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Commission backs Inwood commercial plat, asks developer to strengthen screening for adjacent homes
Summary
Lake Elmo's planning commission recommended approval of a five-lot Inwood commercial preliminary plat June 8 but added an amendment asking the developer to add additional screening on the east side of Irene Avenue to shield nearby residences from headlights, noise and pedestrian/vehicle conflicts; final tenants will require separate conditional use reviews.
The Lake Elmo Planning Commission on June 8 recommended City Council approval of a five-lot commercial preliminary plat in the Inwood master development but asked that the applicant provide additional screening on the east side of Irene Avenue to better protect adjacent homes.
Planning staff presented the Vadness Associates application for just over 17 acres currently zoned commercial, noting the site lies within a shoreland overlay that limits impervious surface to 30 percent and that no PUD flexibilities were requested. Because the submittal is a preliminary plat rather than specific tenant plans, staff told the commission the property currently shows ghost-platted building footprints and that each future tenant will need separate land-use approval, including conditional-use permits as required by shoreland rules.
Neighbors and commissioners raised repeated concerns about vehicle headlight glare and privacy for homes that back up to the proposed commercial lots. Several residents told the commission that the existing boulevard/berm is modest in parts of the corridor and asked for a more substantial, continuous buffer between Irene Avenue and the rear yards. One resident also urged caution about trail locations that could cross an access point used by delivery vehicles.
Staff explained landscaping and screening requirements, including a 90 percent opacity standard at six feet that can be achieved through berms, fencing or layered plantings, and noted that the city's park-dedication fee for the commercial plat would be assessed during final plat review. The South Washington Watershed District, Washington County and the fire department provided review comments that are standard for this kind of application, staff said.
Developer representatives said they are planning lot layouts and confirmed one prospective tenant has expressed interest, but they emphasized that tenants and tenant improvements will return for project-specific review and public hearings. Commissioners discussed moving the buffer to the east side of Irene to create a contiguous screening corridor between the city road and residences; they voted to recommend approval of the preliminary plat with an amendment directing additional screening on the east side of Irene to mitigate vehicle headlights and pedestrian/vehicular conflicts.
What happens next: The commission's recommendation, including the screening amendment, will go to the City Council; staff said the council would consider the plat on June 16. Tenants that locate on the lots will need separate conditional-use and design reviews before building permits are issued.
