HomeMy WebLinkAboutPZ Packet; 06-18-18
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 18, 2018
at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. None
4. Public Hearings
a. 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 preliminary and final plat to subdivide 11530 Hudson Blvd N, Lake Elmo,
MN 55042. PID # 36.029.21.43.0001.
b. VARIANCE. A request by Staci Dahl, 5090 Marquess Trail N, Lake Elmo, MN 55042, for
variances from the following standards of the City Zoning Code: minimum lot size;
minimum structure setback from the Ordinary High Water Level (OHWL); minimum septic
setback from the OHWL; minimum septic area of 20,000 square feet; minimum front yard
setback for property located at 8990 Lake Jane Trail. PID #09.029.21.41.0001 (tabled at the
request of the applicant).
c. GENERAL PLANNED UNIT DEVELOPMENT (PUD) CONCEPT PLAN. A request by
Oppidan, 400 water Street, Ste 200, Excelsior, MN 55331, for a General PUD Concept Plan
for a commercial development of Camping World and Gander Outdoors to be located on a
29.56 acre portion of PID #’s 34.029.21.34.0006 and 34.029.21.43.0003 (tabled at the
request of the applicant).
d. GENERAL PLANNED UNIT DEVELOPMENT (PUD) CONCEPT PLAN. A request by
Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042 for a General PUD
Concept Plan for development of a Park and Ride and multiple commercial uses on 15.77
acres of land for the property located at 11530 Hudson Boulevard North. PID
#36.029.21.43.0001.
e. ZONING TEXT AMENDMENT. A request by the City of Lake Elmo for a zoning text
amendment to remove self-storage facilities as an allowed use within the Commercial and
Business Park zoning districts.
5. Business Items
a. None
6. Communications
a. City Council Updates – None
b. Staff Updates
a. Upcoming Meetings:
July 9, 2018
2
July 23, 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.
STAFF REPORT
DATE: 6/18/2018
REGULAR
ITEM #:4a
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 6/18/2018 Business Item #4a
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 6/18/2018 Business Item #4a
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 6/18/2018 Business Item #4a
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•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
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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
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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.
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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 6/18/2018 Business Item #4a
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.
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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.
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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
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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.
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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.
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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.
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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
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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.
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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.
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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,
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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 6/18/2018 Business Item #4a
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 6/18/2018 Business Item #4a
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 6/18/2018 Business Item #4a
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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t
e
r
b
o
d
y
.
13
.
Al
l
s
t
o
r
m
s
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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
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n
a
g
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d
u
r
i
n
g
c
o
n
s
t
r
u
c
t
i
o
n
s
h
a
l
l
b
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co
v
e
r
e
d
t
o
p
r
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v
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n
t
r
u
n
o
f
f
f
r
o
m
e
n
t
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i
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g
t
h
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o
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m
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w
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s
y
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m
.
C
a
t
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h
b
a
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ne
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r
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f
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a
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d
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p
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c
t
i
o
n
.
14
.
In
a
r
e
a
s
w
h
e
r
e
c
o
n
c
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n
t
r
a
t
e
d
f
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w
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o
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c
u
r
(
s
u
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h
a
s
s
w
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l
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n
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a
r
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a
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f
r
o
n
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f
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ca
t
c
h
b
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s
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n
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a
n
d
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t
a
k
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s
)
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h
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15
.
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s
p
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o
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d
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wi
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2
4
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o
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.
16
.
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l
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m
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b
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p
a
i
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d
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m
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1
/
3
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17
.
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.
18
.
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l
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k
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p
a
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m
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d
a
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.
19
.
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l
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n
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r
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d
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m
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f
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co
n
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.
20
.
Te
m
p
o
r
a
r
y
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o
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l
s
t
o
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k
p
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l
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m
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h
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v
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f
e
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t
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v
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d
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m
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n
t
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o
n
t
r
o
l
s
,
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d
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n
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l
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c
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d
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n
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r
f
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c
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w
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n
c
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c
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r
b
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n
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.
21
.
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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
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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
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,
p
l
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s
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c
,
fa
b
r
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c
,
c
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t
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t
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o
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n
d
d
e
m
o
l
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t
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o
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d
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b
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a
n
d
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t
h
e
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a
s
t
e
s
m
u
s
t
b
e
d
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s
p
o
s
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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
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r
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m
e
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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
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u
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s
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b
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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
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n
g
se
c
o
n
d
a
r
y
c
o
n
t
a
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n
m
e
n
t
,
t
o
p
r
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v
e
n
t
s
p
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l
l
s
,
l
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a
k
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a
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e
.
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d
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.
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t
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M
P
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A
r
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g
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a
t
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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
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e
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c
o
n
s
t
r
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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
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t
e
.
R
u
n
o
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f
m
u
s
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b
e
c
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t
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d
a
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p
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p
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f
.
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g
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24
.
Al
l
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i
q
u
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a
n
d
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o
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d
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g
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d
b
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c
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w
a
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t
o
p
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a
t
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s
m
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s
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b
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n
t
a
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n
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d
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n
a
l
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a
k
-
p
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c
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n
t
a
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m
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n
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f
a
c
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.
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c
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.
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h
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.
25
.
Up
o
n
c
o
m
p
l
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t
i
o
n
o
f
t
h
e
p
r
o
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a
b
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z
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t
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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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y
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c
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a
c
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l
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t
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(
s
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l
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h
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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.
PUBLIC HEARING ITEM 4A
STAFF REPORT
DATE: 6/18/18
PUBLIC HEARING
AGENDA ITEM: 4B – PUBLIC HEARING
TO: Planning Commission
FROM: Emily Becker, Planning Director
ITEM: 8990 Lake Jane Trail Variances
REVIEWED BY: Joan Ziertman, Planning Program Assistant
BACKGROUND:
The City has received an application for variances from the following standards of the City Zoning
Code: minimum lot size; minimum structure setback from the Ordinary High Water Level (OHWL);
minimum septic setback from the OHWL; minimum septic area of 20,000 square feet; minimum front
yard setback for the property located at 8990 Lake Jane Trail N. PID# 09.029.21.41.0001. Staff deemed
the application complete and noticed for a public hearing. The applicant has requested additional
time to address comments from the county in relation to the septic design, and so no action is needed
at this time, and the item will be re-noticed for a public hearing in the future.
ISSUE BEFORE COMMISSION:
No action is necessary at this time. The public hearing can be opened and closed if members of the
public are in attendance to speak.
ATTACHMENTS:
None
1
STAFF REPORT
DATE: 6/18/18
REGULAR
ITEM #:
TO: Planning Commission
FROM: Emily Becker, Planning Director
AGENDA ITEM: Four Corners 2nd Addition General Planned Unit Development (PUD)
Concept Plan
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The City has received a request from Terry Emerson for a General Planned Unit Development (PUD)
Concept Plan for a 15.77 acre commercial development which includes a park and ride and commercial
development in the southeast corner of 11530 Hudson Boulevard North.
ISSUE BEFORE COMMISSION:
The Commission is being asked to hold a public hearing, review and make recommendation on the above-
mentioned request.
PROPOSAL DETAILS/ANALYSIS:
General Information.
Property Owner: Terry Emerson, 2204 Legion Lane Circle North, Lake Elmo, MN 55042
Location: North of I-94/Hudson Boulevard and West of Manning Avenue North, Southeast
Corner of 11530 Hudson Boulevard North
Current Site Area: 70.21 acres
Land Use Guidance: The 2030 Comprehensive Plan guides the eastern portion of the site as
Mixed-Use Commercial and Commercial, and the western portion is guided as Business Park.
Current Zoning: Rural Development Transitional
Proposed Zoning: Commercial and Convenience Commercial
Current Surrounding Land Use Guidance: Vacant land to the north (Rural Development
Transitional); I-94 to the south (Woodbury); vacant land to the west (Rural Development
Transitional); Manning Avenue to the east (West Lakeland).
History: The property has been used as rural vacant land.
Request Details/Reason for PUD. The applicant is proposing to construct a park-and-ride facility on
Outlot C along with a commercial development to the north on Outlot B. Currently, the Zoning Code
states that transit-related park-and-ride lots are allowed in the Convenience Commercial zoning district
within the written Purpose and District Descriptions of Article XIV: Commercial Districts, but it does not
specifically designate park-and-ride facilities as an allowed use within Table 12-1: Permitted, Conditional
and Interim Uses, Commercial Districts. Because of this, the applicant has submitted a Planned Unit
Development Application, which allows the applicant to propose a number of uses which then become
2
permitted uses within the development. Staff believes this is more appropriate than requesting a Zoning
Text Amendment in order to avoid allowing park-and-rides within every commercial area of the City.
Additionally, the site plan proposes more than one principal building and use on a platted lot, which is
only allowed within a PUD.
Zoning. As per the Comprehensive Plan, the eastern portion of the site is guided for Commercial. With
the Preliminary Plat and PUD application, Outlots B and D should be rezoned to Commercial, and Outlot
C should be rezoned to Convenience Commercial, as the Zoning Code alludes that park-and-rides are an
appropriate use within this zoning district. Outlot A would be rezoned at a later time when a development
application is received for that parcel.
Allowed Uses. As previously mentioned, the applicant is requesting park-and-ride as an allowed use
within this development. The commercial development also proposes to include a gas station/convenience
store (conditional use in Commercial zoning district), financial institution (permitted), restaurant
(permitted), and daycare (conditional). Additionally, all other allowed uses within the Commercial zoning
district would be allowed within Outlots B and D. Because the applicant has not secured prospective
tenants at this time, the applicant is requesting the following uses be allowed (marked as either
conditional, permitted, or not allowed within the Commercial zoning district):
Commercial kennel (conditional)
Apartments (conditional)
Automotive service center (conditional)
Drinking and entertainment (permitted)
Indoor recreation (conditional)
Post Office (not allowed)
Personal Services (permitted)
Carwash (conditional)
Financial institution (permitted)
Offices (permitted)
Restaurant (permitted)
Retail (permitted)
Lodging (permitted)
Schools (permitted)
Convent (not allowed)
Day care center (conditional)
Drive-through restaurant (conditional)
Farm equipment sales (not allowed)
Funeral home (permitted)
Sales and storage lots (conditional)
Bus/truck service station or garage (not allowed)
Veterinary Services (permitted)
Wholesales (permitted)
The purpose of allowing conditional uses to become permitted with a PUD is that the City has a chance to
review site plans. Because of the lack of any plans to accompany the requested uses listed in bullet points
above, Staff would recommend that this request be denied and recommends that a condition of approval
be that uses other than gas station/convenience store, daycare, and any permitted use within the
Commercial zoning district be allowed require a conditional use permit unless the preliminary and final
plans detail alternative uses with an approved site plan.
Consistency with the Comprehensive Plan. The City’s Planned Land Use Map indicates that this area is
guided for Commercial. This area is intended to accommodate a wide range and scale of commercial uses
(such as retail, service, entertainment, and office) throughout the City’s planned urban centers.
3
Commercial uses can range from small neighborhood convenience nodes, to community retail areas along
major roadways, to large shopping centers, to auto-related commercial uses along freeways. The Draft
2040 Comprehensive Plan also designates this area as Commercial but states that commercial land uses
are for retail business solely.
While a park and ride is not a commercial use, there is potential benefit of the draw for other businesses
near the Park and Ride. Additionally, the City wide planning policy in regards to transportation of the
2030 Comprehensive Plan encourages, supports, and advocates public transit service to the City at
appropriate geographic locations as determined by the City. Also, public transportation has less of a
negative impact on the environment than taking a car, and financial savings result from eliminating
parking fees, not needing to pay for gas for individual vehicles and the personal time saved when
bypassing slow traffic. According to the US Census Bureau, in 2016 approximately 85% of Lake Elmo
residents commute to work, and approximately 1.8% of those who commute to work utilize public
transportation. It is not known whether or not a park and ride would encourage increased use of public
transportation. A deterrent of a park and ride is that if the purchase of the land is by a public entity for use
as a park and ride (or any other public use), the City would not collect any property taxes on the site.
Site Plan. The proposed site plan includes one 6,800 square foot building financial building, 5,600 square
foot restaurant, a 20,200 square foot gas station/convenience store, and a 10,400 square foot daycare
along with 154 parking spaces, including 6 handicap parking spaces, within Outlot B. Outlot C includes a
park and ride that will provide approximately 550 parking spaces, including 12 handicap parking spaces;
electric charging stations; bike racks with overhead canopy; two 6’X13’ bus shelters; 10.5’X12’ restroom
building. There is no current proposal for Outlot D. Outlot A will remain an outlot.
Park and Ride. A park and ride facility is a parking lot or structure located along a public transit route
designed to encourage transfer from private automobile to mass transit or to encourage carpooling for
purposes of commuting, or for access to recreation uses. The City does not currently have a park and ride.
The Draft 2040 Comprehensive Plan designates the proposed area as a park and ride. The park and ride
has been in discussion with the City since at least 2011, when the Planning Commission’s Work Plan
included an item to discuss on potential rezoning on two sites for a park and ride along I-94. The corner
of Hudson Boulevard and Manning Avenue was one of these sites. The Council adopted an ordinance on
May 4, 2011, which allowed park and rides as a conditional use within the Rural Residential Limited
Business Holding District (HD-RR-LB), which is no longer a zoning district within the City.
According to a slide show presentation to the Metropolitan Council in 2015, a location was previously
considered in Woodbury, but that has moved to the northwest quadrant. Seven locations were reviewed,
but many were not possible due to various reasons. The park and ride will serve a new express bus service
to downtown Minneapolis. Five daily trips are anticipated for express bus service.
Current and Future Park and Rides. There currently are six lots in adjacent cities that could be used by
Lake Elmo commuters. The figure below shows existing and proposed park and ride facilities near the
proposed facility. Additionally, there is a new park and ride facility planned less than 1 mile from the
southwestern city border to provide access to the Metro Gold Line Bus Rapid Transit (BRT). The
numbers and percentages indicate the 2017 capacity of each park and ride. This information was derived
from the 2017 Annual Regional Park and Ride System Report.
St. Croix Valley Recreation Center in Stillwater.
Guardian Angels Church in Oakdale (415 spaces, 81% utilized in 2017).
Walton Park in Oakdale (58 spaces, 50% utilized in 2017).
Woodbury Mall Theater in Woodbury (550 spaces, 79% utilized in 2017).
Woodbury Lutheran Church in Woodbury (90 spaces, 97% utilized in 2017).
Christ Episcopal Church Park and Ride next to Woodbury Lutheran Church Park-and-Ride.
4
There is also a park and pool lot available in Grant near the intersection of TH 36 and Manning
Avenue (CSAH 15). Bus service is not provided at this lot, but commuters may still park for free
and carpool from this location (15 spaces, 7% utilized in 2017).
I-94 Impact. I-94 is identified as a High Priority on the Minnesota Interregional Corridor System (IRC)
2000 plan as part of the State Transportation Plan. Under this designation, I-94 has a goal 60-mph average
peak hour operating speeds with minimal conflicts and interruptions to traffic flow. A corridor
management plan has not yet been developed to examine the existing operations and determine future
plans to meet those goals. It is expected that such a plan will be developed in the near future. It is also
anticipated that Lake Elmo will have the opportunity to participate on some type of advisory panel in
conjunction with development of that plan to express the City’s views and opinions on the corridor. The
City will work with the Minnesota Department of Transportation (Mn/DOT), the County, and adjacent
communities on a corridor plan that is effective for all involved.
Urban Services Required. Because the property is within the MUSA, any development of the
property would require that the property be hooked up to city services. Therefore, utility and other
applicable construction plans will need to be submitted as part of the approval process.
Proposed Design. The applicant has not yet provided architectural renderings of the buildings. It
is a recommended condition of approval that the applicant submit architectural renderings of the
proposed buildings so that Staff and the City may further review their compliance with the City’s
Zoning Code and Lake Elmo Design Guidelines and Standards.
Parking. Because the applicant is currently unsure of the exact tenants that will occupy Outlot
B, Staff has not conducted a thorough analysis to determine whether or not adequate parking will
be provided for tenants of Outlot B.
Parking Lot Screening.
Interior Parking Lot Landscaping. At least 5% of the interior area of parking lots with
more than 30 spaces is required to be devoted to landscape planting areas, which may
consist of islands or corner beds. It is unclear from the site plan what percentage is
devoted to this on both Outlots B and C. Additionally, a minimum of 1 shade tree per 15
spaces within parking lots that total 101 spaces or more are required to be located within
these corner islands or beds. With the proposed 550 parking spaces of the park and ride
5
(Outlot C) a minimum of 37 shade trees are required to be provided within these corner
beds or islands. The 154 parking spaces within Outlot B would require a minimum of 11
shade trees.
Perimeter Parking Lot Landscaping. A landscaped frontage strip of at least eight feet in
width is required, as the parking area contains over 100 spaces. Screening is required
consisting of a masonry wall, fence, berm, or hedge or combination that forms a screen a
minimum of three and a half and maximum of four feet in height and not less than 50%
opaque on a year-round basis and a minimum of one deciduous tree per 50 linear feet.
It is a recommended condition of approval that the Preliminary Plat and PUD Plans submittal
provide required interior and perimeter parking lot landscaping as required by the Zoning Code.
Off-Street Loading. Off-street loading space is required for all districts for any nonresidential
use which will involve the receipt or distribution of materials or merchandise by trucks or similar
vehicles and has a gross floor area of 5,000 square feet or more. For facilities with 20,000 square
feet gross floor area or greater, one off-street loading berth shall be provided every 30,000 square
feet or fraction thereof. Depending on the final uses that are proposed with the Preliminary Plat
and PUD Plans for this development, it should be evaluated whether or not an off-street loading
berth should be provided.
Consistency with Commercial and Convenience Commercial Zoning Districts. The proposed
development will require a Zoning Map Amendment to rezone the property to Commercial and
Convenience Commercial. The standards for this district are shown below. The applicant has not provided
sufficient information to complete a detailed review of the proposal against these standards, though it is
obvious that the maximum impervious surface of the Convenience Commercial zoning district is
exceeded. It is a recommended condition of approval that the applicant outline all requested PUD
flexibility with the Preliminary Plat and PUD application or meet required standards.
Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed
plan for its consistency with requirements of Article XVII: Planned Unit Development (PUD)
Regulations and has found the following:
Standard Commercial Convenience
Commercial
Impervious Surface Maximum 75% 60%
Minimum Lot Area 20,000 square feet 12,000 square feet
Minimum Lot Width 60 feet 75 feet
Building Front Yard Setback 30 feet 30 feet
Building Interior Side Yard
Setback
10 feet 10 feet
Building Corner Side Yard
Setback
10 feet 10 feet
Building Rear Yard Setback 30 feet 30 feet
Building Residential Zones 50 feet 50 feet
Parking Front Yard Setback 15 feet 15 feet
Parking Interior Yard Setback 10 feet 10 feet
Parking Corner Side Yard
Setback
15 feet 15 feet
Parking Rear Yard Setback 10 feet 10 feet
Parking Residential Zones 35 feet 35 feet
Maximum Building Height 45 feet 35 feet
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Intent. The intent of a PUD is to provide for flexibility in the use of land and the
placement and size of buildings in order to better utilize site features and obtain a higher
quality of development. A PUD is required for the proposed development, as a park and
ride is not specifically an allowed use within the Convenience Commercial zoning
district, and a zoning text amendment to allow it any area that was guided for the
Commercial land use designation would likely not be appropriate. Additionally, there is
more than one principal building and use proposed on one parcel. It is a recommended
condition of approval that the applicant submit specific requests for flexibility from the
Zoning Code with the Preliminary Plat and PUD application.
Identified Objectives. When reviewing requests for PUDs, the City is to consider
whether one or more objectives as outlined in Section 154.751: Identified Objectives of
the Zoning Code will be served or is achieved. Staff has found that the following
objectives are being met with the proposed development.
B. Promotion of integrated land uses, allowing for a mixture of residential, commercial
and public facilities.
The proposed development is mixed use and includes a mixture of buildings and
uses on one parcel. The uses have not yet been specifically identified yet, but it is
a recommended condition of approval that the uses be identified on the parcel
with the Preliminary Plat and PUD application.
I. Allowing the development to operate in concert with a redevelopment plan in certain
areas of the City and to ensure the redevelopment goals and objectives will be achieved.
While this isn’t necessarily a redevelopment, the proposed development will bring
city utilities to this area of the City and assist with the realignment of Hudson
Boulevard.
Minimum Requirements. PUDs must meet the following minimum requirements:
A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for
developed land within the approved development.
The proposed development exceeds this requirement with a proposed 15.77 acre
development.
B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of-
way to be preserved as protected open space. Other public or site amenities may be
approved as an alternative to this requirement. Any required open space must be
available to the residents, tenants, or customers of the PUD for recreational purposes or
similar benefit. Land reserved for storm water detention facilities and other required
site improvements may be applied to this requirement. Open space shall be designed to
meet the needs of residents of the PUD and the surrounding neighborhoods, to the
extent practicable, for parks, playgrounds, playing fields and other recreational
facilities.
The applicant has not provided sufficient information to determine if this is true. It
is a recommended condition of approval that the applicant either provide the
required 20% open space within the development or specify with the Preliminary
Plat and PUD application what the proposed public or site amenity the development
will provide that the City may consider an alternative to the open space requirement.
C. Street Layout… In newly developing areas, streets shall be designed to maximize
connectivity in each cardinal direction, except where environmental or physical constraints
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make this infeasible. All streets shall terminate at other streets, at public land, or at a park
or other community facility, except that local streets may terminate in stub streets when
those will be connected to other streets in future phases of the development or adjacent
developments.
The proposed realignment of Hudson Boulevard meets this requirement. The
Preliminary Plat and PUD Plans will need to provide detailed plans that meet all
engineering standards. It is a recommended condition of approval that all comments
outlined in the Engineering memo dated June 14, 2018 be addressed.
Proposed Amenities. The City’s PUD ordinance provides that amenities may be provided for
increased density. In this case, the applicant is not requesting additional density, as this is a
commercial development. However, a PUD should still offer the City amenities in exchange for
the flexibility of allowing more than one building and principal use on a parcel as well as
flexibility from any other standard that is requested as part of the preliminary phase of the
planned development. Staff finds that no amenities as designated in Table 16-2: Site Amenities
are provided in the proposed site plan.
Site Amenities Not Listed? Additionally, the City may also consider the allotment of
amenity “points” for site amenities that are not otherwise specified within the ordinance
as part of the preliminary phase of the planned development.
Parkland Dedication. Commercial development is required to provide fees in lieu of park land
dedication. These fees will be required prior to recording the plat of each phase of the development.
Because the proposed development will consist of 15.77 acres, a parkland dedication fee of $70,965.00
(15.77 acres X $4500 commercial park dedication fee per acre) will be required.
Engineering Comments. The City Engineer has provided a review memo regarding the
proposed General Concept PUD. This memo is attached for reference. Staff would like to
highlight the following comments in summary:
Streets and Transportation
o Hudson Boulevard Realignment. Hudson Boulevard must be realigned to move
the existing Hudson Boulevard/Manning Avenue intersection north approximately
470 feet to align with the existing Holiday gas station, which the Concept Plan
shows. This realignment must be designed meeting Municipal State Aid Design
Standards for urban section roadways with a 45-mph design speed. Additional
design details and geometrics are required for City review and changes to this
realignment are likely needed.
o Traffic Signal/Turn Lane Improvements. These will be needed at the new CSAH
15 and Hudson Boulevard intersection, and the concept plan shows this. A
financial contribution to the intersection improvements should be considered.
o Hudson Boulevard Improvements. This must be improved per the City design
standards to an urban section on the north side of the street, a 4-foot shoulder
(curb reaction), a 9-foot boulevard, and 10-foot shared bituminous trail with 2-
foot clear zone. It is further recommended that the south side of the street include
an urban section across Outlots B, C, and D. A rural section is permitted along the
south boulevard once the road passes Outlot D.
o Hudson Boulevard Right-of-Way/Easement Dedication. Significant right-of-way
dedication is required to facilitate the Hudson Boulevard realignment and
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improvements necessary for this development. Additional right-of-way should
also be granted to facilitate access to the new Hudson Boulevard access to the
property to the north via the first intersection east of Manning Avenue to the north
property line.
o Off-Site Permissions/Right-of-Way. A ROW easement will be required from the
property to the north to allow for the Hudson Boulevard realignment at Manning
Avenue.
o Access. There are three access points proposed along Hudson Boulevard, two of
which meet spacing guidelines. The access to be shared by outlots B and C can
only be permitted right-in/right-out, and a center median will be required.
o Turn Lanes. The addition of turn lanes will need to be evaluated as determined by
the City, which may require additional right-of-way.
Stormwater Management
o A stormwater management plan meeting all applicable jurisdictions should be
submitted with preliminary plans and meeting all applicable standards.
o Stormwater facilities should remain privately owned, a stormwater maintenance
agreement will be required.
Municipal Sanitary Sewer
o Provisions to connect to municipal sanitary sewer must be included in the
preliminary plans. Sewer would discharge to the MCES Cottage Grove Ravine
Interceptor.
o Applicant will be responsible to connect to City sanitary sewer at the applicant’s
sole cost and will need to stub sanitary sewer mains to adjacent properties.
o Preliminary plans must include a description of the sanitary sewer capacity
demands including the number of residential equivalency units (RECs) based on
Met Council SAC determination charge.
o Any extension will require utility easements 15 feet on each side centered from
the pipe from off-site properties.
Municipal Water Supply
o Provisions to connect to municipal water supply must be included in preliminary
plat application.
o Applicant will be responsible to extend municipal water at the applicant’s sole
cost and will need to stub water mains to adjacent properties.
o Preliminary plans must include a description of the water capacity demands
including average day use, peak day uses, and fire suppression demands. This
information is required for staff evaluation of the water improvements needed to
support the development and to determine water availability charges.
o Water is available from Hunter’s Crossing but will require easements across
adjacent properties.
o The 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.
o The applicant is required to place hydrants throughout the property at the
direction of the Fire Department, and the hydrants shall be owned and maintained
by the City.
o Watermain lines and hydrants will require easements.
Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed the
proposed plan and have no comments. They will be consulted during the Preliminary and Final phases of
the PUD in order to ensure that adequate essential services are being provided.
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County Review. The application has been sent to the County requesting review. The City had not
received comments from the County at the time of drafting this report, though the report may be available
at the meeting. In meetings discussing this proposed development prior to receiving an application, the
County had indicated desire of a signal at the intersection of Hudson Boulevard and Manning Avenue
North.
Possible Findings for Denial. The City has legislative authority to rezone a parcel and may not wish to
rezone Outlot C to Convenience Commercial. While the Convenience Commercial zoning district
describes park and ride as an allowed use within the Convenience Commercial zoning district, it is not an
outlined use within the Commercial-guided areas of the Comprehensive Plan. The Planned Unit
Development ordinance states that uses within the PUD may include only those uses generally considered
associated with the general land use category shown for the area on the official Comprehensive Land Use
Plan. A park and ride is not generally a commercial use if owned by a public entity, and so the Planning
Commission may wish to recommend denial of the proposed Concept PUD Plan based on this.
Recommended Findings. Staff recommends approval of the Concept PUD Plan based on the following
findings:
1. That the Applicant has submitted all application requirements outlined in Section 154.759:
Application Requirements for General PUD Concept Plan.
2. That the PUD Concept Plan is consistent with the intent of the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
3. That the PUD Concept Plan complies with the general intent of the Commercial zoning
districts with PUD modifications.
4. That the PUD Concept Plan generally complies with the City’s Subdivision regulations.
5. That the PUD Concept Plan is generally consistent with the City’s engineering standards with
exceptions as noted in the City Engineer’s memorandum dated June 14, 2018.
6. The PUD Concept Plan meets the minimum requirement for a PUD including minimum lot area
and street layout. It is not known whether the minimum requirement for open space is met.
7. The PUD Concept Plan meets at least one of the required PUD objectives identified in Section
154.751.
Recommended Conditions of Approval. Staff recommends the Planning Commission recommend
approval of the Concept PUD with the following conditions:
1. The future Preliminary Plat and PUD Plans include a portion of PID# 34.029.21.43.0003.
2. The future Preliminary Plat and PUD Plans shall identify proposed land uses, and those land uses
shall accompany a detailed site plan to be approved by the City. Any use that is not designated
on the Preliminary Plat and PUD Plans and is not designated as a permitted use within the
Commercial zoning district shall require a conditional use permit.
3. The future Preliminary Plat and PUD Plans shall provide the required 20% open space within
the development or specify what the proposed public or site amenity the development will
provide that the City may consider as an alternative to the open space requirement.
4. The future Preliminary Plat and PUD Plans should detail proposed amenities in exchange for
flexibility from standards of the Zoning Code.
5. The future Preliminary Plat and PUD Plans shall comply with comments outlined in the City
Engineer Review Memo named Four Corners 2nd Addition Concept Plan dated June 14, 2018.
6. The future Preliminary Plat and PUD Plans shall include provisions for City sanitary sewer
and municipal water as well as sanitary sewer and water capacity demands. The Applicant
shall be responsible to extend City sanitary sewer and municipal water to the site at the
applicant’s cost. Sanitary sewer and water main stubs will be required to all adjacent
properties.
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7. The future Preliminary Plat and PUD Plans shall include right-of-way and easement from the
adjacent property to the north to allow for the Hudson Boulevard realignment at Manning
Avenue.
8. The future Preliminary Plat and PUD Plans shall include a stormwater management plan
including a summary report describing the overall management plan and performance criteria
for all required storm events.
9. The Applicant shall obtain all necessary permits including but not limited to all applicable
city permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch
Watershed District approval.
10. Stormwater facilities shall be privately owned and maintained. A maintenance agreement in a
form acceptable to the City should be executed and recorded.
11. The future Preliminary Plat and PUD Plans shall include tree preservation and landscape plans to
be approved by the City’s Landscape Architect.
12. The future Preliminary Plant and PUD Plans shall include architectural renderings.
13. The Applicant shall submit a photometric plan, and all lighting must meet requirements of
Sections 150.035-150.038 of the City Code.
14. That fees in lieu of park land dedication be provided as required by 153.15 of the City Code
with future final plat.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer would be required to pay for any
amendments needed to accommodate the development. Concept Plan approval does not afford the applicant
development rights. When the property develops, it will have urban services and will pay sewer and water
connection charges, building permit fees and the like.
OPTIONS:
The Commission may:
Recommend approval of the Four Corners 2nd Addition Concept PUD with Staff-recommended
conditions of approval and findings.
Amend Staff-recommended conditions of approval and finding and recommend approval.
Recommend denial of the Four Corners 2nd Addition Concept PUD and recommend findings for
denial.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the proposed PUD Concept
Plan with the recommended conditions of approval.
“Motion to recommend approval of the Four Corners 2nd Addition PUD Concept Plan as requested by
Terry Emerson for the southwest corner of 11530 Hudson Boulevard with recommended conditions of
approval.”
ATTACHMENTS:
Application materials
Engineer review memo dated June 14, 2018