HomeMy WebLinkAboutItem 13 - Savona Final Plat Attachments T1 11 C;I`6'1 OF PLANNING COMMISSION
LAKE I�L_ DATE:2/10/13
I AGENDA ITEM: 5A-BuSINESS ITEM
CASE#2014-04
ITEM: Savona Residential Subdivision—Final Plat(Phase 1)
SUBMITTED BY: Kyle Klatt,Planning Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Final Plat request from Lennar Corporation
for the first please of a planned 310 unit residential development to be located on 1.12.6 acres west of
Keats Avenue and within the City's I-94 corridor planning area. The final plat will include 44
single-family lots, all of which will be accessed via an initial extension of the 5"' Street Parkway off
of Keats Avenue. Staff is recommending approval of the request subject to compliance with a series
of conditions as listed in this report.
GENERAL INFORMATION
Applicant: U.S. Home Corporation, D/B/A Lennar, 16305 36t"Avenue North, Suite 600,
Plymouth,MN
Property Owners: U.S. Home Corporation, D/B/A Lennar, 16305 361h Avenue North, Suite 600,
Plymouth,MN
Location: Part of Section 34 in Lake Elmo,north of I-94, west of Keats Avenue, and south
of Goose Lake. PID Numbers 34.029.21.42.0002; 34.029.21.41,0004
Request: Application for final plat approval of a 44 unit residential subdivision to be
named Savona.
Existing Land Use and Zoning. Agricultural land,closed and abandoned golf driving range and
practice facility. Current Zoning: RT—Rural Transitional
Zoning District; Proposed Zoning: LDR and MDR
Surrounding Land Use and Zoning: North—active mining and gravel operation; west, south and east
—agricultural land
Comprehensive Plan: Urban Low Density Residential(2.5 —4 units per acre)and
Urban Medium Density Residential (4.5—7 units per acre)
History: Sketch Plan review by Planning Commission on 12/10/12. EAW approved by the
City Council on 7/2/13. Preliminary Plat approved on 8/6/13
Deadline.forAction: Application Complete— 1/21/14
60 Day Deadline—3/21/14
Extension Letter Mailed—No
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120 Day Deadline—5/21/14
Applicable Regulations: Chapter 153—Subdivision Regulations
Article 10—Urban Residential Districts(LDR)
§150.270 Storm Water,Erosion, and Sediment Control
REQUEST DETAILS
The City of Lake Elmo has received a request from Lennar Corporation for final plat approval of the
first phase of the Savona residential development. The final plat includes 44 single family residential
lots and the infrastructure necessary to support the future homes on these lots. The City Council
approved the Savona Preliminary Plat on August 6,2013,which covered 113 acres of land within the
1-94 Corridor planning area. There are 310 single family and multi-family residential units planned
within the entire subdivision,and the final plat covers only a portion of the overall total of units that
will eventually he platted. Lennar has finalized its purchase of the land included in the final plat
area, and is acting as the sole applicant for this request.
The final plat area represents the initial project phase of the overall Savona development, and will
include the construction of the first phase of the 5'Street minor collector road. The developer
intends to build homes in the subdivision moving generally from the east to the west, extending
infrastructure to serve each phase with future projects. Likewise,the developer will be grading the
site in phases as well,with all of the phase one grading occurring within the limits of the final plat.
This grading will be necessary to establish the overall storm water management system on the site,
but the plan will be revised when the individual lots are created as part of a future development
phase. The applicant has submitted detailed construction plans for related to sanitary sewer, water
main, storm sewer,grading, drainage, erosion control, landscaping, and other details that have been
reviewed by the City Engineer.
The City's subdivision ordinance establishes the procedure for obtaining final subdivision approval,
in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As
long as the final plat is consistent with the preliminary approval, it must be approved by the City.
Please note that the City's approval of the Savona Preliminary Plat did include a series of conditions
that must be met by the applicant,which are addressed in the "Review and Analysis"section below.
There are no public hearing requirements for a final plat.
Because the City has not yet established zoning for any of the properties along the 1-94 Corridor
outside of the RT—Rural Transitional Zone, Staff has prepared a zoning snap amendment for the
Savona area that will be considered by the Planning Commission at its February 10`h meeting. With
the proposed final plat area, all of the property north of 5`h Street will be LDR(Urban Low Density
Residential)and the larger outiot south of 51h Street will be MDR(Urban Medium Density
Residential).
Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was
approved by the City. The developer has recently updated the preliminary plan submissions to
comply with the conditions of approval, and the final plat application incorporates these updates as
well. Please note that the final plat now includes proposed street names,while the construction plans
have not yet been updated to reflect this information.
The City Engineer has reviewed the final plat, and his comments are attached to this report.
Although there are some additional revisions to the final construction plans that will need to be
addressed by the applicant, the majority of these revisions can be made before the City releases the
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final plat for recording. The Engineer does denote four issues that could impact the final plat; and
Staff is recommending a condition of approval for each of these(which means that they must be
addressed in order for any final approvals to be granted.
REVIEW AND ANALYSIS
The preliminary plat for Savona was approved with several conditions,which are indicated below
along with Staff's comments on the status of each. For those items and issues that are not directly
addressed below, Staff has provided additional comments following the preliminary plat conditions
list. Staff is recommending approval of the final plat,but with additional conditions intended to
address the outstanding issues that will require additional review and/or documentation.
Please also note that the applicant has also provided a response to the preliminary plat conditions and
their response is included as an attachment to this report.
Preliminary Plat Conditions—With Staff Update Comments(updated information in bold
italics).
1) Within six months of preliminary plat approval,the applicant shall complete the following: a)the
applicant shall provide adequate title evidence satisfactory to the City Attorney;b)the applicant
shall pay all fees associated with the preliminary plat; c) the applicant shall submit a revised
preliminary plat and plans meeting all conditions of approval. All of the above conditions shall
be met prior to the City accepting an application for final plat and prior to the commencement of
any grading activity on the site. Comments:a)all title work will need to be submitted and
reviewed by the City Attorney before an City officials sign the final plat;b)the applicant has
submitted an escrow payment related to the preliminary plat application that is being used to
cover Staff and consultant expenses related to the City's review,c) revised preliminary plat
and plans have been received by the City and were found to address all previous comments.
No grading has occurred on the site to date, and the City is proceeding with a review of the
,final plat
2) The applicant shall dedicate a minimum of 30 feet of land around the"Exception"parcel in the
northwest portion of the Savona subdivision to allow for the construction of an eight-foot
bituminous trail to the western edge of the subdivision and to allow for sufficient room for
drainage and utilities adjacent to"Street A". Comments: The preliminary plat and plans have
been revised to address this condition. Although the applicant is proposing to use a portion of
the street right-of-way for the trail, there is a 30-foot area around all portions of*the exception
parcel for the trail. This proposed configuration is a reasonable compromise to still provide
access to the exception parcel.
3) The applicant shall provide for a minimum green belt/buffer of 100 feet around all of the adjacent
Stonegate subdivision, and must revise the preliminary plat in the vicinity of Lots 1 and 2 of
Block 10 to properly account for this buffer. Comments: The applicant is proposing to acquire
an easement from the adjacent property owner in order to account for the buffer requirement.
Staff has found this alternative to be an acceptable approach since it cannot be accomplished
without the implicit approval of the effected property owner in Stonegate. ff no agreement can
be reached between the applicant and neighboring property owner, the final plat for this area
will need to account for the b"ffer. Because the current.final plat does not impact this portion
of the site, this condition may be addressed as part c f aficture final plaf
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4) The eight-foot bituminous trail located within Outlot A shall be moved off of the property line of
the adjacent Stonegate subdivision and shall be designed to continue into the property to the
north and to provide a connection to"Street A". Comments: The preliminary plans have been
updated to address this requirement.
5) The trail within the green belt/buffer area is encouraged to be located within the southern one-
third or eastern one-third of the buffer and as close as possible to the lots within the Savona
subdivision. Comments: The preliminary plans have been updated to address this requirement.
The applicant further notes that the "design and plans have been revised to shift the trail to the
southern portion oj�tl:e bt{ffer outlot,except as otherwise required due to grading,drainage,
and topography challenges. The trail meanders to provide for a pleasant user experience,
avoids the existing wetland, and minimizes impacts on property owners on either side".
b) The sidewalk along"Street A"must continue along this street until its termination point at the
northern boundary of the subdivision. Comments: The preliminary plans have been updated
accordingly, but it outside the scope public improvements planned for phase 1.
7) The applicant shall work with the City and Washington County to identify and reserve sufficient
space for a future trail corridor along the western right-of-way line of Keats Avenue. Comments:
The applicant notes that they have identified a preferred alignment for a trail along Keats
Avenue,but this alignment is not depicted in the final construction plans Staff as
recommending that this trail be included as part of the final plans.
8) The landscape plan shall be updated to include tree protection fencing in all areas where grading
will be near trees intended for preservation. Comments: Tree preservation fencing has been
added to the final plans.
9) The landscape plan shall be reviewed and approved by an independent forester or landscape
architect in advance of the approval of a final plat and final construction plans. Comments:
Staff has previously reviewed the tree preservation and protection plan and found the plan to
be in compliance with the City Code. The proposed boulevard plantings conform to the City'.�V
planting requirements for streets. Staff is still seeking an independent review o f the landscape
plans that will need to be completed prior to the City's acceptance of final construction
documents.
10)Sidewalks shall be required on both sides of the public street providing access to the multi-family
housing portion of the subdivision. Comments. The preliminary plans have been updated
11)The applicant shall be responsible for the construction of all improvements within the Keats
Avenue(CSAH 19)right-of-way as required by Washington County and further described in the
review letter received from the County dated July 3,2013. The required improvements shall
include,but not be limited to: construction of a new median crossing, closure and restoration of
the existing median crossing in this area, continuation of the planned ten-foot bituminous trail
through the median,tum lanes,and other improvements as required by the County. Comments:
The final construction plans have been modified to include all requirement improvements as
requested by Washington County. The Citi,will need to verify that these plans have received
final approval by the Count',
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12)The applicant shall observe all other County requirements as specified in the Washington County
review letter dated July 3, 2013. Comments: The,fnal construction plans have been revised in
response to these comments.
13)The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed districts
prior to the commencement of any grading or development activity on the site. Comments: The
applicant has received a permit from the Valley Branch Watershed District(attached)for the
grading work proposed in the final plans. This permit includes conditions that must be In et
prior to the commencement of any grading work on the site.
14)The applicant shall submit revised preliminary plans that incorporate the changes made to the
western portion of the preliminary plat, and specifically, the rearrangement of lots around the
"Exception" parcel. Comments: The revised lot configuration has been included its the updated
preliminary plans.
15)The applicant shall enter into a maintenance agreement with the City that clarifies the individuals
or entities responsible for any landscaping installed in areas outside of land dedicated as public
park and open space on the final plat. Comments: The applicant has indicated that there will be
a homeowner's association created for this development,however, the City has not yet received
documentation that this association has been established. A maintenance agreement and
evidence that the HCA has been established should be retained as a condition of approval for
the final plat:
16)The developer shall be required to pay a fee in lieu of park land dedication equivalent to the fair
inarket value for the amount of land that is required to be dedicated for such purposes in the
City's Subdivision Ordinance less the amount of land that is accepted for park purposes by the
City. Any cash payment in lieu of land dedication shall be paid by the applicant prior to the
release of the final plat for recording. Comments: Staff still needs to review the updated
preliminary plat with the applicant to determine the final park land dedication calculations.
Staff is recommending that any payment of fees in lieu of land dedication (if required)be pro-
rated based on the percentage of the final plat area compared to the entire Savona
development.
17)Any land under which public trails are located will be accepted as park land provided the
developer constructs said trails as part of the public improvements for the subdivision.
Comments: The dedication of land associated with trails will be reviewed in accordance with
the preceding condition
18)The applicant shall provide for an active recreation area(either public or private) within the
multi-family portion of the subdivision. This area shall be sufficient for a small play structure or
other similar improvement subject to review and approval by the Planning Director. Comments:
The revised preliminary plans include a small play area within the multi-fatesily area. The
details concerning this play area will need to be submitted with a final plat.for the townhouse
area.
19)No more than half of the residential units depicted on the preliminary plat(155)may be approved
as part of a final plat until a second access is provided to the subdivision, either via a connection
to Hudson Boulevard to the south, Inwood Avenue(CSAH 13)to the west, or back to Keats
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Avenue (CSAH 19)through the property to the north of Savona. Comments: The proposed final
plat includes 44 units, which means the applicant may plat an additional III units before this
condition needs to be met.
20)A future realignment of Stb Street along the western border of the plat may be considered by the
City Council as part of the final plat submission for this are provided the realignment does not
result in any significant modifications to the preliminary plat. Comments: (riven the other
pending developments in this area and the need to establish a final alignment for 5'Street
sooner than later, Staff has requested that the applicant provide a signed affidavit from all
impacted property owners in this area agreeing to the necessary land transactions needed to
perform the road re-alignment Staff is not recommending that the City Council take action
on the final plat application until this document is submitted to the City. Since this re-
alignment falls outside the scope of the proposed improvements, Staff is does not believe this
issue should prevent the Commission from makings its recommendation to the City Council.
21)The applicant must enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and plan approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat, and said plan
shall document extent of any proposed grading on the site. Comments: The applicant is
intending to commence grading shortly after the City approval of the final plat, therefore, this
condition will not pertain to those portions of the preliminary plat that have already received
final approval,from the City.
22)The preliminary grading, drainage and erosion control plan must be revised to address the
comments from the City Engineer in his review letter dated July 9, 2013 regarding the size of
specific ponds in relation to the drainage areas that are served by these ponds. Comments: The
applicant has provided additional documentation to the City Engineer regarding the storm
water management ponds in conjunction with the revised preliminary plans. As noted above,
these plans have been approved by the Valley Branch Watershed District subject to conditions
of approval.
23)The preliminary plans must be revised to incorporate all proposed improvements within the 5`h
Street right-of-way. All improvements as requested by the City shall be included in these plans
and the design shall be consistent with City specifications and with the concept plan prepared for
the City by Dainon Farber and Associates. Comments: Since the approval of the Savona
Preliminary Plat, the City has complete final design specifications for 5"Street and has
forwarded these plans to the applicant The final construction plans as submitted are very
close to the City's final design, but may need small revisions to fully comply with the City's
standards.
24) All required modifications to the plans as requested by the City Engineer in a review letter dated
July 9, 2013 shall be incorporated into the plans prior to consideration of a final plat. Specific
requirements include, but are not limited to, the following:
a. The applicant must provide the city a letter of approval to perform the proposed work in
the BP Pipeline easement. Work includes installation of storm sewer pipe, grading
activities, and relocation of the High Pressure Gas line, if necessary.
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b. The applicant must provide the city a letter of approval to perform the proposed work in
the Electrical Transmission easement areas. Work includes installation of storm sewer
pipe, grading activities,and storm water ponding.
Comments:the final construction plans include work within the power line easement,
and the applicant has not yet submitted any written documentation to the City that this
work will be authorized by the easement holder: The applicant's response to the
conditions of approval notes that they have been in contact with this easement holder,
and that there do not appear to be any issues with obtaining this formal permission.
Staff is recommending that this condition be carried forward as part of the City's final
plat approval, nhich means that the final plat would need to be revised if the applicant
is not able to secure the necessary consent.
25)The City will not accept an application for final plat approval until the 429 public improvement
project for Section 34 has been ordered by the City Council.If the City Council does not order
this project,the applicant must revise the preliminary plans to provide adequate utilities to serve
the subdivision. Any such plan revisions will be subject to review and approval by the City
Council. Comments: The Section 34 public improvement project has been ordered by the City
and the project is substantially complete as of today's date.
26)The applicant shall secure any necessary permits for the multi-family area,including but not
limited to a conditional use pen-nit to allow for single family detached residences that do not have
frontage on a public street,at the time a final plat is submitted for this area. Comments: The
final plat will not create any multi family lots, which will be platted as part of a future
development phase.
27)The applicant is encouraged to preserve or re-use as many trees as possible that are currently
located on the former golf facility property and to incorporate these trees as part of the landscape
plan for the Savona subdivision. Comments: The applicant has stated their intent to preserve
these trees if possible, however, based on observed site conditions, it does not appear that maiq
of these trees will be salvageable due to the sandy soil conditions
28)The applicant shall work with the Planning Director to name all streets in the subdivision prior to
submission of a final plat. Comments: The applicant has agreed to the street names as
proposed by Staff. The proposed name's have been designed to comply with the Coumn y's
uniform addressing system.
Staff is recommending that the conditions noted above that pertain to the final plat and that have not
yet been addressed by the applicant should be adopted with the final plat. The City Engineer's
review letter does identify several issues that need to be addressed by the developer in order for the
City to deem the final plans complete; however,nearly all of these concerns are related to the
construction plans and should not have any bearing on the final plat. Staff is recommending that City
Officials not sign the final plat mylars until the City's construction plan review is finalized and all
necessary easements are documented on the final plat.
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Based on the above Staff report and analysis, Staff is recommending approval of the final plat with
several conditions intended to address the outstanding issues noted above and to further clarify the
City's expectations in order for the developer to proceed with the recording of the final plat.
The recommended conditions are as follows:
Recommended Conditions of Approval.
1) Final grading,drainage, and erosion control plans,utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plans requested by the City Engineer shall be incorporated into these documents before
they are approved.
2) The developer shall provide evidence in a form satisfactory to the City Attorney that warrants
it has fee interest in area included in the Savona Final Plat.
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
that delineates who is responsible for the design,construction, and payment of the required
improvements with financial guarantees therefore.
4) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
5) A Common Interest Agreement concerning management of the common areas of Savona and
establishing a homeowner's association shall be submitted in final form to the Community
Development Director before a building permit may be issued for any structure within this
subdivision. The applicant shall also enter into a maintenance agreement with the City that
clarifies the individuals or entities responsible for any landscaping installed in areas outside
of land dedicated as public park and open space on the final plat
6) The applicant shall work with the City to determine the required park land dedication for the
entire Savona subdivision prior to the recording of the final plat. Any payments in lieu of
land dedication for the entire subdivision will be pro-rated based on the percentage of the
overall subdivision included in the final plat.
7) The landscape plan shall be reviewed and approved by an independent forester or landscape
architect prior to the City's final approval of the construction plans.
8) The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
9) The applicant must provide written authorization to perform the proposed.work in the
Electrical Transmission easement areas prior to the release of the final plat for recording.
Work includes installation of storm sewer pipe,grading activities, and storm water ponding.
PUBLIC HEARING ITEM 5a--BUSINESS ITEM
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10)The applicant shall provide evidence that Washington County has approved final
construction plans for all required work within the Keats Avenue right-of-way as described in
a letter from the County dated July 3,2013.
11)The final construction plans related to the 5" Street Minor Collector road shall be revised to
be consistent with the City's design specifications for this road. These revisions shall be
reviewed in conjunction with the other changes requested by the City Engineer.
12)The final construction plans shall be revised to incorporate a multi-purpose trail within the
western portion of the Keats Avenue right-of-way and north of 5"'Street consistent with
Washington County design specifications.
13)The final construction plans shall be revised to include the additional storm sewer elements
and street construction as specified in a review letter from the City Engineer dated February
7, 2014. These revisions shall be reviewed in conjunction with the other changes requested
by the City Engineer.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Savona preliminary plat:
• That the Savona Final Plat is consistent with the Preliminary Plat and Plans as approved by
the City of Lake Elmo on August 8,2013 and revised on November 25,2013.
• That the Savona Final Plat is consistent with the Lake Elmo Comprehensive Plan and the
Future Land Use Map for this area.
• That the Savona.Final Plat complies with the City's Urban Low Density Residential zoning
district.
• That the Savona Final Plat complies with all other applicable zoning requirements, including
the City's landscaping, storm water, sediment and erosion control and other ordinances.
• That the Savona Final Plat complies with the City's subdivision ordinance.
• That the Savona preliminary plat is consistent with the City's engineering standards with one
exception as noted by the City Engineer in his review comments to the City dated February 7,
2014.
RECCOMENDATI®N:
Staff recommends that the Planning Commission recommend approval of the Final Plat for Savona
with the 13 conditions of approval as listed in the Staff report. Suggested motion:
"Move to recommend approval®f the Savona Final Plat with the 13 conditions of'approvarl(is
draftcDd kt,Staff
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ATTACHMENTS:
1. Application Form
2. Preliminary Plat Response(Westwood Engineering)
3. City Engineer Review Letter
4. Valley Branch Watershed District Permit
5. Construction Plans:Grading,Drainage,and Erosion Control
G. Construction Plans: Sanitary Sewer,Water Main, Storm Sewer and Streets
7. Phase 1 Landscape Plans
8. Post-Development Drainage Area Plan
ORDER OF BUSINESS:
- Introduction.......................................................................................Planning Staff
- Report by Staff..................................................................................Planning Staff
- Questions from the Commission............................Chair&Commission Members
Discussion by the Commission..............................Chair&Commission Members
- Action by the Commission.....................................Chair&Commission Members
PUBLIC NEARING ITEM 5a—BUSINESS ITEM
Fee $
City of Lake Elmo
DEVELOPMENT APPLICATION FORM
El Comprehensive Plan Amendment El Variance * (See below) Reside" I on
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El Text.Amendment El Lot Line Adjustment 0 .11—20 Lots
/V 21 Lots or More
f-1 Flood Plain C.U.P. ❑Residential Subdivision E)Excavating&Grading Permit
Conditional.Use.Permit Sketch/Concept Plan El Appeal F]PuD
❑Conditional Use Permit(C.U.P,) n Site&Building Plan Review
APPLICANT i V q.
(Iftffing Address) (ZIP)
TELEPHONES, le .J
(Home) (Wank) (Mobite). (Fax)
FE15 OWNER tA..,
(Mailing Address) (zip)
TELEPH ONES.
(Home) (Work) (Mobile) (Fax)
PROPERTY LOCATION(Address and Complete(Long)Legal Description): -SE C- A-fl Az,�LJ
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DETAILED REASON FOR REQUEST:---f e -I—
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*VARIANCE REQUESTS: As outlined in:
Seaton 301.060 C of the Lake Elmo Municipal Code,the Applicant must
demonstrate ahardship before avariance,can be granted. The hardship related to this-application is as fatlows:
In signing this application,thereby-acknowledge that I have read and futly understand the appli cable provisions of the
Zoning and Subdivision Ordinances and current administrative procedures., J further-acknowledge the fee=lartation.as
outlined in the Uplication uog�c-td--ures and hereby agree to pay,all statements rg�-eived Rom the City pertaining to
additional ARplication gKpgnse,
Sign�tufelof Applicant i We SIgnature of Applioant Date
1/2212001 City of Lake Flmo•3800 Laverne Avenue North•Lake Orno-55042-651-777-5511)•Fax 65071-9615
Westwood Profsssional Services
November 26, 2013 7699 Anagram Drive
Eden Prairie,MN 55344
MAm 952-937.5150
Fax 952-93M822
TOLL FREE 1-888-937-5150
b M A I L wpsQwestwoodps.com
Kyle Klatt www.westwoodp.wm
Planning Director
W City of Lake Elmo
Westwood 3800 Laverne Ave North
Lake Elmo,MN 55042
Re: Savona Preliminary Plat Conditions of Approval
File 0000.5 6 5.00
Dear Kyle:
As part of the Preliminary Plat approval for Savona, a number of conditions were
incorporated into the resolution that needed to be met or addressed prior to the City's
acceptance of a Final Plat application. We have revised the preliminary plan sets to
address these conditions in advance of our Final Plat application. Revised
preliminary plans are included for your review. The following is a point by point
response to each of the conditions of approval and outlines how we have addressed
each item.
NOW, THEREFORE, RE IT RESOLVED THAT the City Council does hereby
approve the preliminary plat for Savona subject to the following conditions:
1) Within six months of preliminary plat approval, the applicant shall complete
the following: a)the applicant shall provide adequate title evidence
satisfactory to the City Attorney; b)the applicant shall pay all fees associated
with the preliminary plat, c)the applicant shall submit a revised preliminary
plat and plans meeting all conditions of approval.All of the above conditions
shall be met prior to the City accepting an application for,final plat and prior
to the commencement of any grading activity on the site.
la: To be submitted,with final plat.
Ib: It Lennar's understanding that all fees relating to the preliminary plat are
current. If there are any fees outstanding,please submit an invoice directly to
Lennar.
lc: Plans are attached.
2) The applicant shall dedicate a minimum of 30 feet of land around the
"Exception"parcel in the northwest portion of the Savona subdivision to
allow for the construction of an eight-foot bituminous trail to the western edge
of the subdivision and to allow for sufficient room for drainage and utilities
adjacent to "Street A".
r S TA 8 t I S P.I.1i 1 N 1 9 7 2 TWIN CITIES/METRO ST.CLOUD BFIAINEFtD
November 25, 2013
Page 2
Design and plans have been revised to accommodate a minimum of 30' land
area around the NW exception parcel, as measured from property line to back
of curb.
Westwood
3) The applicant shall provide for a minimum green behlbuffer of 100 feet
around all of the adjacent Stonegate subdivision, and must revise the
preliminary plat in the vicinity of Lots I and 2 of Block 10 to properly account
for this buffer.
Design and plans provide for a 100' green belt/buffer adjacent to Stonegate
properties. While this buffer distance is reduced on our property to 50' wide in
the vicinity of Lots 1 & 2, we have been in discussions with the adjacent
property owner in regards to the acquisition of a trail/greenway easement to
meet the required 100' buffer width. This proposed easement area is noted on
the plans, and falls entirely within the existing overhead powerline easement
so as to not further encumber this property.
4) The eight foot bituminous trail located within ®utlot A shall be moved off of
the property line of the adjacent Stonegate subdivision and shall be designed
to continue into the property to the north and to provide a connection to
"Street A".
Plans have been revised accordingly.
S) The trail within the green behlbuffer area must be located within the southern
one-third or eastern one-third of the buffer and as close as possible to the lots
within the Savona subdivision.
Design and plans have been revised to shift the trail to the southern portion of
the buffer outlot, except as otherwise required due to grading, drainage, and
topography challenges. The trail meanders to provide for a pleasant user
experience, avoids the existing wetland, and minimizes impacts on property
owners on either side.
6) The sidewalk along "Street A" must continue along this street until its
termination point at the northern boundary of the subdivision.
Plans have been revised accordingly.
7) The applicant shall work with the City and Washington County to identify and
reserve sufficient space for a future trail corridor along the western right-of-
way line of Keats Avenue.
Sufficient space for a future trail corridor appears to exist within the current
county RCS . In our review of the existing site conditions and topography,
November 25, 2013
Page 3
we have identified the preferred alignment and,lowest impact route to fall
within the ROW when considering the existing berms,ponding slopes, and
W landscaping areas that will serve as an adequate buffer for future housing.
Westwood
8) The landscape plan shall be updated to include tree protection fencing in all
areas where grading will be near trees intended for preservation.
Plans have been revised accordingly.
9) The landscape plan shall be reviewed and approved by an independent
forester or landscape architect in advance of the approval of afnal plat and
final construction plans.
Acknowledged.
10)Sidewalks.shall be required on both sides of the public street providing access
to the multi family housing portion of the subdivision.
Plans have been revised accordingly.
11)The applicant shall be responsible,for the construction of all improvements
within the Keats Avenue (CSAH 19)right-of-way as required by Washington
County and further described in the review letter received from the County
dated July 3, 2013. The required improvements shall include, but not be
limited to: construction of a new median crossing, closure and restoration of
the existing median crossing in this area, continuation of the planned ten foot
bituminous trail through the median, turn lanes, and other improvements as
required by the County.
Acknowledged. Final plans will include said improvements.
12)The applicant shall observe all other County requirements as specified in the
Washington County review letter dated July 3, 2013.
Acknowledged.
13)The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act, and shall acquire the needed permits from the
appropriate watershed districts prior to the commencement of any grading or
development activity on the site.
Acknowledged.
r F,6:.I s 1.1 E a i N. 19 7 2 planning>engineering>Surveying
November 25, 2013
Page 4
14)The applicant shall submit revised preliminary plans that incorporate the
changes made to the western portion of the preliminary plat, and specifically,
the rearrangement of lots around the "Exception"parcel.
Westwood Plans have been revised accordingly.
15)The applicant shall enter into a maintenance agreement with the City that
clarifies the individuals or entities responsible for any landscaping installed
in areas outside of land dedicated as public park and open space on the final
plat.
Acknowledged. Land dedicated to the City of Lake Elmo for public uses
should be maintained by the City of Lake Elmo. A homeowners association
will be established to maintain areas that do not fall within a private lot or
public land. Homeowners association documents will.be provided with the
final plat.
16)The developer shall be required to pay a fee in lieu of park land dedication
equivalent to the fair market value for the amount of land that is required to
be dedicated for such purposes in the City's Subdivision Ordinance less the
amount of land that is accepted for park purposes by the City. Any cash
payment int lieu of land dedication shall be paid by the applicant prior to the
release of the,final plat for recording.
Acknowledged. Lennar would like to begin working; with. the City of Lake
Elmo on the determination of fair market value.
17)Any land under which public trails are located will be accepted as park land
provided the developer constructs said trails as part of the public
improvements for the subdivision.
Acknowledged.
18)The applicant shall provide for an active recreation area(either public or
private)within the multi family portion of the subdivision. This area shall be
sufficient for a small play structure or other similar improvement subject to
review and approval by the Planning Director.
Design and plans have been revised to illustrate the proposed elements of the
active recreation area within the townhome portion of the project. Additional
details will be provided to City staff regarding specifications of proposed
furnishings at final design.
19)No more than half of the residential units depicted on the preliminary plat
(155)may be approved as part of a final plat until a second access is provided
to the subdivision, either via a connection to Hudson Boulevard to the south,
ESTABLISHED !IN 1 9 7 2- planning>engineerffiq>suFveying
November 25, 2013
Page 5
Inwood Avenue(CSAH 13)to the west, or back to Keats Avenue (CSAH 19)
through the property to the north of Savona.
Acknowledged.
Westwood
20)A future realignment of Yh Street along the western border of the plat may be
considered by the City Council as part of the final plat submission for this are
provided the realignment does not result in any significant modifications to
the preliminary plat.
Acknowledged.
21)The applicant must enter into a separate grading agreement with the City
prior to the commencement of any grading activity in advance of final plat
and plan approval. The City Engineer shall review any grading plan that is
submitted in advance of a final plat, and said plan shall document extent of
any proposed grading on the site.
Lennar requests the City provide a copy of the grading agreement if only in
draft form. If weather permits, Lennar would like to start grading as soon as
possible.
22)The preliminary grading, drainage and erosion control plan must be revised
to address the comments from the City Engineer in his review letter dated July
9, 2013 regarding the size of specific ponds in relation to the drainage areas
that are served by these ponds.
We have prepared final stormwater calculations and drawing revisions to
address the city and watershed review comments. These are attached for your
review.
23)The preliminary plans must be revised to incorporate all proposed
improvements within the 5rh Street right-of-way. All improvements as
requested by the City shall be included in these plans and the design shall be
consistent with City specifications and with the concept plan prepared for the
City by Damon Farber and Associates.
Plans have been revised to incorporate improvements (lighting, landscaping)
that are generally consistent with the 5"' Street concept prepared by Damon
Farber.
24)All required modifications to the plans as requested by the City Engineer in a
review letter dated July 9, 2013 shall be incorporated into the plans prior to
consideration of a final plat. Specific requirements include, but are not
limited to, the following:
November 25, 2013
Page b
a. The applicant must provide the city a letter of approval to perform the
proposed work in the BP Pipeline easement. Work includes
W installation of storm sewer pipe, grading activities, and relocation of
VV-%-twood the High Pressure Gas line, if necessary.
b. The applicant must provide the city a letter of approval to perform the
proposed work in the Electrical Transmission easement areas. Work
includes installation of storm sewer pipe, grading activities, and storm
water ponding.
We have been in contact with both BP and Xcel regarding the proposed work
to be completed within the easement areas. As final plans are completed, we
will continue to coordinate with these utility companies to gain their final
approvals.We do not anticipate a formal letter of approval. until the plans are
final. The work proposed within the Electrical Transmission easement is apart
of the initial phase, so we hope to gain their approval within the next few
months.Work within the BP easement would not take place until future
phases, so we do not anticipate final plans for this area until. 201.5 or beyond.
25)The City will not accept an application formal plat approval until the 429
public improvement project for Section 34 has been ordered by the City
Council. ,the City Council does not order this project, the applicant must
revise the preliminary plans to provide adequate utilities to serve the
subdivision. Any such plan revisions will be subiect to review and approval
by the City Council.
The 429 project has been approved.
26)The applicant shall secure any necessary permits for the multi family area,
including but not limited to a conditional use permit to allow for single family
detached residences that do not have frontage on a public street, at the time a
final plat is submitted for this area.
Acknowledged.
27)The applicant is encouraged to preserve or re-use as many trees as possible
that are currently located on the former golf facility property and to
incorporate these trees as part of the landscape plan for the Savona
subdivision.
Acknowleged.
28)The applicant shall work with the Planning Director to name all streets in the
subdivision prior to submission of a final plat.
Acknowledged.
E 5 T A g L I c M =0 1 ! 1 9 7 planning>e°n 9nPe&ER➢q;s6.&rveVin
November 25, 2013
Page 7
w
Please contact us if you have any questions.
Weshvwod Sincerely,
WESTWOOD PROFESSIONAL SERVICES
W--- %Elt-
Cory Meyer & Ryan Blum
Sr. Project Managers
CC: Joe Jablonski, Lennar Corporation
ESTABLISHIUD :N 1972 planning >engineering>surveying
FOCUS
ENGINEERING, inc.
MEMORANDUM
Cara Geheren,P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski,P.E. 651.300.4267
Date: February 7, 2014 Chad Isakson,P.E. 651.300.4285
To: Kyle Matt, Planning Director Re: Savona
Cc: (Vick Johnson,City Planner Final Plat Review
Ryan Stemspksi, P.E.,Assistant City Engineer
From: Jack Griffin, P.E.,City Engineer
An engineering review has been completed for the Savona development by Lennar Corporation, A Final Plat
submittal and Construction Plans were received on January 28, 2014. The submittal consisted of the following
documentation prepared by Westwood Professional Services, Inc.:
® Construction Plans for Phase 1 Sanitary Sewer,Watermain, Storm Sewer, and Streets,dated 01,16,2014.
® Construction Plans for Grading, Drainage and Erosion Control, dated 01.16.2014.
• Landscape Plan, Phase 1, dated 01.20.2014.
® Stormwater Management Narrative, dated 01.21,2014.
o Figure for Stormwater Management Narrative, not dated.
STATUS/FINDINGS: The Construction Plans as submitted remain incomplete and are not ready for construction.
In addition, several design elements fail to meet city specified requirements and engineering design standards.
Many of the comments below represent repeat requests from the previous city review comments.
The following comments summarize the major issues that may impact Final Plat documentation and/or
easements.
1. The design as proposed relies heavily on the use of the electrical transmission easement areas for
Stormwater management and storm sewer piping systems. To date the city has not been provided any
documentation indicating permission for this infrastructure to be placed within these areas.The proposed
infrastructure will be owned and maintained by the city, therefore the city requires unrestricted ability to
own, operate and maintain this infrastructure in perpetuity. No construction activity should be allowed
until this issue is fully resolved.
2. The design of Sth Street must be revised to reflect the city standard section, including boulevard layout
and dimensions, grading and drainage facilities, appropriate vertical curve profiles, and pavement section
details.
3. The plans do not provide sufficient easements for the ongoing operation and maintenance of the
proposed infrastructure. Easement widths must be labeled for each pipe and shown on the utility plans.
Easement widths must be a minimum of 30 feet for utilities not located on Outiots or within city R/W.
Wider easements may be required for deep pipes to meet OSHA excavation requirements. It is the
applicant's responsibility to carefully review the plans to ensure all easements as required above have
been provided as part of the Final Plat. Plan revisions and/or additional easements must be addressed for
at least the following areas:
PAGE 1 of 4
➢ Storm sewer run from CB 159 to STMH 156 (north of Street G). This run is also located in the
Electrical Transmission easement area, which requires written permission from the owner.
➢ Storm sewer run from CBMH 106 to STMH 71 encroaches onto Block 5, Lot 11.
➢ Storm sewer run from CBMH 74 to STMH 52 encroaches onto future Townhome locations.
➢ Additional easement is needed around CB 119 and CB 122.
4. The storm sewer system in the rear yards of Block 2 and the extension of Street F and related utilities
between Block 1 and Block 2 should be added to Phase 1 construction plans if Block 2 is to be considered
part of the Phase 1 Final Plat.
The following comments summarize the issues that must be addressed to facilitate additional construction plan
review. The city will resume review of construction plans upon receipt of updated plans with a point by point
response letter.
GENERAL PLAN REQUIREMENTS AND COMMENTS
1. Specifications must be submitted in accordance with the requirements of the city engineering design
standards manual.
2. City standard plan notes must be placed on the plan sheets, incorporating the notes as an integral part of
the construction plan set. Applicant's plan notes must not contradict city plan notes and/or details. City
standard plan notes must be removed from the detail sheets.
3. Remove comment from all plan sheets "Bituminous pavement and concrete sections to be in accordance
with the recommendations of the Geotechnical Engineer".
4. The applicant has requested an exception to the city standards to allow for a 6.5% sidewalk grade along
Streets E and F. The maximum allowable grade along residential streets is 8%. However, the maximum
allowable street grade with a sidewalk is 6.0%. Engineering recommends approval of this exception.
5. No additional design exceptions have been noted and requested in writing by the applicant. Therefore all
infrastructure systems will be reviewed and accepted by the city upon meeting city design standards.
STREETS AND TRANSPORATION
1. 5th STREET NORTH.
➢ The typical section must be updated to meet the city required cross section previously sent to the
applicant. Detailed dimensions must be consistent with the city standard including measurements
from face and back of curb, clear zones, reaction zones, and boulevard areas.
➢ The applicant continues to show a 5-foot sidewalk along 5t" Street. All previous communications by
the city have requested the sidewalk width to be changed to six feet.
➢ The pavement section must meet a 10 ton design standard. The applicant must call out the design
section with the necessary design criteria supporting the specified section. In no instance shall the
pavement sections be less than the city standard pavement section.
➢ Plan, profiles and grading plans must be updated to reflect the cross section changes including
sidewalk,trail and amenity locations.
➢ Profile alignments must be updated to meet state aid design standards. Vertical sag curves at station
1 and between station 5 and 6 must be increased to a minimum K-value of 64 for 40 mph design.
➢ Revise the stripping and signing plan to be consistent with Phase 1 improvements.
➢ Revise the stripping and signing plan to be consistent with the updated cross section.
2. RESIDENTIAL STREETS
➢ A residential typical section has been added that is not consistent with the city standard. This section
must be revised to meet the city standard. Boulevard trees shall be set 5 feet back of curb with or
without sidewalks.
➢ Remove proposed yellow centerline pavement markings from Street F.
3. CSAH 17 (Keats Avenue).
➢ Washington County written approval must be submitted for all improvements proposed within the
Washington County R/W.
PAGE 2 of 4
The divided median cross section should match and align with the cross section for 5th Street to allow
for a continuous intersection design.
�= Cross section plan sheets must be prepared and incorporated into the plan sets for Keats Avenue
improvements and to identify the future trail corridor.
LANDSCAPE PLAN
1. The Landscape plans must be amended in accordance with the revised cross sections requested for Sch
Street and the typical residential street.
2. City standard plan notes must be added to each landscape plan sheet with the plan notes eliminated from
the detail pages.
3. As previously indicated a design-build irrigation system will not be allowed. The landscape irrigation
system design must be submitted to the city for review and approval prior to the start of work.
SANITARY SEWER, WATER MAIN,STORM SEWER,AND STREETS
1. City standard plan notes for sanitary sewer, water main, storm sewer, and sidewalk and trail must be
placed on the plan sheets to be prominently presented to the contractor. Delete notes from detail sheets.
2. Line type remains unclear to identify the improvements associated with Phase 1. Please remove or shade
out ALL line types for other Phases not to be constructed with these Plans.
Sanitary sewer:
1. Provisions to adjustment the existing sanitary sewer manholes along Sch Street must be provided on Plans.
2. Please identify the need to lower the sewer line from Drop MH 11 to MH 13 on Street G. Also,the profile
showing storm sewer crossing at STA 5+00 is not consistent with plan view. Please confirm.
Watermain:
1. Street F has more than 20 services isolated between valves. An additional gate valve should be added
near STA 16+00,
2. Watermain and appurtenances must be upsized to 12 inches in diameter on Street G from Street F to the
north end. Stub to Future Street F must be upsized to 12 inches in diameter.
Storm Sewer:
1. Storm sewer design calculations must be submitted to facilitate the city plan review. Provide a complete
storm sewer schedule to include pipe capacity and cleansing velocities.
2. Calculations to support sufficient catch basin placement must be provided.
3. Provide written documentation to indicate Washington County approval for proposed modifications and
use of OCS—205.
4. Minimum easement widths must be provided as previously identified in this letter.
S. Plans must include RIM and inverts for all existing storm sewer infrastructure (see County R/W).
6. The minimum city standard pipe size for storm sewer is 15-inches. Please revise storm sewer from CBMH
166to CBMH 169 accordingly.
7. Culvert from FES 200 to FES 201 must be increased to a minimum size of 15 inches. Additionally, a profile
of this culvert must be shown on the Construction Plans.
8. Minimum outfaii pipe slope is 1%.Storm sewer from STMH 51 to FES 50 must be revised accordingly.
9. Storm Sewer from CB 119 to CBMH 118 must cross perpendicular to 5th Street.
10. CBMH 131—include stub extension for future connection.
11. Revise catch basin casting note to sump 0.10 feet at curb line (to be consistent with City Standard Detail).
12. Drain tile stubs should be a minimum of 100 feet in length.
PAGE 3 of 4
GRADING AND EROSION CONTROL
1. The grading plan should be revised in the area of Outlot G where the drainage Swale in Block 12 is
directed to the back property of Lots 1 and 2, Block 2.
STORMWATER MANAGEMENT
1. The Stormwater Management Plan narrative and exhibit must be updated to properly identify all ponds
and infiltration basins to support the narrative.
2. Written documentation must be provided indicating VBWD permit approval for the Stormwater
Management Plan for the entire VBWD drainage area. VBWD documentation must indicate that the
conditions of approval have been met.
3. Details must be added to the plans to address the specific restoration and finishes for all infiltration basins
and storm water facilities.
4. The storm water facilities have been located in Outlots dedicated to the city for maintenance purposes.
All 100-year high water levels (HWL)and HWL overflows must remain within a city Outlot.
PAGE 4 of 4
4
January 15, 2014
Joe Jablonski
Lennar
16305 36"'Ave North, Suite 600
Plymouth, NIN 55446
Res Savona---Lake Elmo,Minnesota
VBVVD Permit#2013-20
Dear Mr.Jablonski:
Enclosed is the Valley Branch Watershed District(VBWD)permit for your project. Please note the
following conditions imposed by the Managers,which are also listed on.the back of the permit.
1. This permit is for Lots 14-15 of Block 8 and Blocks 9-19, the southeast portion of Outlot A, most
of Outlot E,part of Outlot 1, and all of Outlots B, C, G, and H, and the associated roads and
storm sewer, as shown on the Sheets 3-6 of the Grading,Drainage&Erosion Control Plan dated
11/25/2013 and as owned by US Home Corporation.Another permit(s) will be required for all
other work, including but not limited to the proposed multifamily units.
2. Manholes immediately upstream from treatment basins (e.g., Lots 10/11 of Block 8; Lot 5 of
Block 17; Outlot C; CB in Street I upstream.of Outlot I) shall have sumps greater than 3 feet and
be equipped with porous baffles(e.g., SAPL baffles)to provide pretreatment and reduce
washout/resuspension of sediment.
3. The bioretention basins shall be no deeper than 1.5 feet. The grading plans shall be revised and
approved by the VBWD Engineer prior to construction.
4. Prior to construction, details of the proposed outlets from the treatment basins shall be provided
and approved by the VBWD Engineer.
5. The low openings of Lots 4-7, Block 8 shall be no lower than El. 996.9. The low openings of
Lots 1-2, Block 8 shall be no lower than El. 992.2. Drain tile shall be installed around the
perimeter of the foundations of the homes on these lots.
6. This permit is not valid until. a maintenance agreement in the general format of Appendix B of
the VBWD Rules is submitted to and approved by the VBWD Attorney.
7. Prior to construction, the required surety shall be submitted to the VBWD.
B_DAV'0 11"C"17- K 0 LINCfJLN FETCHER o DALE BORASH ® "LL LUCAS a EDINARD MARCH"
N
VALLEY BRANCH VVATERSHED DISTRICT R,O.BOX 838 LAKE ELPVIO.f,INNESt7TA 55042-0538
VAg%I.ybAld.org
Joe Jablonski,Lennar
VBWD Permit 42013-20: Savona—lake Elmo,MN
Page 2
8. The VBWD Engineer and Inspector shall be notified at least 3 days prior to commencement of
work.
9. Erosion controls shall be installed prior to the commencement of grading operations and must be
maintained throughout the construction period until turf is established.Additional erosion
controls may be required, as directed by the VBWD Inspector or VBWD Engineer.
10. All disturbed areas shall be vegetated within 14 days of final grading.
11. This permit is not transferable.
12. The required drainage easements and access easements shall be recorded with the Washington
County Recorder's Office.
13. This permit is subject to obtaining all other permits required by governmental agencies having
jurisdiction (including a NPDES permit).
14. The applicant is responsible for removal of all temporary erosion-control measures, including silt
fence,upon establishment of permanent vegetation at the project site as determined by the
VBWD Engineer and/or Inspector.
15. The following additional erosion controls shall be implemented on the site:
a. All proposed slopes 3 feet horizontal to 1 foot vertical(3H:IV) should be covered with
erosion-control blanket.
b. Silt fence should follow existing contours as closely as feasible to limit the potential for gully
erosion along the edges.
c. Additional silt fence may be needed during construction.
d. Street sweeping shall be performed if sediment collects on streets.
e. A construction sequencing plan shall be submitted, approved, and followed.
f. If erosion occurs at the outlets of the storm sewer pipes, the applicant will be responsible for
correcting the problem to the satisfaction of the VBWD.
g. Any sediment that collects in storm sewers, ponds, or other water management features shall
be removed.
16. To prevent soil compaction, the proposed infiltration areas shall be staked off and marked during
construction to prevent heavy equipment and traffic from traveling over it. If infiltration facilities
are in place during construction activities, sediment and runoff shall be kept away from the
facility, using practices such as diversion berms and vegetation around the facility's perimeter.
Infiltration facilities shall not be excavated to final grade until the contributing drainage area has
been constructed and fully stabilized. The final phase of excavation shall remove all accumulated
sediment and be done by light tracked equipment to avoid compaction of the basin floor. To
Joe Jablonski,Lennar
VBWD Permit#2013-20: Savona—Lake Elmo,MN
Page 3
provide a well-aerated, highly porous surface,the soils of the basin floor shall be loosened to a
depth of at least 24 inches to a maximum compaction of 85% standard proctor density prior to
planting.
17. The Valley Branch Watershed District shall be granted drainage easements, which cover land
adjacent to stormwater management facilities, wetlands, and lowlands up to their 1.00-year-flood
elevations and which cover all ditches, storm sewers, and.maintenance access to the stormwater
management facilities.
1.8. The minimum floor elevations for all buildable lots in the development shall be recorded in a
Declaration.of Covenants and Restrictions or on the final plat.
19. Return or allowed expiration of any remaining surety and permit closeout is dependent on the
permit holder providing proof that all required documents have been recorded(including but not
limited to easements) and providing as-built drawings that show that the project was constructed
as approved by the Managers and in conformance with the VBWD rules and regulations.
Thank you for your cooperation with the District's permit program.
Sincerely,
David J.B check,President
Valley Branch Watershed District
DJB/ymh
Enclosure
c. Ray Marshall,VBWD Attorney
Ray Roemmich,VBWD Inspector
Molly Shodeen,MDNR
Kyle Klatt,City Planning Director--City of Lake Elmo
Jack Griffin, City Engineer,FOCUS Engineering—City of Lake Elmo
Building Inspector—City of Lake Elmo
Ryan Bluhm,P.E.,Westwood Professional Services—Authorized Agent
Nathan Campbell,Corps of Engineers
Brad Johnson,MDNR
Jed Chesnut,Washington Conservation District
Melissa Doperalski,MDNR
Dennis Rodaeker,Minnesota Board of Water and Soil Resources
Karen WoId, Barr Engineering Company
Yvonne Huffman,Barr Engineering Company
P:\Mpls'r23 MN\8212382020\ MovedfromMpls_P\2013\Permit2013W20—Savona\PermitLtr_2013-20_Jan2014.docx
VALLEY BRANCH WATERSHED€WRECT TQ BE COMPLEMD BY VBWD:
'PERMIT APPLICATION PERMIT NUMBER _�(
PERMIT FEE RECEIVED
BATE RECEIVED
Return application to
John Hanson {
Barr Engineering Company �
Engineers for the Valley Branch Watershed District
4700 West 77�h Street r
Edina,MN 55436 4803
I'
A permit fee shall accompany this permit;unless waived by the Board of Managers,
(Governmental Bodies are not required to pay a fee)
Name of Pro ect: 5AtdoV6. Name:
Purpose of Project
(,4- ,) �, Address:
Project Location(street address,if known;otherwise, SA Cg {�
major intersection): JLaA
/ S City,State,zip:
City or Township: ! /J
Legal Description(proof of ownership required): Phone: 171-2 31D
PID:
Section: Township: Range: Few, '
Project Tlmaline: Start Date: `) ( 61 Email: 6e
Completion Bate: Gd '
Name: &-d i Name:
Busine N m :_ a.- Address:
Address:
t
� - Ci€y,State,lip:
City,State,Zip:
Phon@: - tm 3"� Phone:
Eat Fax:
Email: a � r Email:
Once a Valley Branch ft rshed Via rice permit has been approved,the permit conditions vuill attached to the back of this form,
By signing this permit application,the permit applicant,his/her agent,and owner(hereinafter°Permitttee')
shalt abide by all the conditions set'by the Valley Branch Watershed District(VBWD). All work whin
violates the terms of the permit by reason of-presentlog a serious threat of soli erosion,sedimentation,or an
adverse effect upon water quality or quantity,or violating any rule of the VBWD may result In the VBWD
Issuing a Stop Work Order which shall Immediately cause the work on the project related to the permh to
cease and desist,All work on the project shall cease until the permit conditions are met and approved by the
VBWD representatives. In the event Permitte@ contests tM Stop Work Order issued by the VBWD,
Perrrlittse shalt attend a VBWD Board of Managers meeting and discuss the project. Any attorney fees,
costs,or other expenses Incurred on behalf of the VBWD in enforcing the terms of the permit shall be the
sole expense of the pe�rmd applicant. Costs shall be payable from the permit applicant's penttif fee. If said
Fees exceed the permit amount,the Permittee shall have ten(10)days from the date of receipt of the invoice
from the VBWD to pay for the cost incurred in enforcing the permk by which to gray the VSWD for said
costs. If costs are not paid within the ten(10)days,the VBWD will drag on the permit applicant's surety.
The Permf tee agrees to be bound by the terms of the final permit and conditions required by the VI3WD for
approval of the permit. The permit applicant further acknowledges that he/she has the authority to bind th®
owner of the proire rty and/or any entity performing the work on the property pursuant to the tarots of the
VSWD permit,and shall be responsible for complying with the terms of the VBWD pe it.
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