HomeMy WebLinkAboutItem 11 - 1 Attachments TI Il" C11T • 0 PLANNING COMMISSION
LAKE E LMO DATE: 6/23/14
AGENDA ITEM: 4A—PUBLIC HEARING
CASE#2014-23
ITEM: Hunter's Crossing—Preliminary Plat
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer
Jim Sachs, Public Works—Water
Greg Malmquist, Fire Chief
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Preliminary Plat request from the Ryland
Group for a 51 unit single-family residential development to be located on 23.1 acres immediately
east of Lake Elmo Avenue and approximately '/ mile north of Interstate 94. The proposed
development site is located within the City's I-94 corridor planning area, and as such, is guided for
public sewer and water services. Staff is recommending approval of the request subject to
compliance with conditions as listed this report.
GENERAL INFORMATION
Applicant: The Ryland Group (Tracey Rust), 7599 Anagram Drive, Eden Prairie, MN
Property Owner: Nathan Landucci, 132 20th Street Court North, Stillwater, MN
Location: Part of Section 36 in Lake Elmo,north of I-94, east of Lake Elmo Avenue, and
south of the Cimarron Golf Course property. South of 404 Lake Elmo Avenue
North. PID Number 36.029.21.32.0008
Request: Application for preliminary plat approval of a 51 unit residential subdivision to
be named Hunter's Crossing
Existing Land Use and Zoning: Golf driving range and instruction and practice facility,
including small nine-hole practice course. Current Zoning: RT
—Rural'Transitional Zoning District; Proposed Zoning: LDR
Surrounding Land Use and Zoning: North—vacant land and Cimarron Manufactured Home Park;
East—Trans-City industrial building; West—The Forest
residential subdivision; South—currently vacant/agricultural but
future site of proposed Air Lake Development business park;
also two existing home sites located adjacent to development
along Lake Elmo Avenue
Comprehensive Plan: Urban Low Density Residential (2.5--4 units per acre)
PUBLIC HEARING ITEM 4a—ACTION ITEM
2
History: Sketch Plan review by Planning Commission on 9/23/13. The site has historically
been used for a golf driving range and practice facility. The City approved a
Conditional Use Permit for the driving range in 1990, and this permit, which is still
active,has been amended at least twice since this date. At some point in the past,the
home in the extreme northwestern portion of the site(and outside the area to be
platted)was split off from the larger parcel. Staff did not find any information in the
City's land use files for the site that would impact the proposed subdivision.
Deadlinefor Action: Application Complete—5/2/14
60 Day Deadline—7/2/14
Extension Letter Mailed—No
120 Day Deadline—9/2/14
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 the Ryland Group for a preliminary plat for
Hunter's Crossing, which would facilitate the subdivision of 23.1 acres of land located within the I-
94 Corridor planning area into 51 single-family residential housing sites. The City previously
reviewed a sketch plan for the property in the fall of 2013, and at the same time approved a
Comprehensive Plan Amendment for the parcel that changed the future land use designation from
MDR—Medium Density Residential to LDR—Low Density Residential. The applicant has since
submitted a request for a preliminary plat for the subdivision with relatively minor revisions from the
lot layout proposed in the sketch plan.
The parcel to be subdivided is currently owned by Nathan Landucci, and is currently occupied by the
Country Air Golf Practice Facility in the 300 block of Lake Elmo Avenue. The site is 23.1 acres in
size and located north of the Hudson Boulevard intersection with Lake Elmo Avenue and
immediately across from the Forest residential subdivision. The golf facility is presently accessed
via an entrance driveway across from 3 d Street Place North, and is occupied by two buildings
associated with the business and a small,paved parking area. As would be expected for a driving
range, there is not a lot of tree cover on the site, although the practice course is populated by a few
moderately-sized trees and there are larger trees around the western and southerly perimeter of the
parcel. Another notable site feature is a wetland near the western border of the property.
Two existing lots with single-family homes adjacent to Hunter's Crossing are depicted in the exiting
conditions maps provided by the applicant,but are excluded from the preliminary plat. These sites
are still guided for MDR—Medium Density Residential land use, however, and could be further
subdivided at some point in the future. Because these properties may be redeveloped, Staff has asked
that the proposed subdivision provide for future access to these parcels internal to the subdivision in
order to avoid new or expanded access on to Lake Elmo Avenue. These access points are platted as
Outlots A and D in the proposed subdivision.
The proposed 51 lots within Hunter's Crossing will all be accessed via a new extension of the 5 1h
Street minor collector parkway. The attached construction plans for 5 th Street have been developed
to comply with the City's design specifications for this roadway, and are consistent with the final
design recently approved for the Savona project. Ryland has submitted a formal petition requesting
PUBLIC HEARING ITEM 4a—ACTION ITEM
3
that the road be constructed as a public improvement project; however, if this petition is not moved
forward the applicant will be responsible to construct the road as part of the subdivision
improvements since another full access to Lake Elmo Avenue is not a possibility. All lots within the
subdivision will have frontage on a looping road internal to the plat, with two small cul-de-sacs
located on the eastern portion of the site. The entrance into the subdivision from 5h Street is planned
as a divided roadway with a larger right-of-way and median planting area. The applicant is asking to
use the exiting driveway to provide temporary access to the site until the portion of 51hStreet needed
for permanent access is completed.
Consistent with the City's specifications for the 5th Street roadway segment, the applicant has
provided for a I 00-foot wide right-of-way, which will provide sufficient room for the construction of
a parkway with turning lanes, I 0-foot bituminous trail, sidewalk, trees, lighting, and other design
elements as planned by the City.
In order to manage storm water runoff from the site and to comply with City and watershed district
requirements, the applicant will be constructing a larger storm water retention facility in over Outlots
B and C in the eastern portion of the site. Since a portion of the storm water runoff is coming
directly from 5th street,which straddles the property line between Ryland's site and the property to
the north, additional ponding is planned to occur on this northern property. Staff is asking that the
applicant provide written authorization from the northern property owner to allow these ponds as a
condition of approval. The applicant has indicated that this authorization is forthcoming, and noted
that this ponding will be necessary to build 5th Street in the planned location. The watershed district
will also need to review and approve the applicant's proposal to eliminate the existing wetland to
provide room for storm water management.
Other details of the plan include the construction of an eight-foot multi-purpose trail in the eastern
portion of the site that will connect into the planned sidewalk system along the internal streets. There
is no specific parkland that will otherwise be dedicated with the plat as per the recommendation of
the Parks Commission. The attached tree preservation plan documents the trees to be removed from
the site to allow for the proposed grading activity, and the applicant has provided a replacement plan
that is compliant with the City's tree preservation and protection ordinance. Staff has not yet
requested a review of the plan by the City's landscape architecture consultant, and is recommending
that this review be completed as a condition of plat approval. Staff is also recommending that
additional replacement trees be planted along the exception parcels in the western side of the
development to provide a more effective buffer between the existing homes and the new
development.
The preliminary plat has been developed in response to the City's recently adopted Comprehensive
Plan, which identifies all of the applicant's property for urban low density' residential development.
The plat incorporates 51 single family lots,most of which are designed with widths of 70 to 80 feet.
In working to the address the relatively small space available for construction and the varied
topography of the site,the applicant is proposing a well-balanced mix of walk-out, look-out, and full
basement lots that takes advantage of existing grades and site circumstances.
Public sanitary sewer service is presently available on the site, which was constructed as part of the
Village trunk line project completed late last year. Water is not yet to the site,but was recently
ordered for construction by the City Council as a 2014 project. Obviously, this line will need to
reach the site before the subdivision can connect to the City's trunk water line along Lake Elmo
Avenue.
PUBLIC HEARING ITEM 4a—ACTION ITEM
4
PLANNING AND ZONING ISSUES
The Hunter's Crossing site is guided for urban low density development in the City's Comprehensive
Plan, and the appropriate zoning for the site will be LDR—Low Density Residential. The actual
rezoning of the property is a necessary step prior to development of this site that will need to be
completed prior to approval of the final plat. The overall subdivision plan has therefore been
prepared in order to comply with the district standards for the LDR districts in terms of lot size, lot
widths,building setbacks, and other design criteria.
The arrangement of lots and blocks follows a very general grid pattern within the subdivision. Given
the site characteristics and the adjacent land uses(which are all different than single family),the
applicant has had to design the site as an isolated island that is impractical to connect to adjacent
properties, while also designing around the existing home sites that could be redeveloped and
connect to the subdivision's street system. All streets have been designed to comply with the City's
current street standards, which exceed the minimum levels required by the Subdivision Ordinance.
Sidewalks and trails are planned throughout the subdivision, and Staff is recommending that
sidewalks be installed on at least one side of all streets. The proposed plans provide for sidewalks
consistent with the Staff recommendation. In addition to the internal trails and sidewalks that are
proposed by the developer, the City has asked that the 5th Street Corridor adhere to the City's
standards for a I 0-foot bituminous trail on one side of the road and a six-foot sidewalk on the
opposite side. The proposed plans conform to this request as well.
A preliminary site plan is included as part of the application materials, and each lot as depicted in the
plans includes a description of the lot size, dimensions, and all required setbacks. All of the lots meet
the City's minimum area requirement of 8,000 for single-family lots in a LDR district, with the
smallest lot proposed at 8,941 square feet. The site plans further illustrate that throughout the single-
family area the lots will average 11,094 square feet,which exceeds the minimum requirements by a
fairly wide margin.
The following is a general summary of the subdivision design elements that have proposed as part of
the Hunter's Crossing preliminary plat and plans:
Zoning and Site Information:
® Existing Zoning: RT—Rural Transitional
® Proposed Zoning: LDR—Low Density Residential
® Total Site Area: 23.1 acres
® Total Residential Units: 51
® Proposed Density(Net): 2.5 units per acre
® REC Units from Comp Plan: 58 (based on a gross calculation)
Proposed Lot Dimensional Standards:
Min. Lot Width: 72 ft.
Lot Depth: 122 ft. (128 ft. typical)
Lot Area: 8,000 sq. ft. (8,941 min.)
Front Yard Setback: 25 ft.
PUBLIC HEARING ITEM 4a—.ACTION ITEM
5
® Side Yard Setback: 10 ft. living space; 5 ft. garage
® Rear Yard Setback: 20 ft.
Proposed Street Standards:
® ROW Width—Local 60 ft. (per Subdivision Ordinance)
® ROW Width—Minor Collector 100 feet
® Street Widths—Local: 28 ft.(per City standard)
® Street Width—Minor Collector Varies—parkway design proposed
The standards listed above are all in compliance with the applicable requirements from the City's
zoning and subdivision regulations. Based on Staff s review of the preliminary plat,the applicant
has demonstrated compliance with all applicable code requirements at the level of detail that is
required for a preliminary plat.
As with any new subdivision the City Code requires that a portion of the plat be set aside for public
park use. In this case, the applicant is proposing to provide a trail corridor along the eastern portion
of the plat over Outlot C,but will not otherwise be dedicating land specifically for a public park. It
has been Staff s recommendation with other recent subdivisions that the City only accept the trail
corridors as part of the park land dedication requirements if the developer constructs the planned trail
over these areas in conjunction with other required infrastructure improvements. As a general policy,
Staff is recommending that the City consider accepting smaller land dedications in exchange for a
more robust and connected trail system that will provide access to the City's numerous parks
(including the regional park preserve).
The Subdivision Ordinance requires 10%of the land in urban residential districts to be set aside as
open space, which in this case totals 2.8 acres. The trail corridor is roughly 1,100 feet in length,
which would translate to about 0.75 acres of equivalent land dedication. Using these assumptions,
the developer will need to provide a cash payment in lieu of a land dedication for 2.05 acres of land.
This payment would be placed in the City's park land fund, and could be used to acquire new park
land or trail corridors or for the improvement of existing park areas.
REVIEW AND ANALYSIS
City Staff has reviewed the proposed preliminary plat, and has forwarded the plans to appropriate
reviewing agencies in advance of the Planning Commission meeting. In general, the proposed plat
will meet all applicable City requirements for approval, and any deficiencies or additional work that
is needed is noted as part of the review record. The City has received a detailed list of comments
from the City Engineer and the Washington County concerning the proposed subdivision, in addition
to general comments from the Valley Branch Watershed District, Building Official, and the Fire
Chief which are incorporated into the comments listed below.
In addition to the general comments that have been provided in the preceding sections of this report,
Staff would like the Planning Commission to consider the issues and comments related to the
following discussion areas as well:
Comprehensive Plan. The proposed subdivision is consistent with the Lake Elmo
Comprehensive Plan for this area and with the densities that were approved as part of this
plan(as recently amended). The net densities for the development fall within the low end of
the range allowed for the urban low density, and the requested number of 2.5 units per acre
has been determined using the City's new definition for new density. Furthermore,the
PUBLIC HEARING ITEM 4a—ACTION ITEM
6
overall number of REC units planned matches the overall numbers that were used for
projecting the unit counts in this area. Other aspects of the Comprehensive Plan relate to the
Hunter's Crossing subdivision as follows:
o Transportation. The City's transportation plan calls for the construction of a minor
collector road that will connect the eastern and western portions of the 1-94 Corridor.
Staff views this road as a critical piece of the transportation infrastructure that is
needed to serve the densities that have been planned for this area. Ryland has
incorporated the right-of-way at the width necessary to construct the minor collector
as part of its preliminary plat, and has included the portion of 5th Street that follows
its northern property line with the proposed improvements for Hunter's Crossing.
The developer will need to determine how to build this road if the City does not move
forward with a public improvement project for this portion of 5hStreet.
o Parks. The City's park plan identifies proposed locations for neighborhood parks
based on the anticipated population that should be served by each park. This
subdivision is located at the periphery of a park search area for the area east of Lake
Elmo Avenue. During its review of the sketch plan for this subdivision, the Park
Commission did not recommend the dedication of land within the subdivision for a
new park,and directed the applicant to provide trail connections where feasible.
Staff anticipates that a larger park that could be designed in conjunction with the
School District near Oakland Junior High would better serve existing and future
residents in this portion of the City.
o Water. Water is planned for this area via a public improvement project to install
water along Lake Elmo Avenue later this year. The final construction plans will need
to abide by the recommendations of the City Engineer concerning the extension of
water service through this site to service other adjacent sites. In particular,the
property to the south may be better served via a connection to the line going into
Hunter's Crossing.
o Sanitary Sewer. The developer will be required to connect to the gravity sewer main
that has been installed under the 5"' Street right-of-way. The utility plans provided by
the applicant document this connection.
o Phasing. The Savona subdivision is located within the Stage 2 phasing area for the I-
94 Corridor. The City's Comprehensive Plan allows the City to consider accelerating
development stages when adequate public services are available. In this case, the
sewer and water projects meet this threshold.
Zoning. The proposed zoning for the Hunter's Crossing site is LDR—Low Density
Residential and the subdivision has been designed to comply with all applicable requirements
of this zoning district.
Subdivision Requirements. The City's Subdivision Ordinance includes a fairly lengthy list
of standards that must be met by all new subdivisions, and include requirements for blocks,
lots, easements, erosion and sediment control, drainage systems, monuments, sanitary sewer
and water facilities, streets, and other aspects of the plans. The majority of these
PUBLIC HEARING ITEM 4a—ACTION ITEM
7
requirements have been addressed as part of the City Engineer's comments (which are
detailed in the Engineer's comment letter) or have been reviewed as part of Staff s ongoing
communications with the applicant regarding the project.
Infrastructure. The developer will be required to construct all streets, sewer,water, storm
water ponds, and other infrastructure necessary to serve the development.
Landscaping. The applicant has provided a landscape plan for the development that is
intended to comply with the City's requirements for number, size and spacing of trees along
the public streets. This plan should be reviewed by the City's consulting landscape architect
prior to the submission of a final plat. Staff is recommending that some additional trees be
planted to help mitigate the existing screening that will be removed around the exception
parcels on the western portion of the subdivision.
Tree Preservation and Protection. The City recently adopted a tree preservation and
protection ordinance, and the applicant has prepared a tree inventory and tree preservation
plan for the site. Overall,there are 2,106 caliper inches of trees on the subject property, and
of this amount, 1,677 inches will be removed for the subdivision. This means the developer
will need to mitigate for 1,046 caliper inches (the amount that exceeds the allowed 30%
removal) in accordance with the ordinance replacement schedule. The species and mix of
plantings should be also be reviewed by the City's consulting landscape architect.
Green Belt/Puffer/Screening. There are no planned green belts or buffers on or around the
site under consideration. One of the sketch plan comments from Staff was that the applicant
should provide additional details concerning the buffering to be provided along the southern
property line. The attached plans provide for some additional plantings near this property
line, and the applicant states in the attached materials that the subdivision has been designed
to help minimize conflicts with adjacent uses.
Streets and Transportation. The proposed street system has been designed to comply with
all applicable subdivision requirements and City engineering standards. Staff is
recommending that the developer be allowed to use a temporary access to the site at the
present driveway location,but that this access be eliminated once the 5hStreet collector road
has been constructed. Staff is also recommending that no more that half of the proposed
homes (up to 25)be allowed to be built until the 5thStreet connection is made.
o County Comments. Comments from Washington County, which focus on needed
improvements to Lake Elmo Avenue(CSAH 17)to serve the development are
included in an attached letter from the County's Senior Planner. Staff is
recommending that compliance with the County's comments be added as a condition
of approval for the plat.
Street Names. Staff has forwarded its recommendation for street names to Ryland, and these
names should be included on the final plat documents.
Adjacent Parcels. All of the property to the east and to the south is ether presently used for
industrial activity or is guided for business park development. The City recently approved a
concept plan for a 385,000 square foot warehousing and light industrial development
PUBLIC HEARING ITEM 4a—ACTION ITEM
S
immediately to the south of Hunter's Crossing. With the fairly significant storm water pond
system and proposed landscaping to the south, the proposed homes should be well buffered
from adjacent incompatible activities. The medium density residential property to the north
and the existing rural development to the west are (or will be) separated from the proposed
subdivision by a significant roadway.
® City Engineer Review. The City Engineer has provided the Planning Department with a
detailed comment letter as a summary of his preliminary plat review. Staff has incorporated
the more significant issues identified by the Engineer as part of the recommended conditions
of approval, and has also included a general condition that all issues identified by the City
Engineer must be addressed by the applicant prior to approval of a final plat for any portion
of Hunter's Crossing.
® Watershed District. The project area lies within the Valley Branch Watershed District and
the developer will need to secure permits from the watershed district in order to proceed with
the development as planned. one of the recommended conditions of approval is that the
applicant receive plan approval from the watershed district prior to submission of a final plat
for Hunter's Crossing.
® Storm Water Management. As noted on the City Engineer's report the proposed
development eliminates an existing wetland in order to provide room for the proposed storm
water ponding system. This action will need to be permitted by the Valley Branch Watershed
District. Additionally,the Engineer has pointed out that the proposed storm water plan
includes the use of iron filters that will also require approval from the watershed district in
order to construct on the site in the place of a traditional infiltration system.
® Fire Department Review. The Fire Chief has reviewed the plat and has requested that any
cul-de-sacs (including those with islands)be designed to allow for the efficient turning
movement of larger fire vehicles. He has also asked that the spacing of fire hydrants comply
with the City's requirements. The City Engineer will be taking these comments into
consideration during its review of future construction plans for this subdivision.
® Washington County Review. County Staff has reviewed the Savona plat and provided
specific comments to the City in a letter dated June 17, 2014. The most significant of the
County's concerns is that the applicant will need to make improvements to the County road
system in order to provide the necessary access to Savona. As a condition of approval, Staff
has noted that the applicant will be responsible for including all improvements to TH17 as
required by the County as part of the construction plans for the development. In addition,the
County has noted that the required right-of-way dedication for Lake Elmo Avenue should be
92 feet as opposed to the 90 feet shown.
Based on the above Staff report and analysis, Staff is recommending approval of the preliminary 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 move forward with a final plat. The
recommended conditions are as follows:
Recommended Conditions ofApproval>
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; and b)
PUBLIC HEARING ITEM 4a—ACTION ITEM „'
9
the applicant shall pay all fees associated with the preliminary plat. 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.
2) The landscape plan and tree preservation 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.
3) The final landscape plan shall incorporate additional planting where feasible adjacent to the
shared property lines with the parcels at 404 and 275 Lake Elmo Avenue North.
4) The applicant shall be responsible for updating the final construction plans to include the
construction of all improvements within the Lake Elmo Avenue (CSAH 17)right-of-way as
required by Washington County and further described in the review letter received from the
County dated June 17, 2014. The required improvements shall include, but not be limited to
the construction of a northbound right turn lane and southbound center turn lane.
5) 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 Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
6) 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.
7) 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 in lieu of land dedication shall be paid by the applicant prior
to the release of the final plat for recording.
8) 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.
9) The temporary access to Lake Elmo Avenue must be eliminated when access to 5h Street is
provided. The City will not issue building permits for more than 25 lots within Hunter's
Crossing until such time that the temporary access is closed.
10)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.
11)All required modifications to the plans as requested by the City Engineer in a review letter
dated May 23, 2014 shall be incorporated into the plans prior to consideration of a final plat.
PUBLIC HEARING ITEM 4a--ACTION ITEM
10
12)The applicant is encouraged to preserve or re-use as many trees as possible that are currently
located on the property and to incorporate these trees as part of the landscape plan for the
subdivision.
13)The applicant shall provide written consent from the adjacent property owner to the north
agreeing to the grading and storm sewer work depicted on this property.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Hunter's Crossing preliminary plat:
® That the Hunter's Crossing preliminary plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
® That the Hunter's Crossing preliminary plat complies with the City's Urban Low Density
Residential zoning districts.
® That the Hunter's Crossing preliminary plat complies with all other applicable zoning
requirements, including the City's landscaping, storm water, sediment and erosion control
and other ordinances.
® That the Hunter's Crossing preliminary plat complies with the City's subdivision ordinance.
® That the Hunter's Crossing preliminary plat is consistent with the City's engineering
standards provided the plans are updated to address the City Engineer's comments
documented in a letter dater May 23, 2014.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Hunter's Crossing
preliminary plat with the 13 conditions of approval as listed in the Staff report. Suggested motion:
"Move to recommend approval of the Hunter's Crossing preliminary plat with the 13 conditions of
approval as drafted by Staff'
ATTACHMENTS:
1. Application Forms(3)
2. Application Narrative and Information
3. Legal Description
4. Tree Inventory
5. Review Comments:
a. City Engineer
b. Washington County
6. Location Map (Landucci Property)
7. Preliminary Plat and Plans (20 sheets)
PUBLIC HEARING ITEM 4a—ACTION ITEM
11
-a. Cover Sheet
b. Existing Conditions
c. Preliminary Plat
d. Preliminary Site Plan
e. Preliminary Utility Plan
f Preliminary Grading and Drainage Plan
g. Erosion Control Plan
h. Preliminary Street Plan
i. Details
j. Landscape Plan
k. Tree Preservation Plan
ORDER OF BUSINESS:
- Introduction....................................................................................... Planning Staff
- Report by Staff.................................................................................. Planning Staff
- Questions from the Commission............................Chair&Commission Members
- Open the Public Hearing................................................................................. Chair
- Close the Public Hearing................................................................................. Chair
- Discussion by the Commission..............................Chair& Commission Members
- Action by the Commission.....................................Chair&Commission Members
PUBLIC HEARING ITEM 4a—ACTION ITEM
Date Received: THH tI't`Y OF � 651-747-3900
Received By: �� 3800 Laverne Avenue North AKE LUFile#: — Lake Elmo, MN 55042
PRELIMINARY PLA T APPLICA
Applicanthe
:� w6 t" t'iC; Cis(' J ,.; te
Address: i ' �°'. � _ -- 4eo � v )P )
Phone
Email Address: t era.' "ye L 0 �t_k-
Fee Owner: % 1r"d � '
Address: I..:, "
Phone
Email Address:
Property Location (Address and Complete(long) Legal Description:k Ile
e _ — —
General information of proposed subdivision:_
E
Conducted pre-application meeting with Staff? Y. Yes El No
In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
Ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant: C `t y' � .= ,...Date:---
City Use Only
Planning:Zoning District:_��____-_____�___-__-_--
Reviewed by: - Date:----- -------
Sunject to the following conditions . _
Engineering`Reviewed by: ----..--,Date: . —
Subject to the following conditions:
S:\Planning-Building Department\Forms\Permit Applications\Preliminary Plat Application 9.1 1.13.docx Revised 9,111/2013 3:14 PM
Lake Elmo City Hall
'FEW, CITY (;)E 651 747 3900
LAKEELMO 3800 Laverne Avenue North
n Lake Elmo, MN 55042
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action by the City and that I am responsible
for complying with all City requirements with regard to this request. This application should be processed in
my name and I am the party whom the City should contact regarding any matter pertaining to this
application.
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed
of the deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by City staff and consultants. I further understand that
additional information, including, but not limited to, traffic analysis and expert testimony may be required for
review of this application, I agree to pay to the City upon demand, expenses, determined by the City, that
the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to
be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal
expenses and other consultant expenses,
I agree to allow access by City personnel to the property for purposes of review of my application.
J
Signature of applicant � � � ��
E Y� . date_____
Name of applicant � _ i.r. Phonesy _ '% �
(Please Print)
Name and address of Contact(if other than applicant)___v__ �_�___�`_���___�__—__
Revised 9111/2013 3:04 PM
i
Lake Elmo City Hall
THE CITY OF 651-747-3900
LAKE ELMO 3800 Laverne Avenue North
Lake Elmo, MN 56042
AFFIRMATIONF SUFFICIENT INTEREST
ti
1 hereby affirm that I am the fee title owner of the below described property or that I have written
authorization from the owner to pursue the described action.
Name of applicant 4ul l � /
(Please Print)
Street address/legal description of subject property Legal Description:
p I P p ® PT NW1/4-SW1/4 LYING SLY OF POLL DESC"LINE X":COM AT
WEST QTR COR SD SEC 36 THN SOODEG02'54"W ALG W LN
� y �; � ® SD NW1/4-SW1/4 DIST 474.06FT TO S LN OF N 474.06FT OF
® SD NW1/4-SW1/4 AND PT OF BEG THN CONT ALG SD W LN
ke, Ekftcj>VN SOODEG02'54"W DIST 161.15FT TO POB SD"LINE X"THN
N89DEG48'29"E DIST 406.17FT THN NOODEG02'54"E DIST
161.15FT TO SD S LN OF N 474.06FT THN N89DEG48'29"E ALG
Parcel Number: 36.029,21.32,0008 SD S LN DIST 912.76FT TO E LN SD NW1/4-SW1/4 AND SD
"LINE X"THERE TERM EXCEPT:PT SD NW1/4-SW1/4 DESC
AS FOLL:BEG AT SW COR SD NW114-SW1/4 THN E ALG S LN
SD NW1/4-SW1/4 DIST 264FT THN N ALG LN PARL/W W LN SD
NW1/4-SW1/4 DIST 165FT THNW ALG LN PARL/W AS S LN f
DIST 264FT TO SD W LN THN D ALG SD W LN DIST 165FT TO f
POB SECTION 36 TOWNSHIP 029 RANGE 021 _
i
01
Signature Date
I
i
If you are not the fee owner,attach another copy of this form which has been completed by the fee owner
or a copy of your authorization to pursue this action.
If a corporation is fee title holder,attach a copy of the resolution of the Board of Directors authorizing this
action.
If a joint venture or partnership is the fee owner,attach a copy of agreement authorizing this action on I
behalf of the joint venture or partnership.
f
I
f
Revised 911 V2013 3:04 PPS
i
RYLAND
HOME9
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie,MN 55344
952.229.6000 Tel
952.229.6024 Fax
www.ryland.com
April 29,2014
Kyle Klatt
Planning Director
City of Lake Elmo
3800 Laverne Ave.N.
Lake Elmo, MN 55042
RE: Hunters Crossing—Preliminary Plat Application
Dear Mr. Klatt:
Ryland Homes is pleased to submit to the City of Lake Elmo a Preliminary Plat application for
Hunters Crossing located on the east side of Lake Elmo Ave.N. approximately I/4 mile north of
Intestate Hwy 94. The following written statements are being provided as part of the submittal
requirements for the development:
A. Contact Information
a. Property Owner/Seller: Nathan Landucci
404 Lake Elmo Ave.N.
Lake Elmo, MN 55042
(651) 894-2582
b. Developer/Buyer/Applicant: The Ryland Group--Tracey Rust
7599 Anagram Drive
Eden Prairie, MN 55344
(952)229-6063
c. Engineer/Surveyor: Pioneer Engineering—Paul Cherne
2422 Enterprise Drive
Mendota Heights,MN 55120
(651)251-0630
B. Site Data
a. Address: 404 Lake Elmo Ave.N.,Lake Elmo, MN 55042
b. Zoning: On October 1, 2013 the City Council approved the Comprehensive Plan
Amendment request from Medium Density Residential(MDR)to Low Density
Residential(LDR). Existing zoning RT-Rural Transitional with proposed zoning
of LDR-Urban Low Density Residential.
c. Parcel Size: 23.10 Acres(1,006,236 SF)
d. PID: 36.029.21.32.0008
e. Legal Description: See attached-Per Title Commitment
C. General Information:
a. Proposed Development Name: Hunters Crossing
b. Number of Proposed Lots: 51 Lots
c. Proposed Open Space(Outlots): 3.84 Acres
d. Proposed Right of Way Area: 6.27 Acres
D. Sketch Plan Comments:
a. Buffer Areas: Ryland is proposing to provide additional landscape screening
along the south property line to provide an additional buffer from the
Commercial development.
b. Parks and Trails: Ryland will pay the parkland dedication fee in lieu of
providing a pocket park within the development. In discussions with the City
Staff, Ryland understands that a regional park is being proposed. A trail is
proposed along the east property line and then connecting into the development
at the southeast corner of the site. The trail is proposed within Outlot C which
will be dedicated to the City.
c. Streets: Ryland is proposing one(1)access point off of the future 5t" Street
collector with a temporary construction access point at the existing driveway off
of Lake Elmo Avenue. 5 th Street will be platted with the development. The
emergency access for the site will be via the trail connection from the southeast
corner and then along the east property line. All proposed streets, right of ways,
sidewalks, easements and cul-de-sacs are designed per City standards. Ryland
will provide shared mailboxes for this development.
d. Utilities:
i. Watermain: In September 2013, Ryland requested the City to extend the
watermain trunk line along Lake Elmo Avenue to service the site with
public water. It's our understanding that the City will be receiving bids
for the watermain extension on May 15, 2014.
ii. Sanitary Sewer: In the fall/winter of 2013,the City extended sanitary
sewer along the east and north property line to service the site.
e. Storm Water: Ryland and Pioneer Engineering met with Valley Branch
Watershed to discuss design options prior to engineering the storm water
management system. The site contains two stormwater basins along the eastern
portion of the site and one stormwater basin north of the site to account for a
portion of the 5t" Street storm drainage.
E. The intent of this project is to develop 51 single-family lots with necessary ponding,
streets, sidewalks, a trail connection and utilities. The lots on average are 72 ft.wide and
130 ft. to 140 ft. in depth. This is consistent with the sketch plan that was submitted to
the City Council on October 1, 2013.
F. Density: The net density for the site is 3.93 lots/acre. This calculation is based on the
number of lots divided by the acreage excluding outlots and right of way(51 lots/(23.10
-3.84-6.27)Acres= 3.93 lots/acre.)
G. Infrastructure Improvements: Hunters Crossing will ultimately have access from the
future 5 1h Street corridor. The temporary access point for the site will be via the existing
driveway entrance off of Lake Elmo Avenue. The internal streets with sidewalks parallel
Lake Elmo Avenue and 5t" Street with 2 cul-de-sacs on the east side of the property
adjacent to the proposed stormwater basin. The stormwater basin located on the east side
of the property has been designed in this location due to the low area of the site as well as
allowing a natural buffer between the residential and future business park use. A trail is
proposed along the south and east side of the basin to provide a connection from the
development to 5"' Street. Sanitary sewer service will be provided within the internal
roadway system with connection to the 24"sanitary sewer service that the City recently
installed to service this and other sites. Watermain service will also be provided within
the internal roadway and connect to the watermain trunk service that is proposed to be
extended by the City to the site in the summer of 2014.
H. Neighbor Concerns:
a. Neighbor at Southwest corner-Ryland has discussed this project with the
neighbors directly adjacent to the site. The neighbor at the southwest corner of
the site mentioned concern for future grading and drainage entering their
property and if Lake Elmo Avenue improvements would affect their property
and/or driveway. Ryland's grading plan addresses the grading by matching
existing grades at the property line. The current Lake Elmo Avenue& St" Street
intersection improvements do not extend south past the development therefore
those improvements will not affect the current property owner at the southwest
corner.
b. Neighbor to the East—Ryland has met with the adjacent neighbor to the east to
discuss the development and to acquire a grading easement on their property.
Discussions with them have been favorable regarding the location of 51h Street
and the need for a grading easement for Ryland to do some minor grading to
ensure proper flow from the stormwater basin's ultimate outlet.
I. Conflicts with nearby land uses: Ryland believes that not only is this development not
creating conflicts with nearby land uses or future uses but that it is encouraging future
uses with it being the first development in the area and contributing to utility trunk
service extensions and roadway improvements. There is one wetland area on the site that
will be disturbed during the development. Ryland is currently working with wetland
experts to determine that the benefit to saving this wetland is low due to the sanitary
sewer installation that has already taken place,the future 5`i' Street alignment and the
elevation of the proposed stormwater basin lower than the existing wetland. Ryland is
looking into paying into a wetland bank in lieu of wetland avoidance and/or mitigation.
J. No excessive burden on the City: With the City of Lake Elmo's plan to expand and
create developments in Lake Elmo and given the size of this first development into the
area,we do not anticipate any burdens on roadways, utilities,parks, schools,fire,police,
or other services in the area.
K. Proposed lakeshore access:Not applicable.
L. Parks and/or open space: The City staff has recommended that a park is not necessary
within the proposed development and that Ryland will pay a parkland dedication fee to
contribute to a future regional park within the area. Outlot B &C on the site are open
areas that will contain stormwater management basins and will be dedicated to the City
for future maintenance.
M. Development Schedule: The development will be constructed in two(2)phases with the
first phase utilizing the existing access off of Lake Elmo Avenue until 5"' Street is
constructed and complete. Phase I will consist of 18-20 lots along the north side of the
site with necessary streets,utilities and the stormwater basins. The following is a
preliminary schedule for design/approvals and construction.
a. Preliminary Plat Submittal—April 29, 2014
b. Preliminary Plat Approval—June 2014
c. Begin Site Grading—July 2014
d. Phase I Final Plat Approval—August 2014
e. Phase I Site Construction (Streets &Utilities)—August—November 2014
f, City Watermain Extension—June—October 2014
g. 5t" Street Construction—Spring 2015
h. Phase 11 Final Plat Approval —Apri 12015
i. Phase 11 Site Construction—June—August 2015
j. Home Construction -November 2014—December 2016
Ryland Homes has appreciated City Staff s comments and direction so far with this project and
we look forward to continuing to work with City Staff to make this a successfully new
neighborhood for the City of Lake Elmo. Please feel free to contact Tracey Rust at 952.229.6063
with any questions.
Sincerely,
THE RYLAND GROUP,INC.
Tracey Rust,P
Entitlement Manager
Attachment: Legal Description
-C a)
0 U)
:3 Uy
a) 0 O U N NC2:1 0 E (U C) _C U41
U) U)
C (D CD 0 4-1
-C 0 -0 �; 0 4-
D co Ln C) U
0 • 0-) 4-
-C Z 0 C)- :3
1,,
0 0 0
co 00 (f)
0 0
C) C)
4- 4-1
-C 0 L- C -C
4- 0 x 0 4�
0 QO 0 41
0 ( Cl' -C
0 — 0 (2) Z , :3 4-
0 c o Uc) C() 0 to c
Q) w U) 0 15
D 0 0
(D C: 14- -0
Q)
0 .0 0 (D 0 0 CO0 0
0 c 0 ��:
LO co U -C iy-
E
0 0 if Q) - = -� -C
4�cc
0 0 0 0 0 04- N Q)Con , D r- C ': 0
00 0) C)
E L- --;, 0 4- 0
0 4-1 Q) -0 -C 0 C: 4-
-C -C 0 U)
�, 0)
-C 0 0 0 0 _0
(.0 CY c 0
0 0 E 0 0 -C (D
N4-1 0 0) 0 Ld 0 0 0
w 15 Q)
D (1) co 0 _0 Q) .- 0 Q)
0 L 4-1 C- :L� 0 -0 4� _0 * a L- F = 0 (J) :3
C) - W 0 W -0 0 D
L Q) (1) Z C: .- :3 (J) 4� W
(1) 0 c (n 0 0 0 C) 4� a) 0
0- E 0 ' LLJ V) CY 0) -0
?: 4- D q--
0 0 _0 0 0 c U)
.F 4� 0 0 (1)
4� 0 U) D C/) C Cf) U) -C C)*) V) 0 0
- _0 4� C L- — 3:
0 C: 0 0-) Q) Q) 0 C()
0 13 0) -0 (f)
4- 0 0 0 -c- .4-
0 --6 0 c 0 U)
0- C/') 4- -C L_ 4-
L- 0 0 4-1 0 0 0 z z i�:, 0 0
QD 0 - L-
C) 0 C)
� 0 4- 0
U) a) 0 '0 4-1 Q) LLI C)
. -1- 4- -C U) -C -a
0
_0 c -C
-,-7-1 LO 0 N c 4— uj ul _0 0 4- 0 U)
0 (n CO D
0 0
-6 0 U) U� -�, co E
0 Cn cn 0
-0 0 14- 0 Q) 0) -0 -Cy C -0ih 4- �O 0
0 0 -�- = ?: �:
0 4- o -�-, c o C/ 0
13
0 C\j 0 14- 0 00
-
C) -C C)C: 0 Ln 0 0 0 0 -0 0
0 0
E -C -4- to -4- 0 Q) -) L- L-
0-) N0
UN N CD, y U) CO CO L 0 CY) 0 X a, + 0 0 0- 0 C-0 0
0 c -�2 0 — 't 0) U) N Q) D -C D
0) U) 0 -a �: (1) a) -4- U) 4- Cy -4- oo
'4- (f) -0 -0 W Q) 0 0 4-
0 _0 0 -" 14- (f) 0 0
U 4� -0 0)
a) z .- (I) o U) 0 U)
0 C L- _0 0 (D 0 0
0 (D (1) �- 0
-0 C) 0 -0 0 0 0
0 0 -1- .- C,-
1� -0 D (n 0 -0 0
E E 4 -6 E Li
cn E: 0 0
0 E cn 0 0 co Q) u U) 0-) :3 C) 0 D -C
0-) -C 00 U) D � - �, m 0 0 Q) 4- x 0 Q) 0 :5 0 :t'-
N U 0 0 CY 0 6 -0 00 Z 0 w _0 m (n 0 u Cn Un
r-lunters Crossing Tree Inventory
April 29, 2014
®R
RYLAND HOMES
Tree Inventory by®
Ken Arndt
Forest Ecologist/Wetland Specialist
Midwest Natural Resources, Inc.
1032 West Seventh St.#150
St. Paul, MN 55102
(651)-7$8-0641
Tree Preservation Plans provided by:
PICNEE' Rengineefing
2422 Enterprise ®rive
Mendota Heights, MN 55120
651-6 1-1914
Tag# Size Common flame Scientific Name Native/Non-Native Notes Status
1 225 24/16 Siberian Elm Ulm us pumila non-native Remove
1226 17/12/ 22 Siberian Elm Ulmuspumila non-native Remove
1227 20 Siberian Elm Ulmus pumila non-native Off-Site
1228 14/12 Siberian Elm Ulmus pumila non-native Remove
1229 14J10/10 Silver Maple Acersaccharinum native Remove
1230 10/10/7 Siberian Elm Ulmuspumila4non-native Remove
EjaEa1231 10J9f6/6 Silver Maple AcersaccharinumRemove
1232 13/12 Siberian Elm UlmuspumilaRemove
1233 14 Siberian Elm Utmus pumila Remove
1234 18 Siberian Elm Ulmus pumila Off-Site
123522 Boxelder Acernegundo Remove
1236 22 Boxelder Acer negundo native Remove
1237 14110 Siberian Elm Ulmuspumila non-native Remove
1238 19 American Elm Ulmus americana native Remove
1239 20/12 Siberian Elm Utmus pumila non-native Remove
1240 16 Northern Pin Oak Quercus ellipsoidalis native Not shown on plan,Hardwood Remove
1241 34 Cottonwood Populus deltoides native Remove
1242 30 Cottonwood Populusdeltoides native Remove
1243 19 Cottonwood Populusdeltoides native Remove
1244 20 Boxelder Acernegundo native Remove
1245 14/14/14 Green Ash Fraxinus pennsylvanica native 1 of 3 has internal decay along stem Remove
1246 15/14 Siberian Elm Ulmus pumila non-native Remove
1247 10/10 Siberian Elm Ulmuspumila non-native Remove
1249 11 Siberian Elm Ulmus pumila non-native Remove
1249 16/12 Siberian Elm Ulmuspumila non-native Remove
1250 18/12 Siberian Elm Ulmuspumila non-native Remove
1251 24 Siberian Elm Ulmus pumila non-native Remove
1252 20 Siberian Elm Ulmus pumila non-native Remove
1253 =Blackillow Salixnigra native Remove
1254illow Salix nigra native Remove
1255illow Salixnigra nativeRemove
1256illow Salixnigra nativeRemove
1257illow Salixnigra native Remove
1258Ash Fraxinus pennsylvanica native Remove
1259 17 Siberian Elm Ulmus pumila non-native Remove
1260 8 Green Ash Fraxinus pennsylvanica native Remove
1261 6/6 Siberian Elm Ulmuspumila non-native Remove
1262 616 Siberian Elm Ulmus pumila non-native Remove
1263 7 Green Ash Fraxinus pennsylvanica native Remove
1264 1 12 Siberian Elm Ulmuspumila non-native Remove
1265 15 Siberian Elm Ulmuspumila native Remove
1266 12/8 Silver Maple Acersaccharinum native Remove
1267 13/8 Silver Maple Acersaccharinum native Remove
1268 16/12/8 Silver Maple Acersaccharinum native Remove
1269 13 Silver Maple Acersaccharinum native Remove
1270 22/22/20/14 Silver Maple Acersaccharinum native Remove
1271 13 Silver Maple Acersaccharinum native Remove
1272 14 Silver Maple Acersaccharinum native Remove
1273 11 Silver Maple Acersaccharinum native Remove
1274 SO Silver Maple Acersaccharinum native Remove
1275 7 Silver Maple Acersaccharinum native Remove
1276 10 Silver Maple Acersaccharinum native Remove
1277 10 Silver Maple Acersaccharinum native Remove
1278 8 Silver Maple Acersaccharinum native Remove
1279 17 Silver Maple Acersaccharinum native Remove
1280 17 Silver Maple Acersaccharinum native Remove
1281 28/19 Silver Maple Acersaccharinum native Remove
1282 25 Silver Maple Acersaccharinum native Remove
1283 29 Silver Maple Acersaccharinum native 40%top dead,internal decay @base Remove
1284 12 Jack Pine Pinusbanksiona native Coniferous Remove
1285 18/17/16/16/16 Silver Maple Acersaccharinum native Remove
1286 28 Silver Maple Acersaccharinum native Remove
1287 14 Siberian Elm Ulmuspumila non-native Remove
1288 16 Green Ash Fraxinus pennsylvanica native Remove
1289 16/10 Siberian Elm Ulmus pumila non-native Remove
1290 9 Silver Maple Acersaccharinum native Remove
1291 25 Siberian Elm Ulmus pumila non-native Not shown on plan Remove
1292 14 Siberian Elm Ulmus pumila non-native Not shown on plan Remove
1293 7 Silver Maple Acersaccharinum native Remove
1294 20/16/12 Siberian Elm Ulmuspumila non-native Remove
1295 8(7 Siberian Elm Ulmuspumila non-nativeSave1296 14 Siberian lm Ulmuspumila non-native1297 11 Siberianlm Ulmuspumila non-native
Tag# Size Common Name Scientific Name Native/Non-Native Notes Status
1298 16 Siberian Elm Ulm us pumila non-native Save
1299 13/10 Siberian Elm Ulmus pumila non-native Save
1300 12/8 Siberian Elm U(mus pumila non-native Save
1301 13/7 Siberian Elm Ulmus pumila non-native Save
1302 11 Siberian Elm Ulmuspumilo non-native Save
1303 10/10/8 8oxelder Acernegundo native Save
1304 10 Siberian Elm Ulmus pumila non-native Save
1305 10 American Elm Ulmus americana native Save
1306 8 Siberian Elm Ulmus pumila non-native Save
1307 10/6 Siberian Elm Ulmus pumila non-native Save
1308 12 Siberian Elm Ulmuspumilo non-native Save
1309 12 Siberian Elm Ulmus pumila non-native Save
1310 12J12J10/8 Siberian Elm Ulmus pumila non-native Save
1311 SO Siberian Elm Ulmuspumilo non-native Save
1312 14 American Elm Ulmusamericona native Save
1313 SS Siberian Elm Ulmus pumila non-native Save
1314 10 Siberian Elm Ulmus pumila non-native Save
1315 15 Siberian Elm Ulmus pumila non-native Save
1316 14/12 Siberian Elm Ulmus pumila non-native Save
1317 10 Siberian Elm Ulmus pumila non-native Save
1318 14 Siberian Elm Ulmus pumila non-native Save
1319 13 Green Ash Froxinuspennsylvanica native Save
1320 14 Siberian Elm Ulmus pumila non-native Off-Site
1321 16/1S Siberian Elm Ulmuspumila non-native ;EMR,,�mmovee
1322 9 Quaking Aspen Poputustre_utoides native1323 16/10 Siberian Elm Ulmuspumila non-native1324 20/15/10 Silver Maple Acersaccharinum native 1325 16/10 Silver Maple Acersaccharinum native1326 15 Silver Maple Acersaccharinum native
1327 12/10 Silver Maple Acersaccharinum native Remove
1328 16 Silver Maple Acersaccharinum native Remove
1329 12/6/6 Silver Maple Acersaccharinum native Remove
1330 12 Silver Maple Acersaccharinum native Remove
1331 9 Silver Maple Acersaccharinum native Remove
Total fiches:2,106"
Allowed 30%Removal:631"
Total Inches Removed:1,677"
Total Inches to Mitigate:1,046"
Common Tree Removal:1,018"
Coniferous Tree Removal:12"
Hardwood Tree Removal:16"
Common Tree Removal:1,018'
Replace at a rate of 1/4:1,018"/4=255"
Conifersous Tree Removal:12"
Replace at a rate of 1/2:12"/2=6"
Hardwood Tree Removal:16"
Replace at a rate of 1/2:16"/2=8"
Total inches Required:269"
FOCUSENGINEERING, inc.
MEMORANDUM
Cara Geheren,P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski,P.E. 651.300.4267
Date: May 23, 2014 Chad Isakson,P.E. 651.300.4285
To: Kyle Klatt, Planning Director Re: Hunters Crossing—Ryland Homes
Cc: Nick Johnson,City Planner Preliminary Plat Review
From: Jack Griffin, P.E.,City Engineer
An engineering review has been completed for the Hunters Crossing development by Ryland Homes.A Preliminary
Plan submittal was received on May 5, 2014.The submittal consisted of the following documentation prepared by
Pioneer Engineering:
Preliminary Plat Application dated April 29, 2014.
® Preliminary Plans dated April 28, 2014.
Preliminary Stormwater Management Plan, dated April 29, 2014.
STATUS/FINDINGS: The following information was found to be missing or information provided is not in
conformance with City requirements.
GENERAL REQUIREMENTS AND COMMENTS
1. Plan revisions are necessary to fully incorporate and comply with the Lake Elmo engineering design
standards. Any changes proposed in the Lake Elmo engineering design standards, standard details, plan
notes, or specifications must be clearly identified in a "change request" letter by the developer's engineer
and submitted for consideration.
2. The plans must include all applicable City standard details and must use City standard plan notes for the
applicable plan sheets. All other plan notes must be removed where they duplicate or contradict the City
standards. Plan standard details shall retain the Lake Elmo title block.
3. Existing Conditions: Update plan to include all existing utilities including pipe size,type and inverts; update
plan to include existing on-site septic systems and private wells within 150 feet of the plat boundaries;and
update plan to include the HWL for all existing wetlands and water bodies.
4. Preliminary Plat: Update plan to provide 30 foot minimum utility easements; update plan to incorporate
Basin 601P within an Outlot dedicated to the City including a maintenance access road to the facility; and
update plan to identify ownership of all proposed Outlots.
STREETS AND TRANSPORATION
1. The plat dedicates the required R/W to accommodate 5th Street N, a collector roadway that must be
constructed to serve the development. However, the preliminary plat is dependent upon the construction
of 5th Street North from CSAH 17 to the easterly edge of the property. Preliminary Plat approval must be
conditioned upon the construction of 5th Street North as part of the development or the City Council
ordering the public improvement project and assessing the costs to the benefitting properties.
2. A temporary access is proposed to initiate the development construction. The temporary access must be
abandoned concurrently with 5t"Street North being placed in service.This requirements should be included
in the development phasing plan.
PAGE 1 of 3
3. The construction of 5t"Street must include all necessary improvements to CSAH 17 (Lake Elmo Avenue) as
required by Washington County.
4. 51"Street North must be constructed in strict conformance to the City Standard Typical Section for 5t"Street
North, including all geometrics, clear zones, reaction zones, turn lanes, landscaping, street lighting,
sidewalk, and trail placement. The typical section must be added to the preliminary plans and the
preliminary street plans revised accordingly.
5. The street geometric plan for 5t"Street must be detailed on the preliminary street plan indicating the curve
radii, and tangent locations.
6. Revise the vertical sag curve along 5th Street N at station 1+00.00 to the minimum K-value of 64.
7. The City Standard typical residential street section must be added to the preliminary plans and the
preliminary street plans revised accordingly.This will reduce the street width from 30 to 28 feet B-B.
8. Revise the vertical sag curve along Street A at station 0+70.00 to the minimum K-value of 37.
9. Outlot A and Outlot D must be provided with access to the proposed internal local street system as part of
the development improvements.
STORMWATER MANAGEMENT:The preliminary plat may require significant revisions if the VBWD requires the
existing wetland to be protected as part of the proiect and/or the VBWD requires infiltration to be incorporated
into the proiect.
1. The Storm Water Management Plan does not meet VBWD/City requirements for rate control for the NR
drainage area for the 100-year, 10-day snowmelt condition. Please revise and resubmit a compliant plan.
2. The Storm Water Management Plan is proposing the use of iron enhanced filtration practices and sand
filters in place of infiltration basins. Please provide documentation from the VBWD indicating that these
treatment practices are acceptable alternatives for this project.
3. Provide documentation from the VBWD that the existing wetland may be mitigated as proposed.
GRADING, BUILDING PAD AND EROSION CONTROL
1. All storm waterfacility HWLs must be fully contained within Outlots.Revise the Preliminary Plat and Grading
Plans to place Basin 601P within an Outlot dedicated to the City.
2. The grading plans must be revised to provide maintenance access roads meeting the engineering design
standards for all storm water facilities and pipe outlets. Maintenance access roads must be shown on the
plans and incorporated within Outlots dedicated to the City.
3. Provide written documentation from the adjacent property owner to the north agreeing to the grading and
storm sewer construction work to be completed on the property for storm water basins 4P and 1NP.
Permanent drainage and utility easements must be provided for this infrastructure.
4. Provide written documentation from the adjacent property owner to the east agreeing to the grading and
storm sewer construction work and the direct storm water discharge onto the property at FES 1A.
Permanent drainage and utility easements must be provided for this infrastructure.
5. Provide the NWL for all proposed storm water basins.
6. Provide HWL elevations for all grading low points(i.e. at rear yard catch basins). Extend drainage and utility
easements to fully incorporate all HWL areas.
7. Provide overland emergency overflow points for all low points within the Plat. EOFs must be identified with
elevation and must be in BOLD text.
8. Update the building pad elevations on Sheet 17 to provide the vertical measurement for basement to first
floor and from garage floor to first floor.
9. Consider grading revisions for Lots 1-4, Block 3.The grading appears flat in the rear yard.
10. Revise the rear lot grading for Lot 7, Block 4 to direct runoff away from the Lot 6, Block 4 building pad.
11. Please review the grading and landscaping plans carefully and make revisions necessary to avoid planting
obstructions within drainage swales.
PAGE 2 of 3
SITE UTILITIES
1. Utility easement widths must be a minimum of 30 feet. Wider easements may be required for deep pipes
to meet OSHA excavation requirements. Utility easements must be revised to meet this requirement and
shown on the Preliminary Plat, Preliminary Utility Plans,and Grading and Drainage Plans.
2. The minimum City standard pipe size for storm sewer is 15-inches except for storm sewer lead pipes within
the street. Please revise storm sewer as necessary.
3. Storm sewer pipe shall have a minimum cover of 3%-feet.Revise manhole builds to meet this requirement.
4. Storm sewer design calculations must be submitted as part of the construction plans(following preliminary
plat approval)to verify compliance with minimum and maximum pipe velocities and discharges.
5. Show detail or note for drain tile connection to catch basins. Drain tile invert to be located above top of
effluent storm sewer pipe and extending 3-inches into the catch basin structure.
6. The extension of trunk watermain from the Village to the future 5th Street intersection with CSAH 17 has
not yet been authorized for construction by the City. Preliminary Plat approval must be conditioned upon
municipal water service being extended to the development.
7. A 12-inch diameter watermain pipe may be required to be extended through the development and stubbed
for connection access by the property to the south of the development. A stub should be extended along
the proposed trail alignment between Lot 10, Block 5 and Lot 19, Block 3. The City's practice has been to
reimburse the developer for oversize costs for pipe sizes over 8-inch diameter.
PAGE 3 of 3
washington Public Works Department
Donald J.Theisen,P.E.
Director
�=�M%..ounty
Wayne H.Sandberg,P.E.
Deputy Director/County Engineer
June 17, 2014
Kyle Klatt
Community Development Director
City of Lake Elmo
3500 Laverne Avenue North
Lake Elmo, MN 55042
Washington County comments on the preliminary plat for Hunters Crossing
Residential Development, City of take Elmo
Dear Kyle:
Thank you for providing Washington County with the preliminary plat for the Hunters Crossing
subdivision, in Section 34 ,Township 29N , Range 21W along County Road (CR)17S/Lake Elmo
Avenue in the City of Lake Elmo. The project consists of 51 detached residential dwelling units
on 23.10 acres of land. Eased on the plan provided,we have the following comments.
• Washington County commented on the concept plan in a later to Kyle Klatt dated
July 3, 2013 stating that CR 17E is classified as an "A" Minor arterial roadway with
184 feet future right-of-way necessary. There is currently 50 feet of right-of-way
from the center line of the road;therefore, an additional 42 feet should be dedicated
on the plat .The preliminary plat dated 4/29/2014 identifies 90 feet of right-of-way.
This should be 92 feet on the final plat.
® According to the Trip Generation Manual, 7ffi Addition ITE, 2003, this development
will generate 488 Average Vehicle Trips (AVT) per day.
• The temporary access point on CR17S is acceptable to the County on a short
term/temporary basis. There is currently a right turn lane in place that can
accommodate northbound traffic into the site.The temporary access shall remain
until the completion of 5th Street. A Washington County Access permit will be
required for the temporary access.
• Driveway access from the plat to the residential parcels to the south and north of
the plat have been considered through C lutlot A and Outlot D.
• The Washington County Comprehensive plan 2030, Planned Trail System, does
not identify a trail corridor along this section of CR17D; however, future plans and
county road projects may incorporate trails. The County will work with the city on
those future efforts.
• The developer or the city must submit the drainage report and calculations to our
office for review of any downstream impacts to the county drainage system. Along
with the drainage calculations, we will request written conclusions that the volume
11660 Myeron Road North, Stillwater,Minnesota 65082-9673
Phone: 651-430-4300 ® Fax: 651-430-4350 - TTY: 651-430-62 6
www.co.washington.mn.LIS
Equal Employment Opportunity/Affirmative Action
June 16, 2014
Hunter's Crossing
and rate of stormwater run-off into the county right-of way will not increase as part of
the project.
Access control must be dedicated to Washington County along the CSAH 19/Keats
Avenue frontage, except for the opening corresponding to the City's right-of-way
for the collector roadway.
® Improvements to CR 17B are required at the new 50'Street section.
A Washington County Right of Way Permit is required for the improvements which
will include a northbound right turn lane and a southbound center left turn lane.A
plan section will need to be prepared and approved by the county traffic engineer.
Washington County's policy is to assist local governments in promoting
compatibility between land use and highways. Residential uses located adjacent
to highways often result in complaints about traffic noise. Traffic noise from this
highway could exceed noise standards established by the Minnesota Pollution
Control Agency (MPCA), the U.S. Department of Housing and Urban Development,
and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that
municipalities are responsible for taking all reasonable measures to prevent land
use activities listed in the MPCA's Noise Area Classification (NAC)where the
establishment of the land use would result in violations of established noise
standards. Minnesota Statute 11 .07, Subpart 2a exempts County Roads and
County State Aid Highways from noise thresholds. County policy regarding
development adjacent to existing highways prohibits the expenditure of highway
funds for noise mitigation measures in such areas. The developer should assess
the noise situation and take any action outside of County right of way deemed
necessary to minimize the impact of any highway noise.
* Any grading within County right-of-way will require a Washington County Right of
Way Permit.
All utility connections for the development require Washington County Right of Way
permits. Typically, these are the responsibility of the utility companies.
Thank you for the opportunity to comment on this preliminary plat. If you have any questions,
please contact me at 6 1-430-4362 or ann p n9—terw dq@g( .W ; l_4in ton.mn,us. For permit
applications, please contact Carol Hansom at Carol.hanson.Sco.washinoton.mn.us.
garde, ,—q
Ann Pung-Teredo
Senior Planner
C: Carol Hanson, Office Specialist
i
t
Location Map
i>
Landucci Praper�y
a
7
y Y
I
�r
I
r t #
! i rr
r
b
1
RIIS�ftT,7 Ck'NE91 dft �."�-�
RYLAND
HOME9
TWIN CITIES DIVISION
7699 Anagram Drive
Eden Prairie,MN 56344
952.229.6000 Tel
962,229.6024 Pax
wwwryland.com
January 2,2014
Dean Zuleger
City Administrator
City of Lake Elmo
3 800 Laverne Ave.N.
Lake Elmo,MN 55042
Water Availability Charge( AC)
Dear Mr.Zuleger,
On September 5,2013,Ryland Homes submitted a sketch plan application and requested a
Comprehensive Plan Amendment for the Landucci property located on the east side of Lake Elmo
Avenue. The 23 acre property is currently being used as a driving range with a short par-3 golf
course. The proposed development is currently being planned for 51 single-family lots with
internal drives,necessary ponding,a trail along the pond,and right-of-way to incorporate the new
5"'Street alignment. On September 23,2013 the Planning Commission approved the
Comprehensive Plan Amendment with the City Council giving final approval on October 1,2013.
The success of this project will greatly depend on the City of Lake Elmo extending public utilities
to the property to service the 51 single-family lots. On September 1.2,2013,Ryland Homes
requested the City of Lake Elmo to extend the existing municipal water main service from the
north along County Road 17 to the property.
Ryland understands that at the December 3,2013 City Council meeting to authorize the
preparation of the watermain plans and specifications,the Council requested City staff to further
discuss timelines and commitments with developers prior to ordering the improvements. On
December 12,2013 Ryland met with the City Administrator to discuss Ryland's commitment.
From this meeting,Ryland understands the City will require the Water Availability Charge for
the entire development to be paid at the time of Final Plat release regardless of project phasing.
Ryland anticipates preparing a Preliminary Plat application once the City has decided on the
required design for the future 5'h Street along the property and a cost sharing agreement has been
made with the developer to the north or the City adopts an assessment program. Upon Council
approval for the Preliminary Plat, Ryland will then submit for Final Plat. Ryland's preferred
construction start for this development is Spring/Summer 2014.
Ryland looks forward to continuing to work with the City of Lake Elmo to make this a successful
new development in 2014. Please feel free to contact Tracey Rust at 952.229,6063 or Mark
Sonstegard at 952,229.6007, both with Ryland Homes,with any questions.
Sincerely,
THE IDYL ' D GROUP,INC.
�r4ace�y
.` ust,1'E Mark Sonstegard
Entitlement Manager VP of Land Development