HomeMy WebLinkAbout2022 06-14 PC PACKETCITY OF GEM LAKE
Heritage Hall
4200 Otter Take Road J Germ Lake, MN 55110
.651. 747=27901921551-747 2795 (fax)
13=t-nail. city&emlaketnn:arg.
Planning Commission Meeting, June:14, 2022
Call to Order of Planning Commission Meeting
By Chair Don Cummings at 7: p.rn,
Call. of Roll
Cummings Farrell Patrick Pratt Wippich
Others in Attendance: Sign-up Sheet
Acknowledge citizens.or staff attending
Agenda
Accept the Agenda for the June '14, 2022 Planning Commission Meeting
Approve the Minutes from April.] 2., 2022 Planning Commission Meeting
.New Business
• Final Review of2.020 Comprehensive PIan
Future .Meetings
• Next City Council. Meeting, Tuesday, June 21, 20.22.
• Next Planning Commission Meeting, Tuesday, July 12,,2022
Adjournment —The meeting adjourned at
City of Gera Lake
Planning. Commission Meeting — April 12, 2022.
Meeting Minutes
Planning Commissioner Chairman Don Cummings called the meeting to order at 7-00 p.m. Commission Members
Perak Wippich and Stephanie: Farrell were present,: Commission Members Joshua Patrick and Art Pratt were not
present. Also. present:. Attorney Martin Norder, City Planner Evan Monson; Acting: City Clerk: Melissa Lawr.ence,
Landform Principal Steve Sabraski, Luther Auto Representative Linda McGinty; .Councilmember Ben Johnson,
Resident Paul Emeott and Business Owner:Giorgi. Goebitashvil.
April 12- 2022 A endR
A motion was made by Commission Member Farrell to accept the agenda, seconded by Commission Member.
Wippich. Voice. vote taken, all voted yes, motion passes, agenda:accepted.
Minutes
A.motion was. made by `Commission Member Farrell, seconded by Commission Chair Cummings to approve:the
March 8, 2022, Planning.Commission meeting minutes. Voice vote taken, all:in favor, motion passes,.nlinutes.are
approved:.
Public HearinLys
Luther Automotive. is looking to build a new dealership on a site that. straddles two municipalities. One parcel for the
site. is. located in. Gem Lake. at 351 G Highway 61, which is, east of Highway 61 6wthe southeast side of tlie. city,. while
the other two adjacent.parcels are. located.in Vadnais Heights. The.Gem Lake portion of the project would include
parking, land.seapirig,.and a future frontage road with a cul-de-sac. The portions of the site within Vad nais Edights
would have theshowroom building and. parking.
The proposal requires rrtultiple.zoning approvals. The use of the site .is apermitted.use within the city.of Vadnais
Heights; rises permitted inadjacent municipalities are able -to be permitted in Gem Lake via:a conditional nse.permit
(:CUP). The project will also .require variances to zoning:requirements, due to the setbacks of the parking facilities
from the south lot line. 'The south lot Iirie:is the. municipal boundary with Vadnais Heights. The plat of.the.site also
requires approval from the city:
The project originally went. through review and approvalthrough the city in 20.10, Some unexpecteddelays, and the.
CGVID-1.9 pand.emic, put the project:an hold.. The city's approvals from n19 have since expired, so the applicant.is
now restarting the approval process with the city.. The.applicant recently received approvals from: the city.of Vadnais
Heights.at their March 1st council meeting -The applicant hasmade some. minor revisions. to: the project.p[ans
bompared to those that were approved in 2019,.mast of which are on the -portion of the site .within Vadnais. Heights.
Conditional.Use Permit for Luther Cadillac
;See attached ,stiff report fi'oin City Planner Evan Monson
Variance for Luther. Cadillac
See allached staff report from City Plattner Evan Monson
Zoning for Luther Cadillac
SO aflached staff report fi•oin. City Planner Evan Manson
Commission Member Farrell introduced a motion.to. open a public.hearing on these matters.at 7:0.8 p.m
Wippieh.seconded the. motion. All in :favor, motion carried.
Landforms Steve Sabraskispoke. about: the project and the :minimal: changes that.were made which arean
improvement from the 20.19 plans that were initiaily approved. Willi COVID719; plans to startthe project.
got pushed .back. Some of the changes. to the plan include a-redut tion. in onrsite parking, reconfiguration
City of Gem Lake. Pianti i1tg Commission Wcting Minutes April l2, 2022 ' ;l.i' e
of underground stormwater management and retaining walls. I.f in the future :Hoffman Road was ever.
developed, the cul-de-s.ac would. be reconfigured ta.increase the parking area.. Luther is planning to begin
co nstruction.at the end of April 2022..Mr. Sabraski asked about the possibility of using Hoffman Road as
an: entrance for construction until MnDOT opens up the road for them. the construction area.and'would.
be more than happy to fix. any damage to the road.
Resident Paul Emeott had some questionsconcerning the project. His concerns were about automotive
dealerships being permitted in the. -gateway district, the plowing of the street and cul=de-sac leading to the
dealership and who.would be responsible .for it, and the sidewalk that was mentioned. In. the
Co m preh erns ive `Plan.
City Planner Evan Monson addressed the concern on the automotive dealerships being permitted. in the
gateway district. and let. those in attendance know that the Ordinance.was amended back in:2019 for this
project to spec'ifically.happen .by requiring.a Conditional Use Permit because this type of.project is
permitted in the adjacent. municipality.
Mr. Sabraski addressed the other two concerns on snowplowing and the sidewalk.. At this .time they are
still finalizing the details, butthe, snowplowing would.be assumed: by Vadnais Heights for the cui-de-sac,
The sidewalk connection will follow the-ia6nstmctionof Willow Lake Blvd when it is completed.
Commission Chair Cummings introduced a motion to close :the public hearing at 7;23 p,m. Wippi.ch
seconded the. motion. All i.n favor, motion carried.
City Planner Evan Monson suggested. that the Commission vote on the Variance first, then the.
Conditional UsePermit and.then finally the zoning for the minor subdivision plat.
Commission Member Wipp.ich introduced a.motion to recommend approval of the Variance based on the.
unique plan,..clear: hardship, and in agreement with -al I four recommendations; suggested by City Planner
Evan Monson, seconded by Commissi6r) Member Farrell. Voice vote:taken, all voted yes, motion.passes,
Variance request.will be forwarded to the City Council..
Commission. Member Wippicb introduced. a motion to. recommend approval of.the Conditional Use.
Permit (CUP), based. on a]Lfive recommendations suggested by .city Planner Evan Monson, seconded by
Commission. Member Farrell.. Voice vote taken, a]I voted.yes, motion passes, Conditional Use Permit
request will be forwarded to tile, City Council:..(See. attached report for details on. the five.
recommendations.)
Commmission Member W.i.ppich introd.ticed a motion to recommend approval of the Zoning Minor
Subdivision Plat based on.all two. recommendations suggested by the City Planner Evan Monson .with the
Addition ofinention of a park dedication;. seconded by Commission Member Cummings. Voicevote
taken. all voted yes; motion passes, zoning request will we forwarded to the City Council.
Future. Meetings
City Council Meeting, Tuesday April. 19, 2022 at Heritage Hall, and Planning Commission Meeting,
Tuesday May 1.0,.2022 at Heritage Hall.
Adjournment
Being -there no further business, following: a motion from. Commission. Member Wippich, seconded by
Farrell, the meeting adjourned at 7:46 p.m.
RespectrlljYsubmitted, Melissa Lattlreiace
City or°Gem Lake Planning Commission Muting.Minutes.Apo1 12, 2M 2 I i' .g Q
W
Memorandum
To: Gem Lake Planning Reference: Luther Cadillac.Project
Commission
Copies To: Linda .McGinty, Applicant
Melissa Lawrence,
Administrative Assistant:
Project No.: 18398.000
From:. Evan Monson, Planner Routing:
Date:. Apm z, 2022
SUBJECT: Conditional Use. Permit fora use permitted in:an adjacent municipality,
Variances to setback requirements; and a Preliminary and Final Platfor a
minor subdivision, for an.automotive dealership
MEETING DATE: April 12; 2022
LOCATION: 3516 Highway 61., PID 343022120007.
APPLICANT/OWNER: Linda McGinty — Luther Company
ZONING: Gateway Zone -- Neighborhood Center (NC)
REVIEW PERIOD: 60 day review penod.ends May 22, 2022
ITEMS REVIEWED:.. Application,.plans; and payment received by City on M.arch`23, 2022
DESCRIPTION OF THE REQUEST
Luther Automotive is looking to Build a new dealership:on a.site that straddles two municipalities; One
parcel for the site is located in Gem Lake, while the.other. two parcels are located in Vadnais Heights. The:
Gem' Lake portion of the project would include parking, landscaping, and a future frontage road with a cui-
de-sac. The portions of the.site within Vadnais Heights would have the showroom building and parking.
The. proposal requires multiple. zoning. approvals, The use of the site is a.p&mitted use within the city of
Vadnais Heights; uses permitted in adjacentmunicipalities are able to. be permitted in Gem Lake via a
conditional use permit (CUP). The. project will also require.variances to zoning requirements,.due to the
setbacks of the parking.facilities from the south lot line. The south lotline is the municipal boundary with
Vadnais Heights. The plat of the. site also requires approval from the city.
The project originally went through review and approval through the city in 2019. Some unexpected
delays, and. the COV€❑-19 pandemic, put the. project on hold. The city's approvals from 2019 have since
expired, so the applicant is now restarting the approval process with the city. The.applicant recently
received approvals .from the city of Vadnais Heights at their March 1 s'.council meeting. The applicant has
made some minor revisions to the project plans compared to those that. were approved. in 2019, most of
which are on.the portion of the site within Vadnais Heights.
TKDA®. 1444 Cedar Street Suite: 1500 I Saint Paul, MN 551.01 651.292.4400 + tkda.coM
An employee -owned company promoting affirmative action.and equal opportunity;
Luther Cadillac Project Staff Report April 12, 2022.
Gem Labe Planning. Commission Page 2
PROPERTY INFORMATION
❑escriptiow 35.16 Highway 61 is located .east of Highway 61, on the southeast side of the. city, The lot.is
rectangular in shape, and is.1;93 acres in size, per Ramsey County records. The site is currently vacant;
a. house. used. to reside on the site but. was: razed back .in 2019. The site is. fairly fiat. The east side of. the
property is. bounded by 6NSF railroad tracks, While the south side is bounded by the city's south border
With Vadnais Heights.
Land Use: vacant
PROJECT INFORMATION
The applicant is proposing to build an alltoniotive dealership. The Gem Lake portion of the project would
include 144.stalls gfparking, landscaping, and a new. frontage road with a cul=de-sac. The frontage road
co.u.ld eventually extend north, if the current intersection of Hoffman Road and .Highway 61 is
redesigned/redeveloped in the future:.
Consolidated. Land Use Ordinance Requirements
Conditional Use for automotive dealerships
The Consolidated Land Use ordinance outlines zoning requirements for new developnientin the city.
Section 9,6,5 of the ordinance was amended in 24.19 to permit uses in adjacent.communKies in the city as
a conditional use: This is only limited.. to automotive dealerships, which our applicant is proposing. As.a.
Luther Cadillac Project Staff Report April 12, 2022
Gem Lake Planning Commission Page.3
conditional use., the application must adhere to the criteria for a conditional use, which.is listed in Section
17,5 of the ordinance. These criteria are discussed later in this staff report.
Setback requirements
The. applicant has. a unique:situatiori :in that their proposed use will be.exterlding over a property line.
Typically, if two lots are being use fora use and are under.the .same ownership, they would be combined
so that there is not a lot line running through the siteAn this situation, though, the lot line is also a
municipal boundary,. and a lot cannot be located in two different municipalities. In.order to allow the
parking lot for this site to be Built over the property line: and connect with the rest of the site in Vadnais
Heights, a variance to. allow a zero' foot setback is. necessary. Variances are to meet: the. criteria found .in
Section 17.2 of the ordinance.. These criteria are discussed later in this staff report.
Screening & Landscaping
Section 18.5 of the ordinance covers screeningrequirements for new developments; landscaping is.
located. in Section 1.8.6; The applicant is proposing to put up both a small retaining wall and landscape
plantings that would. screen the. parking from the current house to the north. The Commission may require
additional screen ing.as a condition onto the .CUP (such .as a fence or wall of a certain height, or additional
landscape plantings) if there is additional need to. screen the use from the neighboring property to the
north:
Parkland Dedication
Section 18.20 notes the dedication of land for parks is required as part ofaplat. Cash payments in lieu of
land dedication can.also be made that are placed in the 'park fund.. If dedicating Iand, 10°Io.of the total.site
acreage is to be dedicated to the city;. if making a.cash. contribution in Ileu of land, the payment would be
10% of the pre -development land value. The Commissioncan require land, cash in lieu of Iand, or a
combination of the. two. Given the use of the site, and existing adjacent land .uses;. cash..in lieu of parkland
may be. ideal. This would: be included as a.condition on.the CtJP.approvai..
Parking Requirements
Section 20 of the ordinance covers off-street parking. The site, due to its unique design, is all. off street
parking, as the principal structure for the. use. will be located on the..parcel.within Vadnais Heights. Given:
the building is within Vadnais Heights, the minimum number of stalls required was based off of their. code
requirements, which was.187 stalls; The parking on the Vadnais Heights side of the project.satisfies their
code..requirements, and results. in the parking located within Gem Lake as parking that is not required by
code, but is still permitted:
Staff Comments
As part of the review of the request, comments. were collected from staff and other agencies. involved or
interested with the project,
Watershed
The subject parcel is. located within the Ramsey -Washington Metro Watershed pistrict. The District noted
the plans from the applicant meet their requirements, and that they can issue.their permits upon.
completion of .a stormwater maintenance agreement with the applicant.
MnDO T
Due to the proximity with Highway 6.1; the.Depadment of Transportation was notified for comments.
regarding the. project: At time of this staff report, MnDOT has not provided any comments on the project..
7
Luther Cadillac Project Staff Report. April 12, 2022.
Gem Lake Planning Commission Page 4
Engineering
The City Engineer was able to review the submitted plans, .and noted that there was no. issueslcomments
to address.
Conditional Use Permit Criteria
When reviewing a CUP request, impact on the following criteria shall be reviewed by the city, as noted in
Section f 7.5.2(A):
1) Adjacent Uses
2) Air and. Water Quality
3) Traffic. Generations
4) Public Safety and Health
5) Area Aesthetics
5} Economic. impact ❑ti the Entire Area
7) Consistency with the Comprehensive Municipal Plan
8) Anticipated Duration of the Conditional or Interim .Use
Section 17,5:9(5) of the further notes that the following standards -apply to new CUPS:.
1) Complian..ce with a.11 zoning and other regulations as may otherwise. be applicable;
2] The date or the event that will.. terminate the use can be identified with certainty;.
3) The existence. of the Conditional or Interim Use will not impose additional costs on the. public if. it
becomes necessary for the public to take:the property in the future;
4] The user agrees to any conditions of approval associated with the approval of the Conditional or
Interim Use Permit by the City Council.
Section 17.5:9(C) finally notes that new and existing. C.UPs should.adhere to the following:
1] ShalI-maintain hwrhony andcompatibility With :surrounding uses and with the architectural character
and design standards of existing uses and development;
2) Shall meet or exceed all Performance Standards contain elsewhere in this. Ordinance;
3) Shall not generate such additional. traffic associated with the use that would overburden or exceed the
capabilities of streets and other public services and facilities including, but not.limited.to, parks, schools,
and utilities.serving the area.
If the criteria are not met;: or there is .findings to show that they would not .be met, the Planning
Commission could add conditions of approval onto the CUP to ensure the criteria are met, or could site
the Iack.of criteria being met as findings to deny the request,
Variance Criteria
When reviewing a request for a variance, the request shall be:considered in respect to whether the
applicant has a practical difficulty preventing: them from meeting the ordinance. A. variance:cann..ot be
permitted to allow a.use that isn`t permitted per the ordinance.
A `practical difficulty' means, as noted in Section 17.4.1..of the ordinance, that:.
• The property owner proposes to use the property in a reasonable manner not permitted by the
zoning ordinance
Luther Cadillac.Project Staff Report April 12, 2022
Gem Lake Planning Commission Page 5
• The plight of the landowner is due to circumstances unique to the property not created by.the
landowner
• The variance, if granted, will not alter the essential character of the locality
• Economic.. considerations alone do not constitute practical difficulties
■ Practical difficulties include, but are not limited to, inad.equate. access to direct. sunlight for solar
.energy systems
Section 17.4.2(B) notes that when reviewing variances, that the. city shall :also consider the following:
■ Adjacent Uses
• Air and Water Quality
■ Traffic Generations
Public Safety and Health
■ Area Aesthetics
• Economic Impact on the Entire. Area.
• Consistency with the Comprehensive Plan
Subdivision Criteria
Due to the request,only involving splitting land off an existing lot and. creating new right-of-way, the
request..is able to. be reviewed as a Minor Subdivision. The M€nor Subdivision allows a..niore streamlined
process than a Major Subdivision, clue to the scope of a Minor Subdivision being smaller. Included in the.
submittal is a plat for the subdivision, A Minor Subdivision must: be recorded with the County Register of.
Deeds with in. 60 days of approval by the. City 'Counci1, or the. approval would be void.
EVALUATION OF REQUEST
Below is the PIan ner'tfind ings in regards to the criteria for this request, with the criteria in italics. The
Planning Commission should discuss whether the findings are met for approval, or if there are criteria that
are not met,
CUP criteria.
Section 17.5,2(A)
1) Adjacent Uses
The proposed use would be for parking as part of an automotive dealership use, which is. a.
permitted. use in this. zoning district due. to the use being permitted in the adjacent municipality..
The proposed parking lot should .not impact the use of neighboring properties. A condition could
be to include additional screening. and landscape plantings along the north side of the site, if there
is concern with a parking. lot being adjacent to a currently existing. house.
2} Air and Water Quality
The proposed development should not impact. air or water quality. The site would have toadhere
to applicable requirements for drainage.from the city and watershed district,.
3) Traffic Generations
The proposed use would generate traffic, though most traffic would not be located within the Gem
Lake portion of the site. The site would have. access to Highway61 through a new frontage road
that would run south through Vadnais Heights. If the adjacent lots to this site. in Gem Lake are
redeveloped, the frontage road could be extended north,
7
Luther Cadillac ProjeaStafP Report April 12, 2022
Gem Lake: Planning Commission Page 6
4) Public Safety and Health
The proposed. project. should not have impacts on the. safety or Health of the public, provided the
development is built to code and adheres to conditions placed on this CUP.
5) Area Aesthetics
.The site. is. unique in .that a majority of the site is. not.within the city limits;:.tY ere are no buildings or
structures within the Gem Lake side that would add or subtract from the aesthetics of the area.
Since the:site. is within the gateway zone; the commission could request additional landscaping or
screening if there is concerns with the aesthetics .of the parking lot.
6) Economic Impact on the. Entire Area
Development of a currently vacant site would result in new.ta.x base for the city.. Development.of
the site could potentially spur additional development within the gateway area.
7) Consistency with the Comprehensive: Municipal Plan
The Comprehensive Plan identifies the gateway.zone as permitting a wide variety of uses, most
of which are more mixed -use in nature. Provided that zoning requirements and other municipal
ordinances are. met, the proposed project would. he,consistent with.the Comprehensive Plan, as
the proposed use of the site by the applicant would not prevent adjacent site. from being
developed in accordance with the Comprehensive Plan and the Consolidated Land Use
Ordinance.
8) Anticipated Duration of the Conditional or Interim Use
As a conditional.use, the proposed structure would be intended to be used for a considerable
amountof time.
Section 17.5.9(B)
1) Compliance with all zoning and other regulations as mayotherwise be applicable;
Apart from the requested variance, the proposed request is compliant With local zoning
requirements., and would be required to comply with. all.other applicable local, State, :or Federal.
regulations. Any connections of the site.to city utilities would have;to follow applicable:
requirements.
2) The elate or the event that will terminate the use can be identified with certainty;
As a conditionaf use, this requirement is N/A.
3) The existence .of the Conditional or Interim Use will not impose additional costs on the.public.if it
becomes. necessary for the. public. to fakethe propertyin the future;
In the event of the public:.taking the property in the future, the presence of the proposed parking
lot should not innpose: additional costs onto the public.
4) The user agrees to any conditions of approval. associated with the approval of the Conditional or
Interim Use Permit by the City Council.
In discussions with the applicant, the Planner noted that: conditions could be made by the city as
part of the approval.
Luther Cadillac Project Staff Report April 12, 2022
Gem Lake Planning Commission Page 7
Section 17.5.9(cy
1) Shall rnajntain.harmony and compatibility with surrounding uses and with the architectural
character and design standards of existing uses and development;
The site is unique in that a majority of the site is not within the city limits; there are no buildings or
structures within the Gem Lake side that would add or subtract from the aesthetics of the .area.
Since the site is within the gateway zone, the commission could request additional landscaping or
screening. if there. isconcerns with the. parking lot being.compatible with the properties to the.
north.
2) Shall meet or exceed all Performance Standardscontain elsewhere in this Ordinance,.
The proposed use is meeting applicable.zoning requirements:
3) Shall not generate such additional traffic associated with the use that would overburden or
exceed the capabilities of streets and other public services and facilities including, but not lunited.
to, parks,. schools, and utilities serving the area.
The proposed. development would not be generating traffic to a level that wo:uI-d overburden
streets or other pubIiic services and utilities.
Variance criteria:
Practical Difficulties,. per Section 17,41:
The property owner proposes to use the property in a reasonable manner not permitted by
the zoning. ordinance
The request is to have a zero foot.setback, in order to permit a parking lotto extend over two
parcels that .are under the same ownership: Due to the. lots being in different municipalities.,
the. two lots. are unable to be combined... Without a variance, the parking lot. would. need to
maintain a setback from the. property line.
The plight of the landowner is due to circumstances unique to the property not created by the
landowner
The municipal boundary, not created by the land owner,. prevents the parcel from being
combined with the other parcels under the same ownership
The variance, if granted, will not alterthe essentlal character of the locality
It will be unlikely that passersby will be aware of the municipal boundary in this area, which
creates the need to keep the`property line -and triggered theneed for a Setback,. Reducing :the
setback along the south property Iine.to zero feet for the parking. tot would allow the site to
appear andfunction as one development, and does not appear to have an impact to the
character of.adjacent areas within the city.
Economic considerations alone do not constitute practical difficulties
The practical difficulty:is due to the location of the municipal boundary preventing theparcels
from being.combined; economic considerations .ate not rioted as a practical:difficulty.
Practical difficulties include, but are not: limited to, inadequate access to directsunJight.for
solar energy systems -
NIA
9
Luther Cadillac.Project Staff Report April 12, 2022
Gem Lake.Pl.an.ning.Commission Page 8
Section 17.4.2(8) notes.that when reviewing variances, that the city shall also consider the following:
41 Adjacent Uses
Development nearby is charactedzedb.y auto -centric parking Iots. The use, while primarily .in
Vadnais Heights, will Have some parking within. Germ Lake. Thenormally required setback.
from the property line would impact the ability to use the..parcel for the proposed use
(parking), and would create a layout that could stand=out from adjacent developments.
Air and Water Duality
The proposers development should not impact air or water quality. The site would have to
adhere to applicable requirements for drainage.from the city and watershedAistrict,
• Traffic Generation
The proposed use would generate traffic, though most traffic would not he located within the
Gem Lake: portion of the site. The site would have access to Highway E1 through a. new
frontage roadthat would.run south through Vadnais Heights. Ifthe adjacent lots. to this site in
Gen? Lake areredeveloped, the .frontage road could be extended north.
• P.ublic:Safefy and Health
The proposed project. should not have impacts on the safety or health.of the public, provided
the development is.built to code a.nd adheres to any conditions placed on this variance.
• Area Aesthetics
The site is unique: in that a majority of the site is not within the city limits; there are no
buildings or structures within the. Gem Lakeside that would add or subtract from the
aesthetics of the. area. Since the site is within the gateway zone, the commission. could
request additionallandscaping or screening if there is concerns. with the aesthetics of the
parking lot.
Economic Impact on the Entire Area
Development of a currently vacant site would result in new tax base for the city. Development.
of.the site:could potentially spur additional development within the gateway area.
Consistency with the Comprehensive Plan
The Comprehensive Plan identifies the gateway zone as permitting a wide variety of uses,
most of which are more mixed -use in nature. Provided that zoning.requirements. and other
municipal ordinances are met, the proposed project would. be consistent with the
Comprehensive Plan, as the proposed use of the:site by the :applicant would.not:prevent
adjacent sites from being developed in accordance with the Comprehensive Plan and the
Consolidated Ladd Use. Ordinance.
Minor Subdivision
Plat
The applicant has.submitted a Plat for review and approval. by the city, and appears to meet
requirements for approval.
Luther.Cad iIlao. Project Staff Report April 12, 2022.
Gem Lake. PIanning Commission Page 9
• Parkland Dedication
The city's Consolidated Land Use Ordinance requires a land. dedication for parks, orca.s.h in
lieu, as part of subdivision requests. Given the.use of the site, a cash payment 1n lieu of land
is recommended,
Development Agreement
As part: of a subdivision of land, the city can enter into a development agreement to formalize
how infrastructure and other improyements are to be.constructed, and can. outline timelines of
payment for parkland dedication fees. Given the creation of the frontage...road, and
infrastructure under the road, a Development Agreement. could be drawn up for approval by
the City Council with the plat.
ACTION
The Planning Commission has the following -options. for these requests:
1: Recommend the Council approve the request, with or without conditions
2. Recommend. the Council deny the request, with findings for denial
3. Table for further review/study
RECOMMENDATION
The Planning Commission. should review the criteria. for the requests, and determine if there are findings
to supportapproval .or denial of each request.
Variance
If the Planning Commission finds the request meets the criteria for a variance; the Planner would
recommend approval of the variance. request to permit a zero foot setback from' the south property line for
a parking lot, at 351E Highway 61. if recommending approval, the following conditions for approval would
be recommended:
1) The applicant is. permitted to build the proposed parking lot with a zero foot setback from the
south property line., as shown in the plans submitted to the city and reviewed with the request..
2) The applicant is required to acquire necessary permits and. approvals f rorn the city for the
proposed project.
3) The applicant is required to adhere to all applicable local, State, or Federal regulations,
4) The applicant is required to acquire any other applicable local, State, or Federal permits for this
request.
CUP
If the Planning Commission finds the request meets the criteria for a CUP, the Planner would recommend
approval of the Conditional Use Permit request to build an automotive dealership, at 3516 Highway 61. If
recommending approval, the. following conditions for approval would be recommended:
1} The applicant ispermitted to build the proposed parking lot for the proposed automotive.
dealership, according to the plans submitted to the city and reviewed with this request.
2} The applicant is required to acquire %nece.ssary permits and approvals from the city for the
proposed project.
34 Any connections of:the proposed accessory. structu re.to city utilities:shall adhere to app.Iicable
city requirements.
4) The applicant is required to adhere to.all applicable local,. State, or Federal regulations.
7
Luther Cadillac Project StaffReport April 12, 2022
Gem Lak.e.Planning Commission Page 10.
5) The applicant is required to acquire any other applicable local, State, or FederaI permits for
this request.
Minor Subdivision .Plat
If the Planning Commission finds the. plat meets the criteria for a. minor.subdiVision, the Planner would
recommend approval of the minor subdivision request at 35.15 Highwa.y:51. If recommending approval,
the following. conditions for approval would be recommended.
1 } The applicant is to submit a.payment in lieu of park. land dedication. As per the Consolidated
Land Use Ordinance; the payment shall be 101/a of the. pre -development land value for. the
parcel.
2} The applicarit shall enter into a Development .Agreement with the City of Gem Lake.
METROPOLITAN
C O U N C 1 L
May 27, 2022
Nate Sparks, Consulting Planner
City of Gem Lake
4150 Olson Memorial Hwy #320
Golden Valley., MN 55422
RE,: City of Gem Lake 2444 Comprehensive Plan - Notice of Council Action
Metropolitan Counci[ Review Pile No. 22063-1
Metropolitan Council District.1.1
Dear Nate Sparks:
The Metropolitan Council reviewed the City of Gem Lake Comprehensive. Plan (Plan) at its
meeting on May 25, 2622. The Council based its review on the. staffs report and analysis
(attached).
The Council found that the. City's 2040 Plan meets all Metropolitan Land Planning Act
requirements; conforms to the regional system plans including transportation, aviation, water
resources management, and parks; is consistent.with Thrive MSP 2040; and is compatible with.
the. plans of adjacent jurisdictions.
In addition to the Advisory Comments and Review Record, the Council adopted the following
recommendations.
1. Authorize: the. Gem Lake to place its 204O Comprehensive Plan into effect.
2. Advise the City to implement the advisory comments in the Review .Record for Forecasts,
and Surface Water Management.
3. Approve the City of Gem Lake's Comprehensive Sewer Plan.
Please consult the attached staff report for important information about the City's next steps. Of
particular importance are the Council's actions, listed on page 1, general Advisory Comments
listed on page 3, and the specific comments for technical review areas,.which are found. in the
body of the report. The final copy of the Plan needs to include all supplemental
informationtchanges made during the review.
Metropoiltan Council (Regional Office.& Environmental Services)
390 Roaert.5treet North, Saint Paul, Mid 55101-I805
P 651.662,1000 i F 651.602.1550 I TTY.65.1.25T,M04
metrocoundLo..rg
An Equal Opportunity Employer
Congratulations on completing this important project. It was a pleasure to work with the City's
staff and consultants throughout the review process.
Sincerely,
Angela R. Torres, AICP, Senior Manager
Local Planning Assistance
Attachment
cc:. Melissa Lawrence, Acting City Clerk
Tod Sherman, Development. Reviews Coordinator, MnDOT Metro Division
Susan Vento, Metropolitan Council, District 11
Jake Reilly, Sector Representative/Principal. Reviewer
Reviews Coordinator
N.'lGommDevV-PAICommunitieslGein LakelLetterslGem Lake 2022 2040 CPU Post. Council Action 22063- 1 . doox.
Page - 2 1 May 27; 2022. 1 METROPOLITAN COUNCIL
Committee Meeting Date: May 16, 2022 For the Metropolitan Council: May 25: 2022
Environment Committee Date: May 10, 2022
City of Gem Lake 2040 Comprehensive Plan and Comprehensive Sewer Plan, Review File 22063-1
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review and take the
following action:
Recommendations of the Community Development Committee
1. Authorize the Gem Lake to place its 2040 Comprehensive Plan into effect.
2. Advise the City to implement the advisory comments in the Review Record for Forecasts, and
Surface Water Management.
Recommendation of the Environment Committee
1. Approve the City of Gem Lake's Comprehensive Sewer Plan.
Summary of Community Development Committee Discussion/Questions
Senior Planner Jake Reilly presented the staff's report to the Committee. No representatives from
the City of Gem Lake were in attendance. The Community Development Committee unanimously
recommended approval ❑f the proposed action with no questions or discussion at its meeting on
May 16, 2022.
Summary of Environment Committee ❑iscussion/Questions
■ No comments or questions. The proposed action was approved on the consent agenda at the
■ Environment Committee May 10, 2022 meeting.
■
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0
A
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Committee Meeting date: May 1fi, 2022 Forthe Metropolitan Council: May 25, 2022
EnvironmerrtCommittee pate: May 10, 2022
City of Gem Lake 2040 Comprehensive Plan and Comprehensive Sewer Plan, Review File 22063-1
District(s), Member(s): ❑istrict 11, Susan Vento
Policy/Legal Reference: Metropolitan Land Planning Act (Minn. Stat. §473.175), Minn. Stat. §
473.513
Staff PreparedlPresented: Jake Reilly, Senior Planner (651-602-1822)
Angela R. Torres; Local Planning Assistance Manager (651-602-1566)
Kyle Colvin, Wastewater Planning and Community Programs Manager (651-
602-1151)
Division/Department: Community Development) Regional Planning
Environmental Services/ Technical Services
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and
take the following actions:
Recommendations of the Community Development Committee
1. Authorize the Gem Lake to place its 2040 Comprehensive Plan into effect.
2. Advise the City to implement the advisory comments in the Review Record for Forecasts and
Surface Water Management.
Recommendation of the Environment Committee
1. Approve the City of Gem Lake's Comprehensive Sewer Plan.
Advisory Comments
The following Advisory Comments are part of the Council action authorizing the City to implement
its 2040 Comprehensive Plan (Plan).
Community development Committee
1. As stated in the Local Planning Handbook, the City must take the following steps:
a. Adopt the Plan in final form after considering the Council's review recommendations as
contained in the body of this report.
b. Submit one hard copy and one electronic copy of the Plan to the Council. The electronic
copy must be submitted as one unified file.
c. Submit to the Council a copy of the City Council resolution evidencing final adoption of
the Plan.
2. The Local Planning Handbook also states that local governments must formally adapt their
comprehensive plans within nine months after the Council's final action. If the Council has
recommended changes to the Plan, focal governments should incorporate those recommended
changes into the Plan or respond to the Council before "final adoption" of the comprehensive
plan by the governing body of the local governmental unit. (Minn. Stat. § 473.864, subd. 1)
3. Local governments must adopt official controls as identified in their 2040 comprehensive plans
and must submit copies of the official controls to the Council within 30 days after the official
controls are adopted. (Minn. Stat. § 473.865, subd. 1)
4. Local governmental units cannot adopt any official controls or fiscal devices that conflict with
their comprehensive plans or which permit activities in conflict with the Council's metropolitan
system plans (Minn. Stat. §§ 473.864, subd. 2; 473.865, subd. 2). If official controls conflict with
comprehensive plans, the official controls must be amended within 9 months following
amendments to comprehensive plans (Minn. Stat. § 473.865, subd. 3).
Environment Committee
1. The Council -approved Comprehensive Sewer Plan becomes effective only after the Plan
receives final approval from the local governmental unit's governing body. After the Plan
receives final approval from the City and the Comprehensive Sewer Plan becomes effective, the
City may implement its Plan to alter, expand; or improve its sewage disposal system consistent
with the Council -approved Comprehensive Sewer Plan.
2. A copy of the City Council resolution adopting its 2040 comprehensive plan, including its
Comprehensive Sewer Plan, must be submitted to the Council.
Eli
5
Background
The City of Gem Lake is in northeastern Ramsey County. It is surrounded by the communities of
the White Bear Township, White Bear Lake, and Vadnais Heights.
The City submitted its 2040 Comprehensive Plan (Plan) to the Council far review to meet the
Metropolitan Land Planning Act requirements (Minn. Stat. §§ 473.851 to 473.871 ) and the
CcunciI's 2015 System Statement requirements.
Review Authority & Rationale
Minn. Stat. § 473.175 directs the Metropolitan Council to review a local government's
comprehensive plan and provide awritten statement to the local government regarding the PIan's.
■ Conformance with metropolitan system plans
■ Consistency with the adopted plans and policies of the Council
■ Compatibility with the plans of adjacent governmental units and plans of affected special
districts and school districts
By resolution; the Council may require a local government to modify its comprehensive plan if the
Council determines that "the plan is more likely than not to have a substantial impact on or contain
a substantial departure from metropolitan system plans" (Minn. Stat. § 473.175, subd.1).
Each local government unit shall adopt a policy plan for the collection, treatment; and disposal of
sewage for which the local government unit is responsible, coordinated with the Metropolitan
CounciI's plan, and may revise the same as often as it deems necessary (Minn. Stat. § 473.513).
The attached Review Record details the Counc1I's assessment of the PIan's conformance,
consistency, and compatibility, and is summarized below.
Review Standard
ReviewArea
Plan
Status
Conformance
Regional system plan for Parks
Conforms
Conformance
Regional system plan for
Conforms
Trans ❑nation, including Aviation
Conformance
Water Resources (Wastewater Services
Conforms
and Surface Wafer M anag ement
Consistency with Council
Thrive MSP 2040 and Land Use
Consistent
Policy
Consistency with Council
Forecasts
Consistent
Policy
Consistency with Council
2040 Housing Policy Plan
Consistent
Policy
Consistency with Council
Water Supply
Consistent
Policy
Consistency with Council
Community and Subsurface Sewage
Consistent
Policy
Treatment Systems SSTS
Compatibility
Compatible with the plans of adjacent
Compatible
and affected governmental districts
Thrive Lens Analysis
The proposed 2040 comprehensive plan is reviewed against the land use policies in Thrive MSP
2040. To achieve the outcomes identified in Thrive, the metropolitan development g u i d a defines
the Land Use Policy for the region and includes strategies for local governments and the Council to
implement. These policies and strategies are interrelated and taken together, serve to achieve the
outcomes identified in Thrive.
Funding
None.
Known Support / Opposition
There is no known opposition.
■
■
■
49
REVIEW RECORD
City of Gem Lake 2040 Comprehensive Plan
Review File No. 22063-1, Business Item No. 2022-127 JT
The following Review Record documents how the proposed Plan meets the requirements of the
Metropolitan Land Planning Act and conforms to regional system plans, is consistent with regional
policies, and is compatible with the plans of adjacent and affected jurisdictions.
Conformance with Regional Systems
The Council reviews plans to determine conformance with metropolitan system plans. The Council
has reviewed the City's Plan and finds that it conforms to the Council's regional system plans for
Regional Parks, Transportation (incIudingAviation,) and Water Resources.
Regional Parks and Trails
Reviewer: Colin Kelly, Community Development (CD) - Regional Parks (651-602-1361)
The Plan conforms to the 2040 Regional Parks Policy Plan (RPPP) for the Regional Parks System
element. Washington County is the Park Implementing Agency for Regional Parks System
components in the City of Gem Lake, for which the Plan accurately describes the Regional Parks
System components. Regional Trails located within the City include the St. Anthony Railroad Spur
Regional Trail Search [Figure 1]. There are no State or Federal recreation lands in the City.
Regional Transportation, Transit, and Aviation
Reviewer: Russ Owen, Metropolitan Transportation Services (MTS) (651-602-1724)
The Gem Lake Comprehensive Plan Update (Plan) conforms to the 2040 Transportation Policy
Plan (TPP) adopted in 2015. It accurately incorporates and integrates transportation system
components of the TPP. The Plan is also consistent with Council policies regarding community
roles, the needs of non -automobile transportation, and the needs of freight. The Plan is compatible
with the plans of adjacent and affected governmental units.
Roadways
The Plan conforms to the Roadways system element of the TPP. There are no principal arterials in
Gem Lake, although 1-35 is located just to the west of the community and serves its residents. The
Plan accurately accounts for the two A -minor arterials located in the community (County Road E,
and U.S. fit) and has delineated major and minor collectors. All roads in the city have two (2)
lanes. The Plan identifies existing and forecasted traffic volumes for its A -minor arterials. The Plan
also refers to guidelines on how access will be managed for A -minor arterials.
R11 ► ransit
M The Plan conforms to the Transit system element of the TPP. Gem Lake is in Transit Market Area
III; with primarily commuter express bus service. Dial a ride service is available through Transit
Link. The plan also discusses the Rush Line Transitway which is funded under the Current
Revenue Scenario in 2015 and is now identified as the Purple Line.
Aviation
The Plan conforms to Aviation system element of the TPP. The Plan includes policies that protect
f� regional airspace fromobstructions
Bicycling and Walking
The Plan is consistent with the Bicycling and Pedestrian element of the TPP. The Plan states that
motorized vehicles; bicycles, and pedestrians share roadways in Gem Lake. Given the nature of
the city and low road volumes, this approach is appropriate. The Plan notes that the City should
continue to monitor bicycle and pedestrian safety as part of its transportation planning for public
safety, especially when planning maintenance and improvements to local roads. Gem Lake has
one future elements of the Regional Bicycle Transportation Network (RBTN) a Tier 1 Alignment, an
extension of the Bruce Vento trail.
Freight
The Plan is consistent with Freight policies of the TPP. The Plan identifies two rail corridors which
run north/south through the community. There are no truck, barge or intermodal facilities in the
community and no commercial or industrial nodes that generate freight movements.
Transp o rta do n Analysis Zones (TAZs)
The Plan conforms to the TPP regarding TAZ allocations for the seven TAZs in the community.
The City's TAZ allocations for employment, households and population appropriately sum to the
Metropolitan Council's citywide forecast totals f or al forecast years f rom 201 0 through 2 04 0.
Water Resources
Wastewater Services
Reviewer: Kyle Colvin, Environmental Services (ES) — Wastewater Planning and Community
Programs (651-602 1151 )
The Plan conforms to the 2040 Water Resources Policy Plan (WRPP), It represents the City's
guide for f uture growth and development through the year 2040. It includes growth forecasts that
are consistent with the CounciI's assigned forecasts for population, households, and employment,
Current wastewater treatment services are provided to the city by the Metropolitan Council
Environmental Services (MCES). Wastewater generated within the city is conveyed by Council
Interceptors 7122, 1-VH-423: and 1-VH-423A. All wastewater generated within the city is conveyed
to, and treated at, the Metropolitan Treatment Plant in St. Paul. The Plan projects that the city will
have 144 sewe red households and 490 sewe red employees by 2040. The Metropolitan Disposal
System with its scheduled improvements has or will have adeq uate capacity to serve the City's
growth forecasts.
The Plan provides sanitary flow projections in 10-year increments. The rationale forthe average
day flow projections is given in the Plan and determined appropriate for planning local services.
The Metropolitan Council is committing to provide the level of wastewater service based ❑n the
sewered forecasts as stated in the sewer element of the Plan.
The Land Use Plan reflects an overall minimum residential sewered density that is consistent with
Council policy far future sewe red residential growth for Suburban communities.
The Plan states that there were 75 existing homes within the city according to 1970 census data
which represents approximately one-third of the current homes within the city, some of which may
be connected to the sanitary sewer system. No evaluation of these services has been conducted
by the city to determine their susceptibility to III. The city is provided regional wastewater service
73 through numerous connections either directly or indirectly to regional interceptors creating
individual services areas too small to accurately measure on an on -going basis. Due to this
situation the impact of wet weather events and cycles cannot be precisely quantified and therefore,
the city cannot determine the impact of I11 on the collection system. The Plan outlines previous
efforts to inspect and mitigate I11 within its system, and outlines activities that include sump pump
inspections, manhole structure inspection and rehabilitation and flow metering to further identify
and eliminate sources of I11 in the public collection system and estimates the cost of these efforts at
$323,000. Each pipe section within the city is scheduled to be inspected every 10-ye ars. The plan
also identifies a continuation of a public education program that discourages the connection of
sump pumps, foundation drains and roof leaders to the sanitary sewer system. The Plan does not
attempt to describe the sources, extent. or sig n ifican ce of existing III within the public or private
wastewater collection system.
The Plan references City Ordinances 64E and 129 that describes the requirements and standards
for minimizing 111, including the prohibition of con nectons of roof downspouts, foundation drains,
sump pumps, and yard drains to the public sanitary sewer. The Plan states that the disconnection
of these prohibited connections is not required under the ordinance but rather relies on voluntary
compliance
Comprehensive Sewer Plan
The Sewer Element of the Plan has been reviewed against the requirements far Comprehensive
Sewer Plans for Suburban communities. It was found to be sufficiently complete and consistent
with Council polices. Upon adoption of the Plan by the City, the action of the Council to approve
the Sewer Plan becomes effective. At that time, the city may implement its Plan to alter, expand, or
improve its sewage disposal system consistent with the approved Sewer Plan. A copy of the City
Council Resolution adopting its Plan needs to be submitted to the Metropolitan Council for its
records.
Surface Water Management
Reviewer: Judy Sventek, ES— Water Resources (651-602-1156)
Gem Lake lies within the oversight boundaries of the Ramsey -Washington Metro Watershed
District and the Vadnais Lake Area Watershed Management Organization. Gem Lake submitted a
draft Local Water Management Plan (LWMP) to the Council for review in September2017.
Council Water Resources staff reviewed and commented on the draft LWMPto the City,
Watershed District and Watershed Management Organization in a letter dated October 6, 2017.
The revised version of the LWMP submitted on January 13, 2021, adequately addresses ccncems
raised in ❑ur October 2017 letter. The Vadnais Lake Area Watershed Management Organization
approved the LWMP on 6-27-18.
Advisory Comments
The City needs to provide the date the Ramsey Washington Metro Watershed District approved
the plan for our records.
Consistency with Council Policies
The Council reviews plans to evaluate their apparent consistency with the adopted plans of the
Council. Council staff have reviewed the City's Plan and find that it is consistent with the Council's
policies, as detailed below.
Forecasts
Reviewer., Todd Graham, CD — Research (651-602-1322)
The Plan Update includes the forecasts prepared by Metropolitan Council (Plan table 5.1). For
reference, Metropolitan Council's forecasts are shown in Table 1 below.
? �bO 1. Ckv of Gem Lake Forecasts
EstimatedCensus
Census
CouncilForecasts
2010
2019
2020
2020
2030
2040
Population 393
467
528
480
500
530
Households
155
177
199
200
230
250
Emplovment
526
481
357
580
610
640
The Metropolitan Council requires the Plan address how land supply for future development (or
redevelopment) accommodates the community's growth forecast. The City's approach is
discussed in section 5.7 (page 24) of the Plan. There are 81 acres in the mixed -use category; of
which 34 acres are considered available for residential development. The City estimates the
potential for 174 additional housing units if fully developed and absorbed. This accommodates the
forecasted growth
Council policy requires some measure of employment -bearing land use intensity. The City
provides impervious surface and building coverage rates in table 5.4.
The Council requires 2 02 0, 2030, and 2040 forecasts assigned transport analysis zones, or
portions of TAZs within the city boundaries. This is found in table 6.4; TAZ allocations summarize
to the city total.
Chapter 7 includes a discussion of sewer -serviced forecast and an accompanying table (table 7.5)
consistent with the CaunciI's System Statement.
Advisory Commenis
Employment in Gem Lake has not grown as was previously projected; local employers have
reduced their employment. Council staff advise that the City could request a lower employment
forecast with afuture amendment, if desired.
The forecast of sewer -serviced households and employment ( Plan table 7.5) shows 110
households, 280 population, and worksites with 150 employees remain outside of the wastewater
system (and utilizing SSTS) throughautthe forecast period. The sewer -serviced forecast can be
adjusted in a future amendment if the City expects more households to transition to public sewer
service.
Thrive MSP 2040 and Land Use
Reviewer: Jake Reilly, CD — Local Planning Assistance (651-602-1822)
The Plan is consistent with Thrive MSP 2040 (Thrive) and its land use policies. The Plan
acknowledges the Thrive community designation of Suburban (Figure 2). Thrive describes
Suburban communities as those that experienced their primary era of development during the
1980s and early 19 90 s as Baby Boomers formed families and entered their prune earning years.
Suburban communities are expected to plan for forecasted population and household growth at
overall average densities of at least five units per acre, and target opportunities for mare intensive
development near regional transit investments at densities and in a manner articulated in the TPP.
Plans are also required to identify areas for redevelopment, particularly areas that are well -served
by transportation options and nearby amenities and that contribute to better proximity between jobs
and housing.
The existing pattern of development in Gem Lake is one of primarily single-family homes, nearly
90-percent of which are owner -occupied. A small portion of the City known as " Hof fman's Corner"
located in and around the U.S. Highway 61 /County Road E intersection is the business center of
the City. The City envisions this area in the Pian for redevelopment as a mixed -use area with an
approximately 50150 residentiallcomrnercial mix, in four mixed -use land use categories, as shown
on Table 2.
Table 2. Planned Residential Density, City of Gem take
2018-2040 Change
Density
Category
Min Max
Net Acres
Min Units
Max Units
Neighborhood Edge*
1
2.9
1
1
2
Neighborhood General
3
4.9
17
51
83
Neighborhood Mixed"
5
7.9
2
10
15
Neighborhood Central*"*
8
12
14
112
168
*10% residential
*"25% residential
Overall Density
5.11
7.88
—30% residential
Housing
Reviewer: Hilary Lovelace, CD— Housing (651-602-1555)
The Pi an is consistent with the 2040 Housing Policy Plan (HPP). As of 2016, the City has more
than 170 homes including 5 multifamily units. Approximately 12 homes are rented. More than 80
housing units are currently affordable to households earning under 80% of Area Median Income
(AMI), however, nearly 25 households earning 80% of AM or below are paying more than 3 0 % of
their income toward housing costs. There are about 2 units affordable to households with income
at or below 30%AM i and more than 10 cost burdened households with incomes at or below 30%
AM 1.
The Plan identifies existing housing needs including maintenance and reinvestment in existing
housing stock, and housing that is affordable to a range of income levels, including the affordable
housing need allocation. The City does not currently have any publicly subsidized housing.
The Plan acknowledges the 2021-2030 affordable housing need allocation of 11 units; 7 of which
are needed at prices affordable to households earning 30%of AM or less, 3 of which are needed
at prices affordable to households earning between 31 and 50% of AMI, and 1 of which is needed
at a price affordable to households earning between 51 and 80% of AM I. As shown in Figure 5, the
Plan guides sufficient land expected to develop in the 2021-2030 time period at a minimum of eight
units per acre to allow for development of at least 32 new housing units.
The housing implementation plan component of the Plan describes that the City will consider TIF,
housing bonds and tax abatement for new housing development. The City states that they will
partner with Ramsey County to meet many of their housing needs.
Water Supply
Reviewer. Brian Davis, ES— Water Supply Planning (651-602-1519)
The Plan is consistent with Council policy requirements and in conformance with WRPP policies
related to water supply, including the policy on sustainable water supplies, the policy on assessing
and protecting regional water resources, and the policy on water conservation and reuse.
Community and Subsurface Sewage Treatment Systems (SSTS)
Reviewer: Kyle Colvin; ES — Engineering Programs (651-602-1151)
The Plan indicates that there are 106 individual SSTS and no identified public or privately -awned
Community Wastewater Treatment Systems in operation in the city. The Plan states that the city
administers it's SSTS program and continues to educate its residents on the proper use and
maintenance of on -site sewage treatment systems. City SSTS Ordinance 67D is consistent with
Minnesota Pollution Control Agency Chapter 7080-7083 Rules and Council 2040 Water Resources
Policy Plan requirements.
Special Resource Protection
Solar Access Protection
Reviewer. Eric Wojchik, CD — Local Planning Assistance (651-602-1330)
The Pian includes the required solar planning elements. The Plan is consistent with statutory
o requirements (Minn. Stat. § 473.859) and Council policy regarding planning for the protection and
development of access to direct sunlight forsoIar energy systems as required by the Metropolitan
Land Planning Act (MLPA).
n
° Aggregate Resource Protection
Reviewer: Eric Wojchik, CD— Local Planning Assistance (651-602-1330)
The Plan includes the required aggregate resources planning elements. The Plan is consistent
with statutory requirements (Minn. Stat. § 473,859) and Council policy regarding planning for the
development, redevelop ment an d preservation of aggregate resources. The Plan indicates,
consistent with the CcunciI's aggregate resources inventory included in Minnesota Geological
Survey Information Circular 46, that there are no known deposits of viable aggregate resources
available for mining within the community.
Historic Preservation
Reviewer: Jake Reilly, CD — Local Planning Assistance (651-502-1822)
The Plan includes a statement that there are no structures or other physical features that are listed
locally, with the State or National Registers and includes language regarding future and potential
protection of historic sites.
Plan Implementation
Reviewer: Jake Reilly, CD—LocalPlanning Assistance (659-602-1822)
The Plan includes a description of and schedule for any necessary changes to the capital
improvement program, the zoning code, the subdivision code, the SSTS code, and the housing
implementation program.
The Plan, with supplemental materials, describes the official controls and fiscal devices that the
City will employ to implement the Plan. Specific implementation strategies are contained in
individual chapters of the Plan, with capital improvements planning detailed in chapter 14.
Compatibility with Plans of Adjacent Governmental Units and Plans of
Affected Special Districts and School Districts
The proposed Plan is compatible with the plans of adjacent jurisdictions. No compatibility issues
with plans of adjacent governmental units and plans of affected special districts and school districts
were identified.
Documents Submitted for Review
In response to the 2015 System Statement, the City submitted the following documents for review:
■ December 24, 2020: Gem Lake 2040 Comprehensive Plan
■ January 12, 2021: Gem Lake Local Water Management Plan
■ November 30, 2021: Updated Comprehensive Plan Responding to Council Incomplete Items for
Wastewater, Land Use, Surface Water Management; Housing, Special Resource Protection,
and Implementation.
• March 3, 2022: Updated Comprehensive Plan Respondingto Council Incomplete Items for
Wastewater, Land Use, and Housing.
• March 24, 2022: Revised 2040 Comprehensive Plan
Attachments
Figure 1: Location Map with Regional Systems
Figure 2: Thrive MSP 2040 Community Designations
Figure 3: Existing Land Use
Figure 4: 2040 Future Land Use
Figure 5: Land Guided for Affordable Housing
TJ
G
10
■
■
11
Figure 1. Location Map with Regional Systems
i
White
r
1
Bear
•ems'•. �r
*�
Gwn Lake
I
,0101
r -
_
1
; White
Bear Lake
Vadnais
`
Heights
g
0° aE
mlin
Regional Systems
Trainsportotion
Recreation Open Space
Transits
Regional Parks
2MD Trarwordtor Sysierr Poky• adopla. wu sry20"
Ex$ting (peen to Pu>,IiCj
Exis tiro
In mestee Plan lNot Doan to P;Aft)
�• � •• • Plefned Ctarrrnt Reyer�e Soenerio
Plarned Gnu
- - - Planed Cur rert Revere Scenario -
CTIB' Phase 1 Pr ejects
Regional Trails
PotertialIraaaseo Rev erue5oerono
Existirg IOpen to Puhlioi
Regional High" System
Existing [Not Oper, to P6h5eE
Existing PrircipalArteriak
Plarre'd
Plarnea PrircipaI Arteries
Wastewater
Exsbrg hlirorArWials
9 Motors
-_--= Plarrec161r-wArteriets
Lift Statlona
E_xatrg Othex Arterials
MCES Intercaptors
- - - - Plop ract Dther Art"Ig
)� MCES Trealmerl Plants
.,,-c 4----:.: T:--i-ho sq.. srr-. x
Regional Parris Search Areas and
Reg 1Dnai Trail Search Corridors
6auncaryACjtatrrsent
Search Ad@a
Repioral Trail Search Corridors
L]CaI Sty pets
Existing State Traih,
Other Parrs. Preserves. Refuges
an d Natural Areas
4
"Caunties Transit Impr*6*rr*nt Board iCTLB)
Figure 2. Thrive MSP 2040 Community Designations
North
Oaks
Vadnais
Heights
Little
Canada i
n a^ 1
___ Mks •• ..
Extenz, of Main Map
12
Gem Lake
Maplewood
Community Designations
Outside Council planning authority
Agricultural
Rural Residential
Diversif cl Rural
Rural Center
White
Bear
Twp.
White
Bear Lake
Emerging Suburban Edge
Suburban Edge
Suburban
Urban
Urban Center
C_ 3 County Boundaries
JCity and Township Boundaries
Lakes and Major Rivers
Figure 3. Existing Land Use
Existing Land Use
The Cav of Gem Lake
,t,r) .W
Land Use Categories C3 C4,f Boundary
�!ng* Farrxry Residential Lakes
Melutt; Denuly Res,denbai Rua;Ss
E
MMAed Use
- institurlonal
M Agncutture
- open Space
_ Recteatwel Open Space
�acaM
13
GOM Low Glesp" C�4x ori%
Roffo r couro) MtAX)T d SE
s 02 04
0
Figure 4. 2040 Future Land Use
Future Land Use
The City of Gem Lake
Future Land Use
NH x ed Use
- PUNK 1nsGtubonaf
Open Space
_ Reueatzanal Open Sparc
mgle Family Estate
SmgW Family E. etiut+ve
&nglle Family Re"entpal I Aoe
&n9k. Family Ru"enLat
14
av Boutidary
Lj9Qs
Rvads
IV
Figure 5. Land Guided for Affordable Housing
2021-2030 share of regional need for Affordable Housing: 11 units
2021-2030 total regional need for Affordable Housing 37, 900 units
Total 4 32
Sufficient {insufficient) units possible against share of regional need. 21
Affordable units built since 2021. U
Sufficientltinsufl`icient: units possible adjusted for affordable units bunk 29
Plumber of Comp Plan Amendments approved since Comp Plan Update 0
1s
MkTi OPOLITAN
t: L' J N C 1 1.
Solne eosin:eats from me for potential (liscirssion tonight.
It.appears we have very little reconciling to do. In other words, the new Comprehensive Plan is very consistent with.our existing
ordinances.
Our consultant, Nate Sparks, was planning:to update the appropriate sections of the new Comprehensive Plan to include development
within the Gateway District that has. now beenzomplete.d, including the park and trail areas and medium density villa homes.
Tonight. -and whenever we. have. a chance -. we..should express our thoughts on the general %direction of the Comprehensive Plan and
our continuing support, if that's the case. For example, .it would good to reiterate our commitmentto soine of these key goals in our
Plan:
Preserve and maintain a c°small town' environment in a natural setting. Such an environment should promote an atmosphere .of
quiet, relaxed living, with maximum regard to maintaining openness of the physical environment as well as preserving trees, water
areas, grasslands, and wetlands.
This plan will make provision for higher densities on the periphery of Geri! Lake in. inixed use areas. An .approximate.
residentiallconimercial mix: of 50/50 would be sought.
Redeveloping the entire business area called �Hoffrnan's.Corner" as a master plwinned
mixed use deyelopinent is desired.
Developing: the open parcels of land on County R..oad :E (entirely in Gem Lake) also
should be mixed use as specified above..
Create and maintain a high:quality man-made environment. Good design,
combined with a commonsense.approach to aesthetics, will be valued. All new
residential and commercial develaptnent and auxiliary structures and signs
.should be developed to high standards of design, beauty; and. efficiency.
There's good reason to snake sure we are a]I on the same. page: We are likely to. see proposals that will attempt to "deconstruct'.' our
goals.into more conventional pieces, Just some.examples might be: a grid of.only homes, a large apartment building, a big -box; big
parking lot: retail store,
if these kinds of proposals don't fit the Comprehensive Plan, we need to. bee wHIiiig to say s.o,..comfotlable: that all citizens had inputto
the very carefuI pIan ning.process that resulted in the goal s.above;
Beyond. the 6ate..way District,.we should give some thought to what:could someday be. .prop osed in the ..fbw sina]I areas described in
the Comprehensive Plan as "vacant." The..guidance in the Comprehensive Plan seerns clear and consistent.witb current zoning, so any
proposed. -project should not be a surprise nor should it be inconsistent. with surrounding neighbor uses. On the other hand, :unless a
donation to the City is made, vacant land is unlikely to. .become a park.
Finally {for tonight},.the Comprehens ive. Plan is (appropriately?) vague concern.ina the golf course.. I think there is strong:support of
this use and how the current owners maintain it. The long term guidance. for the land islow density mi.dential. I think we've
discussed that the best way to .preserve the current use is to maintain current.planning/zoning. (From past experience I've seen a city's
attempt to limit future land. use to "recreation".result in a very controversial (but equally entertaining?} proposal for a massive water
park and. commercial campground?}
I've asked Evan totalk about.the'recent approval of a 39 unit apartment building in Mahtomedi as a.great example of why we
should try to remain. in agreementwith our Comprehensive Plan. and zoning -and to keep sharing. our opinions to stay in.sync
with. the City Council. In the case of the lvlalitoanedi Apartments, there appeared to.be.som lack of.coordination .between zoning. and
overlay districts that resulted in inconsistent setback and :building height limits. Add in their Comprehensive.Plans call for high
density residential for the area, the resulting approval was controversial and divisive --.something we should strive °to avoid.
I think that's plenty for now. Thanks for taking the time to read this. It should have taken about Four minutes -- much less of your
time than I might have used in person, I hope!
Thanks, as always, for your service to Gem Lake,
.Don Cummings
Some coninients from ine for potential &cussion tonight:
It appears: we have very little reconciling to do. In other words, the new Comprehensive .Plan is very consistent with our existing
ordinances.
Our consultant,. Nate 5 arks, was planning to update the a ro riate sections ofthe new Comprehensive Plan to include development
P. p b P pP P P P.
within the. Gateway District that has now beencompleted;.including the park andtrail.areas and medium density villa homes.
Tonight - and whenever we have.a chance - we. should express our thoughts on the general direction of the Comprehensive Plan -':and
.our continuing. support, if':that's the ease.. For example, it would good to reiterate our commitment to soine.of these key goals in our
Plan:
Preserve and maintain a "small town' environment. in a natural setting. Such an environment should promote all atmosphere. of
quiet, relaxed living, with maximum..regard.to maintaining openness of the physical environment as well as preserving trees.; water
areas, grasslands, and. wetlands.
This plan will make provision. for higher densities on the periphery of.Geni.Lake in mixed use areas. A:n approximate..
residential/commercial mix.of 50/50 would.be'souglit.
Redeveloping the entire business area called.`Hoffirian's Corner" as a Master p[Ann ed
mixed use development. is desired.
Developing the oPen. parcels. of land on County Road E (entirely in Gem Lake) also
should be mixed use -as -specified above.
Create: and maintain. a high -quality Manmade environment. Good `design,
combined with a commonsense approach to -aesthetics, will be. valued. All new
residential and .commercial development.and auxiliary .structures and:signs
should be. developed to high standards .of design,.beauty, and efficiency.
There's good reason to make:sure we are all on the same page: We are likely to see proposals -that will attempt to "deconstruct" our
goals into more conventional pieces.. Just..some examples might be: a grid of only homes, a large apartment building, a big -box, big
-parking lot retail store.
If these kinds of proposals don't fit the Comprehensive Plan, we need to be willing.to.say so,.co►nfortable:.tliat all citizens had input to
the. very careful planning process that resulted in the. goals above.
Beyond. the Gateway District,. we shouId.give some. thought to what could someday be. proposed: in the few small areas described in
the Comprehensive Plan as "vacant." The. Zuidance in.the Comprehensive Plan seems clear and consistent with current zoning, so any
proposedproject should not be a. surprise nor: should it.be inconsistent with surrounding neighbor uses. On the other hand, Lin less: a
donation to the City is made, vacant. land is unlikely to become a park.
.Finally (for tonight), the Comprehensive flan is (appr..opriately?} vague concerning.the golf course. I think there Is strong support of
this use and how the current owners maintain it. The. lo.ng term guidance for the land is low density residential. I think we've
discussed thatthe best way to preserve the current use is to maintain current plannin&gning. (From past experience I've seen a city's
attempt to liinit future.land use to ".recreation" result in a very controversial (but equally entertaining!) proposal.. for a massive. water
park and commercial campground!)
I've. asked Evan to talk .about the recent approval. of a 39 unit.apartment Building in Mah.tnmedi as a great example of why we
should try to remain .in agreement with .our Comprehensive Plan: and zoning and.to keep' sltaring our opinions to stay in. sync
with the City Council. In the case of the Mahtomedi Apartments., there appearedto be. some lack of coordination between zoning and
overlay districts that resulted.in inconsistent setback and.building height limits. Add in their Comprehensive Plans call for high
density residential .for the area, the resulting approval was controversial and divisive -- something we:should strive to.avoid,
I think that's .plenty for now. Thanks for taking the. time to read this. It.should have taken abouf four minutes --:much Iess of your
time: than I might::have used in person, I hope!
Thanks, as always,. for your service -to Genf Lake,
Don. Cummings
CITY OF GEM LAKE
Heritage Hall
.4200 Otter Lake Road I Gem. Lake, MN 55110
651-747-2790/92 J 651-747-279.5 (fax)
E-mail cily@gemlakemn.org
Gera. Lake Planning Commission Meeting.
June 14, 20222
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