (approximately 20), and employees’
personal vehicles (approximately 200).
Why this Location? The location is adjacent to major traffic corridors and routes within this area of the
City of Lake Elmo. The School District has proposed this location as opposed to a location located adjacent
to lower volume roads so as to create less impact. Peak bus traffic times will be limited to morning hours
(7:00 a.m. to 9:00 a.m.) and afternoon (2:00 p.m. to 4:00 p.m.).
Setback and Impervious Surface Requirements. The following table outlines how the proposed use
adheres to the setback and impervious surface requirements of the Business Park Zoning District. All of the
proposed requirements are met. The property to the north is guided for Business Park in both the current
(2030) and proposed (2040) Comprehensive Plan Land Use Plan, and so the required setback from
residential zones does not apply.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 12
Setback Requirements, Business Park District
Standard Required Proposed
Maximum Height 50 feet Less than 50 feet
Maximum Impervious Coverage 75% 57%
Front Yard Setback – Building 50 feet 120 feet from existing right-of-way
line
Interior Side Yard Setback – Building 30 feet 120 feet from west side and 470
feet from east side
Corner Side Yard Setback – Building 30 feet N/A
Rear Yard Setback - Building 30 feet Approximately 445 feet
Residential Zones – Building 150 feet Approximately 445 feet
Front Yard – Parking 30 feet Approximately 60 feet from
existing right-of-way line
Interior Side Yard – Parking 15 feet Approximately 45 feet from west
side and approximately 130 feet
from east side
Corner Side Yard – Parking 30 feet N/A
Rear Yard - Parking 15 feet Approximately 32 feet
Minimum Building Floor Size 5,000 square feet 15,498 square feet
General Site Design Considerations, Commercial Districts. The following outlines how the proposed
development adheres to the City’s General Site Design considerations for the Business Park zoning district.
Circulation.
o Internal connections when feasible. The parcel to the west has an existing access owned by the
parcel to the northwest, so it does not make sense to require this. Additionally, a bus garage would
not need to access an adjacent development.
o Curb cuts minimized. The proposed development will use an existing curb cut.
Fencing and Screening. There is a proposed chain link fence, which will be consistent with what is
currently on the property, enclosing the eastern portion of the parking lot.
Lighting Design. It is a recommended condition of approval that the applicant submit a photometric
plan that meets the requirements of Sections 150.035-150.038 of the City Code.
Exterior Storage. Exterior materials storage must be screened from view from adjacent public streets
and adjacent residential properties. It is a recommended condition of approval that the applicant
provide sufficient berming and screening of the parking lot and that the fueling area and above ground
storage tank also be sufficiently screened from adjacent properties and the public right-of-way.
Planning Commission Meeting 6/4/2018 Business Item #4b
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Parking Lot Requirements
Surface and Drainage. It is required that in commercial districts, all areas intended to be utilized for
parking spaces for five or more vehicles be paved with a durable surface including, but not limited to,
hot asphalt, bituminous, or concrete. Additionally, industrial districts are required to be surfaced with
materials suitable to control dust and drainage. The applicant has indicated that the existing paved and
gravel parking area would remain and that the site would be expanded to provide additional gravel
surfaced parking for school buses and employee cars. It is a recommended condition of approval that
the parking area be paved as required by the Zoning Code.
Marking of Parking Spaces. Parking areas containing five or more spaces are required to be marked
with painted lines at least four inches wide. This is a recommended condition of approval.
Curbing. Open off-street parking areas designed to have head-in parking along the property line shall
provide a bumper curb or barrier of normal height. This is a recommended condition of approval.
Accessible Parking. The proposed number of parking spaces is 365, of these, 199 are proposed to be
car stalls. The Americans with Disabilities Act (ADA) requires six accessible stalls with one van
accessible stall with six accessible stalls. The proposed number of ADA stalls is six, though there does
not appear to be a van accessible stall provided.
Landscape Plans. The applicant has submitted landscape plans which include 62 Norway Spruces and 61
Colorado Blue Spruce. The existing berms would also remain. Some cursory comments on the landscape
plan include the following:
There is proposed 670 feet of street frontage on the property, requiring at least 14 trees be planted
along Hudson Boulevard. There are no trees proposed to be planted along Hudson Boulevard. This
requirement is not met.
The applicant has not submitted a Tree Preservation Plan, as is required. It is a recommended condition
of approval that this also be submitted and approved by the Landscape Architect.
It is not known whether or not the requirement that a minimum of five trees be planted for every one
acre of land developed or disturbed is met, as the applicant has not submitted a Tree Preservation Plan
as indicated above.
Parking Lot Screening Standards
Interior Parking Lot Landscaping. It is not known whether or not the parking lot meets the interior
parking lot landscaping requirements, as the applicant has not indicated what percentage of interior
parking lot area is devoted to landscaping planting areas. At least 5% of the parking lot will need to
be devoted to islands or corner planting beds and include shade trees in accordance with the table
below. Provided the parking lot contains 365 spaces as currently proposed, a minimum of 25 trees will
be required within these interior landscaped areas.
Planning Commission Meeting 6/4/2018 Business Item #4b
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Number of Parking Spaces Minimum Required Tree Planting
0-30 None required
31-100 1 tree per 10 spaces or fraction thereof
101+ 1 tree per 15 spaces or fraction thereof
Perimeter Parking Lot Landscaping.
o Frontage Strip. A well-over 8-foot wide frontage strip is provided between parking areas and
public street as required for parking lots with over 100 spaces. There is a berm that is already
located along Hudson Blvd which screens the parking lot.
Screening. Screening is required to provide visual and noise separation of intensive uses from less
intensive uses. The property to the west is used as exterior storage, and it is unknown what the property
to the east will be used as. It is recommended that the screening be provided from the property to the
west and east that consists of either a masonry wall or fence in combination with landscape material
that forms a screen at least six feet in height and at least 90% opaque on a year-round basis and include
at least one deciduous or coniferous tree per 40 linear feet along the property line.
Lake Elmo Design Guidelines and Standards. The property is located within the I-94 district, and
therefore must adhere to the Lake Elmo Design Guidelines and Standards. As previously indicated, the
applicant has proposed to use the existing building. The building generally adheres to Lake Elmo Design
Guidelines and standards in that the building does not have a blank façade, the window and door styles
reflect the prevailing architecture style of the structure, there is variety in building façade through a change
in materials, high quality and durable materials are used in street facing facades, and the building is
constructed of pre-cast concrete.
Storage Tank. There is a provision in the Zoning Code that requires that the Council permit uses associated
with the bulk storage of over 2,000 gallons of gasoline after finding that fire, explosion, or water or soil
contamination hazards are not present that would be detrimental to the public health, safety, and general
welfare and that the Zoning Administrator require the development of diking around the tanks, suitably
sealed to hold a leakage capacity equal to 115% of the tank capacity. The proposed fueling area contains
an above ground storage tank that will store 8,000 gallons of gasoline. Staff has contacted the Minnesota
Pollution Control Agency (MPCA), and the only requirement they have is for their Aboveground Storage
Tank (AST) Program is that the applicant fill out an AST Notification of Installation or Change in Status
Form informing the MPCA of when the tank has been “closed” from the former location and when it has
been moved to the new location. It is a recommended condition of approval that the applicant fill out this
form both times (when removing it from the former location and when installing it in the new location) as
required by the MPCA.
Bus Washing. The applicant has indicated on the application that the property use will include washing
buses. The applicant has indicated that the buses will be washed at the facility’s wash bay and that waste
water from the wash bay will run in to an oil separator with all of the shop drains, which will go in to a
holding tank, which is then disposed of by a sewer transport service. The oil separator is then emptied and
maintained by a licensed transporter. The applicant indicates that once the septic system is converted to the
Planning Commission Meeting 6/4/2018 Business Item #4b
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municipal sewer system that the wastewater will go directly to the treatment plant after passing through the
oil separator, and the oil separator will be emptied and maintained by a licensed transporter. The disposal
of this water is addressed in the engineering comments.
City Engineer Review. This can be referenced in the Preliminary and Final Plat section of this report.
Fire Chief and Building Official Review. The biggest concern that was provided from the Fire Chief and
Building Official is that the building is sprinklered yet not hooked up to City water. It is a recommended
condition of approval that the property be serviced by City sewer and water prior to the operation of the
bus terminal.
Recommendation. Due to recommended denial of the zoning text amendment request due to its
inconsistency with the Comprehensive Plan and recommended findings outlined below, which are required
for a conditional use permit, staff would recommend that the Planning Commission recommend denial of
the requested conditional use permit to operate a school district transportation center at a portion of the
property located at 11530 Hudson Blvd N based on the following:
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. With over 200 employees
and a use that requires both employee trips in and out of the facility each day as well as
two bus trips in and out of the facility each day, the use will generate a significant amount
of traffic. It is a recommended condition of approval that the applicant obtain any
necessary permits or approvals from the MPCA for the above-ground storage tank and bus
washing.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park. While the proposal does create a significant number
of jobs per acre, the parcel will be tax exempt, as it will be owned by the school district. It
also does not fit in to the described uses appropriate for this land category. Finally, it does
not propose high quality site and building architectural design.
3. The use or development is compatible with the existing neighborhood. The use is compatible
with the existing neighborhood, as the existing use is a truck terminal, which is similar in
use and design to a bus terminal. The surrounding parcels are mostly vacant and
undeveloped. However, the surrounding area is planned for uses such as offices,
showroom/warehousing, research and development, manufacturing and assembly, and
medical laboratories, which are not compatible uses with a bus terminal.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with the proposed development standards as
recommended in the requested Zoning Text Amendment, but these have not yet been
approved. It does not comply with many parking lot, screening, and landscape standards,
which have been required as a recommended condition of approval.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 16
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). The property is located
outside the 0.2% annual chance floodplain.
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. While the proposed project is a
redevelopment/repurposing of an existing site and will not significantly change the existing
character of the area, there are no proposed improvements to the building. Operations are
not within a building and so would not meet the intended character of the neighborhood.
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 development will be fenced and
landscaped to help screen the use from neighboring properties. However, the proposed use
will create a significant amount of traffic, at least at certain times of the day.
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 property is within the Metropolitan Urban Service Area (MUSA) and therefore should
be required to be provided by city sewer and water. Currently, the property is not provided
with City sewer and water, and there are plans to connect. It is a recommended condition
of approval that the property be connected to City sewer and water. Additionally, a traffic
study should be required to determine timing and extent of improvements required for
CSAH 15/Hudson Blvd traffic signal/realignment as well as to determine if an eastbound
left turn lane along Hudson Blvd is also needed at the site access. The applicant has not
submitted a stormwater management plan and will be required to do so, meeting all City,
State, and Valley Branch Watershed District requirements.
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 pay sewer and water service charges and will facilitate in bringing
sewer east of the parcel.
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. The
proposed use will generate a significant number of trips per day, though this will be limited
to certain times of the day. Minimal noise is expected to come from the site, except during
heavy traffic times at specific times within the morning or afternoon.
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 17
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be
created from the significant number of trips to the site that would be needed, though a
traffic study would be required to determine the exact impact.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Recommendation Findings for Approval. If the Planning Commission wishes to recommend approval,
the following findings and conditions of approval are recommended:
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. Bus traffic is
not expected to be detrimental or dangerous, as trips and traffic will be limited to
certain times of the day. It is a recommended condition of approval that there be
significant berming to provide a sufficient screening of the parking lot.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park, in which local transit, which meets certain
standards, is a conditional use. The use also provides a significant number of jobs per
acre.
3. The use or development is compatible with the existing neighborhood. The use is
compatible with the existing neighborhood, as the existing use is a truck terminal,
which is similar in use and design to a bus terminal. The surrounding parcels are
mostly vacant and undeveloped.
4. The proposed use meets all specific development standards for such use listed in Article 7
of this Chapter. The proposal complies with the proposed development standards as
recommended in the requested Zoning Text Amendment, although it does not comply
with many parking lot, screening, and landscape standards, which have been required
as a recommended condition of approval.
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). The
property is located outside the 0.2% annual chance floodplain.
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. While the proposed project is a
redevelopment/repurposing of an existing site and will not change the existing
character of the area, there are no proposed improvements to the building. Operations
are not within a building and so would not meet the intended character of the
neighborhood.
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 development will be
fenced and landscaped to help screen the use from neighboring properties. However,
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 18
the proposed use will create a significant amount of traffic, at least at some times of the
day.
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 property is within the Metropolitan Urban Service Area (MUSA) and
therefore should be required to be provided by city sewer and water. Currently, the
property is not provided with City sewer and water, and there are plans to connect. It is
a recommended condition of approval that the property be connected to City sewer and
water. Additionally, a traffic study should be required to determine timing and extent of
improvements required for CSAH 15/Hudson Blvd traffic signal/realignment as well as
to determine if an eastbound left turn lane along Hudson Blvd is also needed at the site
access. The applicant has not submitted a stormwater management plan and will be
required to do so, meeting all City, State, and Valley Branch Watershed District
requirements.
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. While the proposal will pay sewer and water service charges, benefiting the
community, the use will not pay property taxes.
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.
The proposed use will generate a significant number of trips per day, though this will
be limited to certain times of the day. Minimal noise is expected to come from the site,
except during heavy traffic times at specific times within the morning or afternoon.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be
created from the significant number of trips to the site that would be needed, though a
traffic study would be required to determine the exact impact.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Recommended Conditions of Approval. If the Planning Commission wishes to recommend approval,
staff recommends the following conditions:
1) The Zoning Text Amendment to allow local transit (school district transportation center) within the
Business Park Zoning District must be approved.
2) No construction or use of the bus terminal (unless in accordance with the Interim Use Permit
approved by the City by Resolution 2014-095) may commence until all items as outlined in the
City Engineer review memo regarding the Four Corners Preliminary & Final Plat (Stillwater
Transportation Center) dated May 30, 2018 and all other subsequent construction plan memos
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 19
regarding the Stillwater Transportation Center have been addressed and the Four Corners 1st
Addition Final Plat has been recorded.
3) The applicant must obtain all other necessary City, State, and other governing body permits prior
to the commencement of any construction activity on the parcel including but not limited to an
approved stormwater management plan, utility plans, grading plan, street construction plans (if
required), parking lot permit, building permits, etc.
4) The Applicant shall submit a photometric plan, and all lighting must meet requirements of
Sections 150.035-150.038 of the City Code.
5) The above ground storage tank shall require development of diking around the tank, suitably
sealed to hold a leakage capacity equal to 115% of the tank capacity. The applicant shall
demonstrate that fire, explosion, or water or soil contamination hazards are not present that would
be detrimental to the public health, safety, and general welfare. The applicant shall also fill out an
Aboveground Storage Tank Notification of Installation or Change in Status Form as required by
the Minnesota Pollution Control Agency (MPCA).
6) The Applicant shall submit an updated Landscape Plan and Tree Preservation Plan which
includes sufficient berming and screening and addresses the comments in this report to be
reviewed and approved by the City’s Landscape Architect.
7) Parking areas shall be paved with a durable surface including, but not limited to, hot asphalt,
bituminous or concrete; spaces shall be marked with painted lines at least four inches wide;
required interior and exterior parking lot screening is required; a bumper curb or barrier of normal
bumper height shall be provided; and must provide an adequate number of Americans with
Disabilities Act (ADA) accessible stalls.
8) A sign permit shall be obtained prior to erection of any sign on the property.
9) The property shall be connected to City sewer and water prior to operation of the bus terminal.
10) A Traffic Impact Study is required to determine timing and extent of improvements required for
the CSAH 15 and Hudson Boulevard intersection realignment and traffic signal improvements as
well as to determine if an eastbound left turn lane along Hudson Boulevard is also needed at the
site access.
11) The applicant shall be required to include a description of the sanitary sewer capacity demands
including the number of residential equivalency units (REC) based on the Metropolitan Council
Sewer Availability Charge (SAC) determination policy as well as a description of the water
capacity demands including average day use, peak day use, and fire suppression demands.
Demands must account for all planned uses and connections to the sewer system including bus
wash wastewater as well as include potable drinking water, bus washing operations, etc.
12) Applicant shall be responsible to place hydrants throughout the property at the direction of the
Fire Department. All fire hydrants shall be owned and maintained by the City.
FISCAL IMPACT:
If approved and recommended conditions of approval are adopted, the applicant will be required to pay
sewer and water availability charges and will be responsible at its sole cost for bringing sewer and water to
the property and extending it to adjacent properties. Maintenance of streets, trails, sanitary sewer mains,
and other public infrastructure should be considered. The City will collect Sewer Accessibility Charges
and Water Accessibility Charges, building permit fees, and property taxes
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 20
OPTIONS:
The Commission may:
• Recommend that Council deny the request to allow local transit as a conditional use within the
Business Park zoning district and for a conditional use permit to operate a school district
transportation center on a portion of the property located at 11530 Hudson Blvd N and recommend
that Council approve the requests for a Four Corners preliminary and final plat to subdivide the
property located at 11530 Hudson Blvd N and for a zoning map amendment to rezone a portion of
the property located at 11530 Hudson Blvd N with staff-recommended conditions of approval.
• Recommend that Council deny the request to allow local transit as a conditional use within the
Business Park zoning district and for a conditional use permit to operate a school district
transportation center on a portion of the property located at 11530 Hudson Blvd N and recommend
that Council approve the requests for a Four Corners preliminary and final plat to subdivide the
property located at 11530 Hudson Blvd N and for a zoning map amendment to rezone a portion of
the property located at 11530 Hudson Blvd N with amended conditions of approval.
• Recommend that Council deny all requests with findings to support denial for the Four Corners
preliminary and final plat and zoning map amendment.
• Recommend that Council approve all requests with staff-drafted conditions of approval.
• Amend any recommended conditions of approval and recommend approval of all requests with
amended conditions of approval.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the Four Corners preliminary and final plat and
zoning map amendment request but deny the zoning text amendment and conditional use permit request
based on the findings and conditions listed in this report:
“Move to recommend approval of the request from Terry Emerson for the Four Corners preliminary
and final plat to subdivide the property located at 11530 Hudson Blvd N in to Lot 1, Block 1, Four
Corners, along with three separate outlots.”
“Move to recommend approval of the request from Stillwater Area Public Schools for a Zoning Map
Amendment to rezone Lot 1, Block 1, Four Corners from Rural Development Transitional to Business
Park.”
“Move to recommend denial of the request from Stillwater Area Public Schools for a Zoning Text
Amendment to allow local transit as a conditional use within the Business Park zoning district.”
“Move to recommend denial of the request from Stillwater Area Public Schools for a Conditional Use
Permit to allow a school district transportation center at the property located at Lot 1, Block 1, Four
Corners.”
If the Planning Commission wishes to recommend approval of the Zoning Text amendment and
Conditional Use Permit, the motions regarding those requests can be made as follows:
Planning Commission Meeting 6/4/2018 Business Item #4b
Page 21
“Move to recommend approval of the request from Stillwater Area Public Schools for a Zoning Text
Amendment to allow local transit as a conditional use within the Business Park zoning district.”
“Move to recommend approval of the request from Stillwater Area Public Schools for a Conditional
Use Permit to allow a school district transportation center at the property located at Lot 1, Block 1,
Four Corners with the conditions as recommended by Staff/with the amended conditions of approval.”
ATTACHMENTS:
• Applications for Zoning Text Amendment, Zoning Map Amendment, Conditional Use Permit
and Four Corners preliminary and final plat and Narratives.
• Preliminary and Final Plat
• Bus Terminal Plans
• Ord. 08-
City of Lake Elmo
Narrative for Zoning Map Amendment
April 30, 2018
The property being considered for re-development is currently being used for after-market parts and
equipment sales, along with service of Kenworth Diesel Trucks. The proposed use for a School District
Transportation Center. School buses for the District would be parked at this facility when not in use,
along with performing routine maintenance of the buses at this location. As part of the servicing and
maintenance of the buses, it is also planned to wash and fuel buses at this facility.
Approximately 200 people would work at this facility, with morning and afternoon shifts of drivers and
attendants, along with the vehicle maintenance and administrative staff This proposed use would be
similar to the existing use of the property, in providing routine service of vehicles. Parking for the school
buses (total of 140) transportation vans (about 20) and personal vehicles of the employees (about 200)
would be provided on-site.
This location is adjacent to major traffic corridors and routes within this area of the City of Lake Elmo
and this would have less of an impact on traffic flow than would occur on lower volume roads or those
through residential areas.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
City of Lake Elmo
Narrative for Zoning Text Amendment
April 30, 2018
The property being considered for re-development is currently being used for after-market parts and
equipment sales, along with service of Kenworth Diesel Trucks. The proposed use is for local school
buses to be parked along with routine maintenance at this location. This proposed use (local transit) is
currently not listed in the zoning code as a permitted use in the Business Park Zoning District, but would
be similar to the existing use of the property. In addition, this location is adjacent to major traffic
corridors and routes, and this would limit bus traffic on lower volume roads and through residential
areas.
This proposed use would not be detrimental to the other permitted uses in the Business Park District.
This use would be consistent with the City of Lake Elmo Comprehensive Plan for the Business Park
District in providing a diverse mixed use, with a high density of jobs at this location. This facility will
employee about 200 people, including the various shifts, positions and administrative staff.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
City of Lake Elmo
Narrative for Conditional Use Permit
Stillwater Area Public Schools
April 30, 2018
Contact Information:
Stillwater Area Public Schools – Kristen Hoheisel – 651-351-8321, Email: hoheiselk@stilwaterschools.org
Property Owner: Terry Emerson – 651-845-3373, Email: tse03@comcast.net
Engineer: Greg Buchal - Larson Engineering 651-255-0328, Email: gbuchal@larsonengr.com
Surveyor: Tim Freeman – FFE Surveying 651-439-8833, Email: freeman@ffe-inc.com
Property Address: 11530 Hudson Blvd. North, Lake Elmo, MN 55042
Current Zoning: Business Park
Parcel Size: 11 acres (approximately 479,160 sq. ft.)
PID Number: 36 029 21 43 0001
Current building was constructed in the 1990’s and was used for office space by E& H Earthmovers and
also provided bus storage for Stillwater Schools. The building was then used by Kenworth Diesel Trucks
for sales, repairs and service of diesel trucks, and is currently being considered for bus parking and
maintenance by Stillwater Schools again.
The proposed use is for a School District Transportation Center. The existing building, paved and gravel
parking area, along with the existing landscaped berms would remain as they are and the site would be
expanded to provide additional gravel surfaced parking for school buses and employee cars. School
buses for the District would be parked at this facility when not in use, along with performing routine
maintenance of the buses at this location. As part of the servicing and maintenance of the buses, it is
also planned to wash and fuel buses at this facility.
Approximately 200 people would work at this facility, with morning and afternoon shifts of drivers and
attendants, along with the vehicle maintenance and administrative staff. Hours of operation would be
from about 6:00am to about 6:00pm during the weekdays with occasional Saturday use for limited
special school district transportation needs. This proposed use would be similar to the existing use of
the property, in providing routine service of vehicles. Parking for the school buses (total of 140)
transportation vans (about 20) and personal vehicles of the employees (about 200) would be provided
on-site.
This location is adjacent to major traffic corridors and routes within this area of the City of Lake Elmo
and this would have less of an impact on traffic flow than would occur on lower volume roads or those
through residential areas. Being located along the Highway 94 corridor, the bus traffic would have a
minimal impact on the already higher volumes of traffic in this area. In addition, the peak bus traffic
times will be limited to the morning hours, from about 7:00am to 9:00am to get student to school, and
from about 2:00pm to 4:00pm to get students back home from school.
This proposed use would not be detrimental to the other permitted uses in the Business Park District.
This use would be consistent with the City of Lake Elmo Comprehensive Plan for the Business Park
District in providing a diverse mixed use, with a high density of jobs at this location. This facility will
employee about 200 people, including the various shifts, positions and administrative staff.
Water and sanitary sewer infrastructure are also proposed to this area of the City as part of the adjacent
re-development and re-alignment of Hudson Boulevard, eliminating the need for septic systems for
treatment of wastewater from this facility. As the water for the facility is switched from the well to
municipal water, the existing well would be abandoned in accordance with Minnesota Health
Department requirements.
PAGE 1 of 3
MEMORANDUM
Date: May 30, 2018
To: Emily Becker, Planner Director Re: Four Corners Preliminary & Final Plat
(Stillwater Transportation Center)
Cc: Chad Isakson, Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Four Corners Preliminary and Final Plat including the Stillwater
Transportation Center. Preliminary Plat/Final Plat and Site Plans were received on May 16, 2018. The submittal
consisted of the following documentation:
Four Corners Preliminary Plat, dated May 4, 2‐18, prepared by Folz Freeman Surveying LLC.
Four Corners Final Plat, not dated, prepared by Folz Freeman Surveying LLC.
Stillwater Bus Facility Site Plans, dated April 30, 2018, prepared by Larson Engineering Inc.
Project Narratives, dated April 30, 2018.
Engineering has the following review comments:
STORMWATER MANAGEMENT
A State and Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a
storm water management plan meeting State, VBWD and City rules and regulations. No proposed storm
water management plan was provided as part of the Plan submittal.
A storm water management plan must be submitted detailing the stormwater management calculations
to support any proposed improvements to meet agency requirements including the HydroCAD model in
electronic format. The Management plan must include a summary report describing the overall
stormwater management plan and performance criteria for all required storm events.
Storm water facilities proposed for meeting State and VBWD permitting requirements must be designed
and constructed in accordance with the City Engineering Design Standards Manual available on the City
website, dated March 2017.
The storm water facilities constructed for this development should remain privately owned and
maintained. The applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement.
Even as privately owned and maintain facilities, maintenance access roads meeting the City engineering
design standards must be provided for all storm water facilities.
The storm water facility 100‐year HWL must be fully contained within the subject property or easements
must be acquired to protect the 100‐year HWL flood area. The proposed plans show the 100‐year HWL
event discharging off‐site at the southeast corner.
City design standards, details and plan notes must be used for erosion control.
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 3
STREETS AND TRANSPORTATION
Hudson Boulevard Right‐of‐Way/Easement Dedication. No additional right‐of‐way dedication is required
unless an eastbound left turn lane is required (see below). However, a 10‐foot utility corridor easement
for small utilities must be dedicated to the City along the north boulevard of Hudson Blvd.
Site Access. The site plans propose the continued use of the existing commercial driveway with dedicated
right and left turn lanes leaving the site.
Hudson Boulevard Improvements. As part of the development, Hudson Boulevard must be improved per
the City design standards to an urban section on the north side of the street including a west bound right
t u r n l a n e t o t h e s i t e , a 4 ‐ f o o t s h o u l d e r ( c u r b r e a c t i o n ) , a 9 ‐ foot boulevard, and 10‐foot shared use
bituminous trail with 2‐foot clear zone (see attached typical section and preliminary layout).
Traffic Impact Study. A traffic impact study should be completed and submitted as part of the preliminary
plat application to determine the timing and extent of improvements required for the CSAH 15 and
Hudson Boulevard intersection realignment and traffic signal improvements. A financial contribution to
CSAH 15/Hudson Blvd traffic signal/realignment should be considered. In addition, the study is needed to
determine if an eastbound left turn land along Hudson Boulevard is also needed at the Site access.
MUNICIPAL SANITARY SEWER
The proposed site is guided in the City’s Comprehensive Plan for 2020‐2030 Regional Sewer Staging Plan
and would discharge to the MCES Cottage Grove Ravine Interceptor. Therefore, provisions for connecting
to the municipal sanitary sewer service must be included with this application. The site plans/application
indicates a new sewer service line connecting to future sanitary sewer but does not address the extension
of sanitary sewer to the site.
The applicant will be responsible to connect to the City sanitary sewer system and extend sanitary sewer
into the property at applicant’s sole cost. In addition, the applicant will be required to stub sanitary sewer
mains to adjacent properties so that these parcels maintain sewer access. Sanitary sewer is available
along Hudson Blvd near the MCES Meter Station. The sanitary sewer trunk size will need to be determined
based on the 2040 Comprehensive Plan.
The application should include a description of the sanitary sewer capacity demands including the number
of residential equivalent units (REC) based on the Met Council SAC determination policy. Demands must
account for all planned uses and connections to the sewer system including bus wash wastewater. This
information is required for staff evaluation of the sewer system improvements needed to support the
development and to determine the applicable sewer availability charges.
Existing Utility Easements. The existing sanitary sewer utility easements along Hudson Boulevard and the
new commercial street corridor must be shown with the preliminary plan submittal and plan revisions
must be made to avoid encroachments/conflicts with these easements.
Any main sewer lines placed within the development will require minimum 30‐foot easements centered
over the pipe (or wider dependent upon the sewer depths) dedicated to the City and in the form of the
City’s Utility Easement Agreement.
MUNICIPAL WATER SUPPLY
The proposed facility resides within the Planned MUSA, therefore provisions for connecting to the
municipal water supply must be included with this application. The site plans/application indicate a new
water service line connecting to future water but does not address the extension of the municipal water
supply to the site.
The applicant will be responsible to extend municipal water to the property at the applicant’s cost.
Watermain stubs will be required to eastern property limits. Water is available to be extended to the
property from the Hunter’s Crossing development but will require easements across adjacent properties.
The watermain extension to the site will likely be a 12‐inch trunk watermain.
The application should include a description of the water capacity demands including average day use,
peak day use, and fire suppression demands. All demand should be provided including potable drinking
PAGE 3 of 3
water, bus washing operations, etc. This information is required for staff evaluation of the water
improvements needed to support the development and to determine the water availability charges.
The proposed site is in the water system’s low‐pressure zone which has limited capacity until a new water
tower is constructed to serve the area.
The applicant will be responsible to place hydrants throughout the property at the direction of the Fire
Department. All fire hydrants shall be owned and maintained by the City.
Any watermain lines and hydrants placed within the development will require minimum 30‐foot
easements centered over the pipe. Easements must be dedicated to the City and be provided in the City’s
standard form of easement agreement.
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL TITLE SHEET TSurveyor:Tim Freeman, P.L.S.FFE Surveying LLC 12445 55th Street North Lake Elmo, MN 55042 Tel: 651.439.8833 Fax: 651.430.9331
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL 0NORTH 20 40 80REMOVE AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT SECTION REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENT SECTION REMOVE AND DISPOSE OF EXISTING GRAVEL SECTIONSYMBOL LEGEND REMOVE AND DISPOSE OF EXISTING CONCRETE CURB AND GUTTER.REMOVE AND DISPOSE OF EXISTING CHAIN LINK FENCE FABRIC,POSTS, AND FOOTINGS.REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENT SECTION.SAWCUT, REMOVE, AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT SECTION.REMOVE AND DISPOSE OF EXISTING STORM SEWER.1 2 DEMOLITION PLAN C1KEY NOTES DEMOLITION NOTES 1.Verify all existing utility locations.2.It is the responsibility of the Contractor to perform or coordinate all necessary utility demolitions and relocations from existing utility locations to all onsite amenities and buildings. These connections include, but are not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc.3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate utilities throughout the area under construction. The Contractor shall retain the services of a private utility locator to locate the private utilities.4.Sawcut along edges of pavements, sidewalks, and curbs to remain.5.All construction shall be performed in accordance with state and local standard specifications for construction.3 4 5 LOT SIZE Total Lot Size: 478,997 s.f. = 11.00 Acres Breakdown:Existing Building: 15,498 s.f. = 3.23%Existing Gravel: 91,861 s.f. = 19.18%Existing Pavement: 9,022 s.f. = 1.88%Existing Open Space: 362,616 s.f. = 75.71%
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL 0NORTH 20 40 80NEW 6" BITUMINOUS PAVEMENT OVER NEW 8" CRUSHED AGGREGATE BASE OVER 24" GRANULAR BACKFILL SEE DETAIL 1/C5 NEW 6" CONCRETE PAVEMENT OVER NEW 6" CRUSHED AGGREGATE BASE SEE DETAIL 3/C5 NEW 10" AGGREGATE OVER NEW 24" GRANULAR BACKFILL SEE DETAIL 2/C5SYMBOL LEGEND WHERE APPLICABLE, DIMENSIONS ARE FROM BACK OF CURB TO BACK OF CURB OR BACK OF CURB TO END OF STALL LINE.PAVING AND DIMENSION PLAN C2ADA STALLS = 6 CAR STALLS = 199 VAN STALLS = 20 SHORT BUS STALLS = 40 LARGE BUS STALLS = 100PARKING STALL COUNT LOT SIZE Total Lot Size: 478,997 s.f. = 11.00 Acres Breakdown:Proposed Building: 15,498 s.f. = 3.23%Proposed Gravel: 245,791 s.f. = 51.31%Proposed Pavement: 12,588 s.f. = 2.63%Proposed Open Space: 205,120 s.f. = 42.83%
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL 0NORTH 20 40 80GRADING AND EROSION CONTROL PLAN C3PROPOSED CONTOURS -MAJOR INTERVAL GRADE BREAK LINEPROPOSED CONTOURS -MINOR INTERVAL 949950950EXISTING CONTOURS 2.0%950.00 TC 949.50 GLGRADE SLOPE SPOT ABBREVIATIONS:TC - TOP OF CURB GL - GUTTER LINE B - BITUMUNOUS C - CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL BW - BOTTOM OF WALL (F/G)(*) - EXISTING TO BE VERIFIEDSILT FENCE RIP-RAP INLET PROTECTION CONCRETE WASHOUT STATIONLEGEND
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a
l
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t
h
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v
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t
el
e
v
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t
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o
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t
h
e
w
e
t
l
a
n
d
o
r
w
a
t
e
r
b
o
d
y
.
13
.
Al
l
s
t
o
r
m
s
e
w
e
r
c
a
t
c
h
b
a
s
i
n
s
n
o
t
n
e
e
d
e
d
f
o
r
s
i
t
e
d
r
a
i
n
a
g
e
d
u
r
i
n
g
c
o
n
s
t
r
u
c
t
i
o
n
s
h
a
l
l
b
e
co
v
e
r
e
d
t
o
p
r
e
v
e
n
t
r
u
n
o
f
f
f
r
o
m
e
n
t
e
r
i
n
g
t
h
e
s
t
o
r
m
s
e
w
e
r
s
y
s
t
e
m
.
C
a
t
c
h
b
a
s
i
n
s
ne
c
e
s
s
a
r
y
f
o
r
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t
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d
r
a
i
n
a
g
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d
u
r
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n
g
c
o
n
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t
r
u
c
t
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o
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a
l
l
b
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p
r
o
v
i
d
e
d
w
i
t
h
i
n
l
e
t
p
r
o
t
e
c
t
i
o
n
.
14
.
In
a
r
e
a
s
w
h
e
r
e
c
o
n
c
e
n
t
r
a
t
e
d
f
l
o
w
s
o
c
c
u
r
(
s
u
c
h
a
s
s
w
a
l
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s
a
n
d
a
r
e
a
s
i
n
f
r
o
n
t
o
f
s
t
o
r
m
ca
t
c
h
b
a
s
i
n
s
a
n
d
i
n
t
a
k
e
s
)
t
h
e
e
r
o
s
i
o
n
c
o
n
t
r
o
l
f
a
c
i
l
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s
h
a
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b
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k
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b
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d
f
l
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w
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.
15
.
In
s
p
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t
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h
e
c
o
n
s
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r
u
c
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i
o
n
s
i
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n
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v
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d
a
y
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d
u
r
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n
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a
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v
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c
o
n
s
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n
a
n
d
wi
t
h
i
n
2
4
h
o
u
r
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f
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a
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5
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2
4
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o
u
r
s
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l
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s
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P
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.
16
.
Al
l
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i
l
t
f
e
n
c
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s
m
u
s
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b
e
r
e
p
a
i
r
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d
,
r
e
p
l
a
c
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d
,
o
r
s
u
p
p
l
e
m
e
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t
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d
w
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y
b
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o
m
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no
n
f
u
n
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t
i
o
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a
l
o
r
t
h
e
s
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d
i
m
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n
t
r
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a
c
h
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s
1
/
3
o
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.
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h
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.
17
.
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s
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d
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m
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p
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f
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m
p
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.
18
.
Al
l
s
o
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t
r
a
c
k
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d
o
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t
o
p
a
v
e
m
e
n
t
s
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a
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l
b
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e
m
o
v
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d
d
a
i
l
y
.
19
.
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l
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n
f
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r
a
t
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o
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m
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s
t
b
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n
s
p
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c
t
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t
o
e
n
s
u
r
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h
a
t
n
o
s
e
d
i
m
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n
t
f
r
o
m
o
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g
o
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n
g
co
n
s
t
r
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t
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a
c
t
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t
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s
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l
t
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a
r
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r
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p
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fr
o
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c
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d
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a
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.
20
.
Te
m
p
o
r
a
r
y
s
o
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l
s
t
o
c
k
p
i
l
e
s
m
u
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h
a
v
e
s
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l
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f
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e
o
r
o
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h
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r
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f
f
e
c
t
i
v
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s
e
d
i
m
e
n
t
c
o
n
t
r
o
l
s
,
an
d
c
a
n
n
o
t
b
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p
l
a
c
e
d
i
n
s
u
r
f
a
c
e
w
a
t
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r
s
,
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n
c
l
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d
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n
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s
t
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m
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t
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c
o
n
v
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n
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e
s
s
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c
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a
s
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r
b
a
n
d
g
u
t
t
e
r
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y
s
t
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s
,
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r
c
o
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i
t
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n
d
d
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u
n
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e
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s
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a
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s
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n
p
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f
o
r
th
e
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m
w
a
t
e
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.
21
.
Co
l
l
e
c
t
e
d
s
e
d
i
m
e
n
t
,
a
s
p
h
a
l
t
a
n
d
c
o
n
c
r
e
t
e
m
i
l
l
i
n
g
s
,
f
l
o
a
t
i
n
g
d
e
b
r
i
s
,
p
a
p
e
r
,
p
l
a
s
t
i
c
,
fa
b
r
i
c
,
c
o
n
s
t
r
u
c
t
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o
n
a
n
d
d
e
m
o
l
i
t
i
o
n
d
e
b
r
i
s
a
n
d
o
t
h
e
r
w
a
s
t
e
s
m
u
s
t
b
e
d
i
s
p
o
s
e
d
o
f
pr
o
p
e
r
l
y
a
n
d
m
u
s
t
c
o
m
p
l
y
w
i
t
h
M
P
C
A
d
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s
p
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s
a
l
r
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q
u
i
r
e
m
e
n
t
s
.
22
.
Oi
l
,
g
a
s
o
l
i
n
e
,
p
a
i
n
t
a
n
d
a
n
y
h
a
z
a
r
d
o
u
s
s
u
b
s
t
a
n
c
e
s
m
u
s
t
b
e
p
r
o
p
e
r
l
y
s
t
o
r
e
d
,
i
n
c
l
u
d
i
n
g
se
c
o
n
d
a
r
y
c
o
n
t
a
i
n
m
e
n
t
,
t
o
p
r
e
v
e
n
t
s
p
i
l
l
s
,
l
e
a
k
s
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r
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t
h
e
r
d
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s
c
h
a
r
g
e
.
R
e
s
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i
c
t
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a
c
c
e
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s
to
s
t
o
r
a
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e
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r
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a
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t
b
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p
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v
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d
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t
v
a
n
d
a
l
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s
m
.
S
t
o
r
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a
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d
d
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ha
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w
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a
n
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w
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t
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M
P
C
A
r
e
g
u
l
a
t
i
o
n
s
.
23
.
Ex
t
e
r
n
a
l
w
a
s
h
i
n
g
o
f
t
r
u
c
k
s
a
n
d
o
t
h
e
r
c
o
n
s
t
r
u
c
t
i
o
n
v
e
h
i
c
l
e
s
m
u
s
t
b
e
l
i
m
i
t
e
d
t
o
a
de
f
i
n
e
d
a
r
e
a
o
f
t
h
e
s
i
t
e
.
R
u
n
o
f
f
m
u
s
t
b
e
c
o
n
t
a
i
n
e
d
a
n
d
w
a
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t
e
p
r
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p
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l
y
d
i
s
p
o
s
e
d
o
f
.
No
e
n
g
i
n
e
d
e
g
r
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a
s
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i
s
a
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o
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s
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t
e
.
24
.
Al
l
l
i
q
u
i
d
a
n
d
s
o
l
i
d
w
a
s
t
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s
g
e
n
e
r
a
t
e
d
b
y
c
o
n
c
r
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t
e
w
a
s
h
o
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t
o
p
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r
a
t
i
o
n
s
m
u
s
t
b
e
co
n
t
a
i
n
e
d
i
n
a
l
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a
k
-
p
r
o
o
f
c
o
n
t
a
i
n
m
e
n
t
f
a
c
i
l
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t
y
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i
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p
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a
b
l
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n
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r
.
A
c
o
m
p
a
c
t
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d
c
l
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y
li
n
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n
d
w
a
t
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r
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s
c
o
n
s
i
d
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a
n
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p
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a
b
l
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r
.
T
h
e
l
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r
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d
,
a
n
d
th
e
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f
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n
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o
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s
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g
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m
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d
a
d
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a
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c
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t
f
a
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l
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t
o
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c
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n
c
r
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t
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u
i
p
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a
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p
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l
i
t
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e
s
.
25
.
Up
o
n
c
o
m
p
l
e
t
i
o
n
o
f
t
h
e
p
r
o
j
e
c
t
a
n
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s
t
a
b
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l
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z
a
t
i
o
n
o
f
a
l
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r
a
d
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d
a
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s
,
a
l
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GRADING NOTES 1.Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition work at the site.2.All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions.3.Grades shown in paved areas represent finish elevation.4.5HVWRUHDOOGLVWXUEHGDUHDVZLWK´RIJRRGTXDOLW\topsoil and seed or sod. See Landscape Plan.5.All construction shall be performed in accordance with state and local standard specifications for construction.EROSION CONTROL BLANKET
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL 0NORTH 20 40 80LANDSCAPEPLAN C3.1LEGENDNORWAY SPRUCE (PICEA ABIES): 6' TALL, 62 TOTAL (50.4%)COLORADO BLUE SPRUCE (PICEA PUNGENS): 6' TALL 61 TOTAL (49.6%)/#:Ä1(6470-&+#/'6'44#&+75 HV2'4KP
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SOD MATERIAL NATIVE PRAIRIE SEED RESTORATION BWSR MIX 34-241(MESIC PRAIRIE)36.5 LB/AC INFILTRATION POND SEED BWSR MIX 34-271 (WET MEADOW)12 LB/AC WET POND SEED BWSR MIX 34.181 (EMERGENT WETLAND)5 LB/AC EQUALS TWICE BALL DIAMETER12"MIN.18"MIN.OPTIONAL STAKING METHOD - 6' METAL POSTS AND RUBBER HOSE STRAPS HOSE LOOPS 3 GUYS EACH OF 10 GAUGE TWISTED WIRE 120 DEGREES APART AROUND TREE
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL 0NORTH 20 40 80UTILITY PLAN C4CABLE UNDERGROUND LINE FIBER OPTIC UNDERGROUND LINEELECTRIC UNDERGROUND LINEELECTRIC OVERHEAD LINE TELEPHONE UNDERGROUND LINESTORM SEWER PIPESANITARY SEWER PIPENATURAL GAS UNDERGROUND LINE WATERMAIN PIPE LIGHT POLESTORM MANHOLE FLARED ENDCURB INLETCATCH BASIN WATER SHUTOFFGATE VALVE & BOXHYDRANTSANITARY MANHOLE DRAINTILE PIPELEGEND UTILITY NOTES 1.It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations to the proposed building, as well as to all onsite amenities.These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas,electric, site lighting, etc.2.All service connections shall be performed in accordance with state and local standard specifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer)may require a permit from the City.3.The contractor shall verify the elevations at proposed connections to existing utilities prior to any demolition or excavation.4.The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessary precautions shall be made to avoid damage to existing utilities.5.Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where located within 10 feet of waterlines or the building.6.HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint pressure test. Installation shall meet ASTM C2321.7.All RCP pipe shown on the plans shall be MN/DOT class 3.8.0DLQWDLQDPLQLPXPRIò
RIFRYHURYHUDOOZDWHUOLQHVDQGVDQLWDU\VHZHUOLQHV,QVWDOOZDWHU OLQHV´DERYHVDQLWDU\VHZHUVZKHUHWKHVDQLWDU\VHZHUFURVVHVRYHUWKHZDWHUOLQHLQVWDOOVHZHU SLSLQJRIPDWHULDOVHTXDOWRZDWHUPDLQVWDQGDUGVIRU IHHWRQERWKVLGHVDQGPDLQWDLQ´RI separation.9.:KHUHò
RIFRYHULVQRWSURYLGHGRYHUVDQLWDU\VHZHUDQGZDWHUOLQHVLQVWDOO´ULJLGSRO\VW\UHQH insulation (MN/DOT 3760) with a thermal resistance of at least 5 and a compressive strength of at OHDVWSVL,QVXODWLRQVKDOOEH
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XVH´RILQVXODWLRQ10.All watermain piping shall be class 52 ductile iron pipe unless noted otherwise.11.See Project Specifications for bedding requirements.12.Pressure test and disinfect all new watermains in accordance with state and local requirements.13.Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths between 12' and 26', and class 52 D.I.P. for depths of 26' or more.14.A structure adjustment shall include removing and salvaging the existing casting assembly,removing existing concrete rings to the precast section. Install new rings and salvaged casting to proposed grades, cleaning casting flange by mechanical means to insure a sound surface and install an external chimney seal from casting to precast section. Chimney seals shall be Infi-Shield Uni-Band or an approved equal.
40'-0" = CLEAR OPENING 14'-1" = C/B POST SPACING C/C
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL DETAILS C5
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NOTES:1. ALL HARDWARE IS PROVIDED FOR 4" O.D.SCHEDULE 40 POSTS.2. GATE ELEVATION IS VIEWED FROM OUTSIDE THE SECURE AREA LOOKING IN.3. FOR GATES THAT REQUIRE TWO PIECE FABRICATION, A 5" ALUMINUM CHANNEL WILL BE SUBSTITUTED FOR THE 2" x 5" ALUMINUM TUBE.5GATE HANGER ASSEMBLY (SEE DETAIL 1/1)GATE FRAME (SEE DETAIL 4/1)4" 0.D. SCHEDULE 40 POST BOTTOM GUIDE ASSEMBLY (SEE DETAIL 3/1)4STANDARD TRACK TOP PRIMARY MEMBER 2" x 5" ALUM. TUBE
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Description Rev.Date2018 STILLWATER BUS FACILITY IMPROVEMENTS STILLWATER AREA PUBLIC SCHOOLS STILLWATER, MN 55082 Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12176010 KJA GAB 04.30.183524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2018 Larson Engineering, Inc. All rights reserved.
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3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:STILLWATER AREA PUBLIC SCHOOLS 1875 SOUTH GREELEY STREET STILLWATER, MINNESOTA 55082 Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.18 23793I hereby certify that this plan,specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota.CITY SUBMITTAL DETAILS C6
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REUSEABLE 400 MICRON FILTER BAG IN EACH BASKET NOT TO SCALE PROTECTION DEVICEINFRASAFE INLET 7 C6SIDE VIEW FRONT VIEW (OR EQUAL)
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 LOCAL TRANSIT AS A CONDITIONAL USE WITHIN THE BUSINESS
PARK ZONING DISTRICT AND ADDING ADDITIONAL STANDARDS FOR LOCAL
TRANSIT WITHIN THE BUSINESS PARK ZONING DISTRICT
SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XV: Land
Usage; Chapter 154: Zoning Code; Article XIV: Commercial Districts; Section 154.551;
Table 12-1 by amending the following:
LC CC C BP Standard
Public and Civic Uses
Colleges and universities - - C C 154.012
(B) (2),
154.303
(A)
Community service - C C C 154.012
(B) (2)
Day care center C C C C 154.012
(B) (2)
Schools, public and private - - C C 154.012
(B) (2),
154.303
(A)
Local Transit - - - C 154.554
(O)
SECTION 2. The City Council of the City of Lake Elmo hereby amends Title XV: Land
Usage; Chapter 154: Zoning Code; Article XIV: Commercial Districts; Section 154.554 by
adding the following:
O. Local Transit, BP District. School bus terminals shall be allowed as a conditional principal
use within the Business Park zoning district, provided that:
1. The us shall be limited to a school district transportation center, owned by a public shool district,
serving as a bus terminal for buses which transport passengers to and from schools or between
school programs and community residences.
2. The property on which the use is located must be located within one half mile of property owned
by a public school district for an active school or school administration building.
3. Must be on property of at least 10 acres in size or more.
4. Must be sufficiently screened, as determined by the City, from adjacent residential properties
through techniques such as berming and landscaping.
5. Accessory uses to bus terminals may include an office and routine maintenance of school buses,
including but not limited to washing and fueling.
2
SECTION 3. Effective Date. This ordinance shall become effective immediately upon
adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 7. Adoption Date. This Ordinance 08- was adopted on this ______ day of ___ 2018
by a vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
_________________________________
Mike Pearson, Mayor
ATTEST:
_________________________________
Julie Johnson, City Clerk
This Ordinance 08- was published on the ____ day of ___________________, 2018.