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MAYOR & COUNCIL COMMUNICATION
DATE: September 16, 2014
REGULAR
ITEM# 19
AGENDA ITEM: Hunter’s Crossing – Final Plat (Phase 1)
SUBMITTED BY: Kyle Klatt, Community Development Director
THROUGH: Dean Zuleger, City Administrator
REVIEWED BY: Planning Commission Nick Johnson, City Planner
SUGGESTED ORDER OF BUSINESS:
- Introduction of Item .....................................Community Development Director
- Report/Presentation………………………...Community Development Director
- Questions from Council to Staff ............................................. Mayor Facilitates
- Call for Motion ............................................................... Mayor & City Council
- Discussion ....................................................................... Mayor & City Council
- Action on Motion .................................................................... Mayor Facilitates POLICY RECCOMENDER: The Planning Commission is recommending that the City
Council approve a final plat request from The Ryland Group for the first phase of a planned 55
unit residential development to be located on 23.1 acres immediately east of Lake Elmo Avenue approximately ¼ mile north of Interstate 94. The final plat will include 22 single-family lots
located within the northern portion of the subdivision.
The Planning Commission considered the final plat at its September 8, 2014 meeting and a
summary of the Commission’s report and recommendation are included below.
FISCAL IMPACT: TBD – the City will be asked to review a developer’s agreement
concerning the final plat at an upcoming meeting. The agreement will include a detailed
accounting of any development costs that will be the responsibility of the developer and/or the
City. Ryland has committed to paying the Water Availability Charge (WAC) for the entire development before the final plat is recorded with the County.
SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a
final plat request from Ryland Homes for approval of a final plat for the first phase of the
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City Council Meeting [Regular Agenda Item 19]
September 16, 2014
Hunter’s Crossing residential development. The final plat includes 22 single-family residential
lots, and the related construction plans for the improvements necessary to serve these homes.
The City Council approved the Hunter’s Crossing Preliminary Plat on July 1, 2014, which
covered approximately 23 acres of land within the I-94 Corridor planning area. There are 55 single-family residential units planned within the entire subdivision, and the final plat covers
approximately half of the overall total of units that will eventually be platted.
The Planning Commission considered this matter at its September 8, 2014 meeting and
recommended approval of the final plat as presented and subject to conditions of approval.
The suggested motion to adopt the Planning Commission recommendation is as follows:
“Move to adopt Resolution No. 2014-75 approving the final plat for Savona”
LEGISLATIVE HISTORY/PLANNING COMMISSION REPORT: The attached Staff
report to the Planning Commission includes detailed information concerning the final plat in
addition to the staff review and analysis of the request. The preliminary plat was approved by
the City Council on July 1, 2014, and this approval included a series of conditions that must be
met by the applicant. Included in the Staff analysis is a line-by-line review of the conditions attached to the preliminary plat.
The Planning Commission considered the proposed final plat at its September 8, 2014 meeting
and recommended approval with one additional condition of approval to more clearly describe
the City’s requirement for a temporary access easement into the site. The additional conditions is recommended as follows:
• The final plat shall include an access easement, in a location deemed satisfactory by the
City Engineer, across the temporary access road into the subdivision. The Commission generally discussed the issues associated with future construction of the 5th
Street minor collector road and the applicant’s plans for a homeowner’s association within the
subdivision. The Commission also recommended that the findings be updated to reflect that
compliance with certain issues identified by Staff in its written report to the Planning Commission were necessary for the plat to comply with all applicable City standards and ordinances.
The Planning Commission adopted a motion to recommend approval of the final plat consistent
with the findings as noted in the attached Resolution No. 2014-075 and including all conditions of approval as listed in the resolution. The vote on the motion was unanimous (7 ayes, 0 nays). The Commission did state as part of its discussion that it expected the applicant to update the
final landscaping plan to address the comments from the City’s landscape architect consultant.
BACKGROUND INFORMATION (SWOT):
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City Council Meeting [Regular Agenda Item 19]
September 16, 2014
Strengths • The proposed plat is consistent with preliminary plat subject to
the conditions being recommended by Staff and the Planning
Commission.
Weaknesses • Several conditions of approval must be met by the applicant,
including revisions to the final construction plans to address
comments from the City Engineer.
Opportunities • The plat includes the City’s first sanitary sewer connections into the Cottage Grove Sewer Interceptor.
• The plat will connect to the water main presently being
constructed by the City within Lake Elmo Avenue.
Threats • In order to complete 5th Street, the adjacent property owner or City will need to bring a project forward. No adjacent property
will be able to develop without constructing the northern half of
5th Street in this area.
RECOMMENDATION: The Planning Commission and Staff are recommending that the City Council approve the final plat for Hunter’s Crossing with 12 conditions of approval. The
suggested motion to adopt the Planning Commission recommendation is as follows:
“Move to adopt Resolution No. 2014-075 approving the final plat for Hunter’s Crossing”
ATTACHMENTS:
1. Resolution No. 2014-75
2. Planning Commission Staff Report – 9/8/14
3. Application Form
4. Application Narrative 5. Lot Information Summary
6. Tree Inventory
7. City Engineer Review Letter
8. Landscape Architecture Review Letter
9. Washington County Review Comments 10. Valley Branch Watershed District Permit
11. Fire Department Review Comments
12. Hunter’s Crossing Final Plat
13. Construction Plans: Final Grading Plan
14. Construction Plans: Utility and Street Construction 15. Final Landscape Plans
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CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2014-75
A RESOLUTION APPROVING A FINAL PLAT FOR HUNTER’S CROSSING
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and
WHEREAS, The Ryland Group, 7599 Anagram Drive, Eden Prairie, MN (Applicant)
has submitted an application to the City of Lake Elmo (City) for a Final Plat for Hunter’s
Crossing, a copy of which is on file in the City of Lake Elmo Community Development Department; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on June 23,
2014 to consider the Hunter’s Crossing Preliminary Plat; and
WHEREAS, the Lake Elmo Planning Commission submitted its report and
recommendation concerning the Preliminary Plat as part of a memorandum to the City Council
for the July 1, 2014 City Council Meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Preliminary Plat; and
WHEREAS, the City Council reviewed the Preliminary Plat request at its July 1, 2014
meeting and adopted Resolution No. 2014-053 approving the Preliminary Plat; and
WHEREAS, the Lake Elmo Planning Commission met on September 8, 2014 to review
the Final Plat for Hunter’s Crossing consisting of 22 single-family detached residential lots; and
WHEREAS, on September 8, 2014 the Lake Elmo Planning Commission adopted a
motion to recommend that the City Council approve the Final Plat for Hunter’s Crossing with conditions; and
WHEREAS, the City Council reviewed the recommendation of the Planning
Commission and the Final Plat for Hunter’s Crossing at a meeting held on September 16, 2014; and
NOW, THEREFORE, based upon the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1) That the procedure for obtaining approval of said Final Plat is found in the Lake Elmo City
Code, Section 153.08.
2) That all the requirements of said City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant.
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Resolution No. 2014-75
3) That the proposed Final Plat for Hunter’s Crossing consists of the creation of 22 single-
family detached residential structures.
4) That the Hunter’s Crossing Final Plat is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on July 1, 2014.
5) That the Hunter’s Crossing Final Plat is consistent with the Lake Elmo Comprehensive Plan
and the Future Land Use Map for this area.
6) That the Hunter’s Crossing Final Plat complies with the City’s Urban Low Density
Residential zoning district regulations.
7) That the Hunter’s Crossing Final Plat complies with all other applicable zoning requirements,
including the City’s landscaping, storm water, sediment and erosion control and other ordinances with the exception of issues identified in the September 8, 2014 Staff report to the
Planning Commission.
8) That the Savona Final Plat complies with the City’s subdivision ordinance.
9) That the Savona preliminary plat is consistent with the City’s engineering standards with the
plan revisions as requested by the City Engineer in his review comments to the City dated
September 3, 2014.
CONCLUSIONS AND DECISION
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Final Plat for Hunter’s Crossing subject to the following conditions:
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 in review memo dated 9/3/14
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 Hunter’s Crossing 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) The final plat shall include an access easement, in a location deemed satisfactory by the
City Engineer, across the temporary access road into the subdivision.
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Resolution No. 2014-75
6) A Common Interest Agreement concerning management of the common areas of
Hunter’s Crossing 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
7) The final landscape plan shall be updated to address the comments from the City’s
consulting landscape architect in a review letter to the City dated 9/5/14.
8) The developer shall provide written authorization from the property owner to the east of
Hunter’s Crossing to allow the proposed drainage improvements and discharge of storm
water on to their property. A utility easement across the affected property is one option
for compliance with this condition.
9) The final construction plans for any additional final plat within Hunter’s Crossing shall
include, at a minimum, the southern portion of 5th Street. At this time these plans are
prepared they shall 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 September 2, 2014.
10) The developer is encouraged to incorporate elements from the Lake Elmo Theming Study
into the final design of the community mailboxes within Hunter’s Crossing.
11) The developer shall 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
(or trails) by the City. Any cash payment in lieu of land dedication shall be pro-rated
based on the percentage of the overall lots to be platted within the subdivision and shall be paid by the applicant prior to the release of the final plat for recording.
12) The applicant shall deed Outlots A, B, and E to the City upon recording of the final plat.
Passed and duly adopted this 16th day of September 2014 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Adam Bell, City Clerk
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Resolution No. 2014-75
PLANNING COMMISSION
DATE: 9/8/14
AGENDA ITEM: 5C – BUSINESS ITEM
CASE # 2014-46
ITEM: Hunter’s Crossing Final Plat
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 The Ryland Group for the first phase of a planned 51 unit residential development to be called Hunter’s Crossing. The
proposed subdivision will be located on 23.10 acres immediately east of Lake Elmo Avenue and
approximately ¼ mile north of Interstate 94. The final plat includes 22 single-family lots located
within the northern portion of the overall subdivision area. Staff is recommending approval of the request subject to compliance with the conditions listed in this report.
GENERAL INFORMATION
Applicant: The Ryland Group (Tracey Rust), 7599 Anagram Drive, Eden Prairie, MN
Property Owners: Nathan Landucci, 404 Lake Elmo Avenue North, Lake Elmo, 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 final plat approval of a 22 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: LDR – Low Density Residential
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 – 3.99 units per acre)
History: Sketch Plan reviewed 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
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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. The preliminary plat was approved by
the City Council on July 1, 2014.
Deadline for Action: Application Complete – 8/8/14 60 Day Deadline – 10/8/14
Extension Letter Mailed – No
120 Day Deadline – 12/8/14
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 final plat approval of the initial phase of the Hunter’s Crossing residential subdivision. The area to be platted represents approximately half of the lots that were approved with the preliminary plat, and will include 22
single-family lots, outlots for storm water management facilities, and a larger outlot to be platted as
part of the second addition. The City approved the Hunter’s Crossing Preliminary Plat on July 1,
2014, and the final plat represents the northern portion of the overall area to be subdivided. The applicant has provided a detailed project narrative (attached) that provides summary of the request
with information updated from the preliminary plat review where appropriate.
Hunter’s Crossing will be located along the planned 5th Street minor collector route, and the
preliminary plat indicated that the sole access into the development would be located off of 5th Street. One of the unique aspects of this project is that the planned location of 5th Street along the northern property line of the subdivision straddles the property line between the applicant’s site and the
adjacent property to the north. At this time, there has been no agreement reached between these two
property owners to build 5th Street as a private improvement, therefore, the applicant is proposing to
construct the southern half of this road as part of Hunter’s Crossing, while leaving the northern portion to be constructed either when the northern property develops or when and if the City decides
to complete this road as a public improvement project.
The final construction documents do include plans for 5th Street, but these plans note that it will be
built as a future City project. Based on recent conversations with the City, the applicant has agreed to build the southern half of the road as noted above, but is proposing to complete this work as part of the second addition. This proposed phasing plan would result on the construction of a road of
sufficient width to allow two-way traffic, but that would later be expanded to the City’s full
specifications for the road with one-lane of travel in each direction with turn lanes at full intersections. Because the applicant’s portion of 5th Street would not be constructed until the second phase of the project, the applicant is proposing to use the existing access to the site as a temporary
access for the first addition. The City’s preliminary plat approval authorized the use of this
temporary access to serve up to 25 lots, which falls within the number being proposed for the final
plat. Washington County will also allow the temporary access provided this access is eliminated once 5th Street is in place.
There are a few issues that the City is working to address concerning the construction of 5th Street in
two phases, and most importantly, is asking the applicant and northern property owner to enter into
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an agreement to identify an area to handle storm water runoff from the road. The City will otherwise
maintain control over the future platting in this area so that no further platting will be allowed either
on the applicant’s property or on the site to the north without at least half of the road being
completed. As part of the planned improvements for 5th Street, the applicant will need to comply with the comments from Washington County, and will need to incorporate improvements to Lake Elmo Avenue as part of this work.
Consistent with the approved preliminary plat, the final plat does not include two exception parcels
along Lake Elmo Avenue, both of which will be provided with potential future connections to the
streets internal to Hunter’s Crossing. As depicted in the attached plans, the northeast exception parcel will have access to 4th Street via Outlot B; access to the other exception parcel will be platted
as part of the second addition. In both cases, these parcels will still be allowed to access Lake Elmo
Avenue until they are redeveloped at some point in the future (both are guided for Medium Density
Residential development).
The applicant has provided an updated landscape plan with all of the other required plans, and this
plan has been reviewed by the City’s consulting landscape architect. In his review he notes that the
applicant will need to either provide more trees with the project or increase the size of the ones that
have been proposed. These changes will be fairly straight forward to make as the developer prepares final revisions to the construction plans. In terms of public park land dedication, the preliminary plat was approved without a specific land dedication, and instead, the developer is expected to pay a fee
in lieu of land dedication. Consistent with recent City approvals, the applicant may request a
reduction in these fees in exchange for the construction of public trails within the project.
Please note that the grading and utility plans do cover the entire preliminary plat area, and that the developer will be mass grading the entire site as part of these plans. The other street and utility plans
also depict the entire site, and the City Engineer has asked for further clarification concerning which
aspects of these plans will be constructed as part of the phase one improvements. 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 Hunter’s Crossing 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.
The City’s zoning map for all of the area included in the preliminary plat for Hunter’s Crossing has previously been updated to be consistent with the City’s Comprehensive Plan. All of the site is zone LDR – Urban Low Density Residential, and the proposed lots, setbacks, streets, and other plan
elements have been found to be consistent with the LDR district requirements.
Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City. Please note that the final plat now includes proposed street names as recommended by the Planning Department. The City Engineer, Landscape Architect, and County
Engineer have reviewed the final plat, and these 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 final plat for recording.
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REVIEW AND ANALYSIS
The preliminary plat for Hunter’s Crossing was approved with several conditions, which are
indicated below along with Staff’s comments on the status of each. The applicant has also provided
a response to these conditions as part of the attached application narrative. Staff is recommending
approval of the final plat with conditions intended to address the outstanding issues that will require additional review and/or documentation. In order to assist the Planning Commission with its review, Staff is also including a summary the critical issues that need to be resolved for the subdivision to
move forward.
Critical Issues Summary:
1) The developer is proposing to construct half of 5th Street with their project, leaving the northern half to be constructed by another private party or of the City in the future. Staff has
agreed that this is be best option for moving forward with development in this area given the
unique site ownership and property boundaries that exist around the applicant’s site. There is
minimal risk to the City in taking this approach since it will be relatively straight-forward to demonstrate benefit to the northern property owner if the City decides to build the road and asses the costs back to the abutting property owner.
2) 5th Street will be constructed with the second addition, at which time the applicant will need
to prepare plans for the southern portion of this road that comply with City standards and also comply with Washington County requirements for the intersection of 5th Street and Lake
Elmo Avenue. The City is working with both the applicant and property owner to the north
to secure an agreement concerning the storm water facilities needed to build the road. This
agreement will be completed prior to a final plat for second addition. 3) The applicant will need to secure an easement from the property owner to the east related to
storm water discharge in the southwest portion of the site. This property owner has not
objected to the proposed easement, and this is an issue that can be finalized prior to release of the final plat for recording.
4) All other recommended conditions of approval relate to final details that must be addressed
by the applicant and can be handled prior to release of the final plat for recording.
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; and b) 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. Comments: a) all title work will need to be submitted and reviewed
by the City Attorney before 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. 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. Comment: the plans have been reviewed by the City’s landscape architecture consultant
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and his review is included as an attachment to this report. The applicant will need to further revise the landscape plan to comply with the City’s landscape ordinance by either adding more
trees or increasing the size of the proposed trees. Staff has found that the proposed plan is generally acceptable and complies with the City’s expectations and requirements for street trees, and screening and buffering of adjacent properties. This is an issue that can be resolved through further discussions between the City and developer.
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. Comments: The final landscape plan includes additional plantings along the southwestern property boundary.
The number of plantings along the northwestern property boundary is similar to the
preliminary plat; however, the location of the future access in this location (Outlot B) limits the developer’s ability to add substantially more plantings along this boundary.
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 tum lane. Comments:
Because the plans for 5th Street will be more fully developed as part of the second addition, this
condition will be revised to note the most recent County review comments and to further clarify that the Lake Elmo Avenue improvements will be constructed with the 5th Street project in the future.
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. 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 met prior to the commencement of any grading work 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. Comments: The applicant has indicated that there will be
a homeowner’s association created for this development; the declarations and HOA documents should be recorded with the final plat. A maintenance agreement and evidence that the HOA has been established should be retained as a condition of approval for 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. Comments: The applicant will be required to pay the required fee in lieu of land dedication to recording the final plat. Because the project is being split into at least two final plats, the park fees will be pro-rated based on the percentage of lots
being platted within the overall development.
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8) Any land under which paved public trails are located will be accepted as park land provided the
developer constructs said paved trails as part of the public improvements for the subdivision.
Comments: Staff is recommending that this condition be merged with the above condition for the final plat. 9) The temporary access to Lake Elmo A venue must be eliminated when access to 5th 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. Comments: this condition will allow the
developer to plat the requested 22 homes as part of the first edition before 5th Street is constructed. Only three additional lots may be platted and built upon before 5th Street is
constructed.
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. Comments: the applicant is seeking
approval to commence grading consistent with this condition; the City will likely be issuing a permit for this work prior to the City Council action on the final plat.
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.
Comments: Revised plans have been submitted for review, and the attached comments from the City Engineer provide a response to the updated plans. All final revisions and
modifications as requested by the City Engineer must be addressed by the applicant before the
plat will be released for recording. The majority of the Engineer’s comments will require minor modifications to the plans and specifications and are not unusual at this detailed level of review.
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. Comments: Given the tight confines of the project area and the need to meet City and watershed district storm water requirements, there are relatively few opportunities to incorporate existing trees into the development. The applicant has stated that they will
preserve or re-use trees if possible. 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. Comments: The
applicant has stated that they will work with this property owner if any grading is necessary to
construct the 5th Street improvements. The City is also working to complete a separate agreement with these property owners to address this issue.
14) Water improvements must be available to serve the subdivision. Comments: The City Council
has ordered these improvements as part of the Lake Elmo Avenue water project, which satisfies this condition. Ryland has agreed to pay the Water Availability Charge for the entire development prior to recording the final plat.
15) The applicant shall pay a Water Availability Charge consistent with the Lake Elmo Fee Schedule
for the entire development prior to the release of the final plat for recording, regardless of project
phasing. Comments: Please see note above.
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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, 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.
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 in review memo dated 9/3/14 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 Hunter’s Crossing 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 Hunter’s
Crossing 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 final landscape plan shall be updated to address the comments from the City’s consulting
landscape architect in a review letter to the City dated 9/5/14.
7) The developer shall provide written authorization from the property owner to the east of Hunter’s Crossing to allow the proposed drainage improvements and discharge of storm
water on to their property. A utility easement across the affected property is one option for
compliance with this condition.
8) The final construction plans for any additional final plat within Hunter’s Crossing shall include, at a minimum, the southern portion of 5th Street. At this time these plans are
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prepared they shall 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 September 2, 2014.
9) The developer is encouraged to incorporate elements from the Lake Elmo Theming Study into the final design of the community mailboxes within Hunter’s Crossing.
10) The developer shall 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 (or trails)
by the City. Any cash payment in lieu of land dedication shall be pro-rated based on the
percentage of the overall lots to be platted within the subdivision and shall be paid by the
applicant prior to the release of the final plat for recording.
11) The applicant shall deed Outlots A, B, and E to the City upon recording of the final plat.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Hunter’s Crossing Final Plat:
• That the Final Plat is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on July 1, 2014.
• That the Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
• That the Final Plat complies with the City’s Urban Low Density Residential zoning district.
• That the 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 Final Plat complies with the City’s subdivision ordinance.
• That the Final Plat is consistent with the City’s engineering standards with the plan revisions as requested by the City Engineer.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Final Plat for Hunter’s
Crossing with the 11 conditions of approval as listed in the Staff report. Suggested motion:
“Move to recommend approval of the Hunter’s Crossing Final Plat with the 11 conditions of approval as drafted by Staff”
BUSINESS ITEM 5C
9
ATTACHMENTS:
1. Application Form
2. Application Narrative
3. Lot Information Summary 4. Tree Inventory 5. City Engineer Review Letter
6. Landscape Architecture Review Letter
7. Washington County Review Comments
8. Valley Branch Watershed District Permit 9. Fire Department Review Comments
10. Hunter’s Crossing Final Plat
11. Construction Plans: Final Grading Plan
12. Construction Plans: Utility and Street Construction 13. Final Landscape Plans
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
BUSINESS ITEM 5C
TWIN CITIES DIVISION 7599 Anagram Drive Eden Prairie, MN 55344 952.229.6000 Tel 952.229.6024 Fax www.ryland.com
August 8, 2014
Kyle Klatt
Planning Director City of Lake Elmo
3800 Laverne Ave. N. Lake Elmo, MN 55042
RE: Hunters Crossing – Final Plat Application Dear Mr. Klatt:
Ryland Homes is pleased to submit to the City of Lake Elmo a Final Plat application for Hunters
Crossing located on the east side of Lake Elmo Ave. N. approximately ¼ 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. Final Subdivision and Lot Information: i. Proposed Development Name: Hunters Crossing
ii. See attached table for lot and block number, size and width and depth of lot. iii. See attached table with the Public Open Space area of 0.6265 Acres.
iv. There will be no wetlands remaining for this development. v. See attached table with the proposed Right-of-Way area of 4.5671 Acres.
vi. See Final Plat for Easement locations.
D. Preliminary Plat Conditions: 1. Title and Fees: Title will be submitted under separate cover. All fees have been
paid for Preliminary Plat. 2. Landscape plan is attached for review.
3. Additional landscaping has been added along adjacent property lines.
4. Final construction plans will include the necessary improvements for 5th Street and Lake Elmo Avenue. Further coordination with the City and County is
necessary prior to final plans.
5. Valley Branch Watershed District granted approval for the wetland impacts on July 10, 2014.
6. Landscaping outside of public areas will be the responsibility of individual homeowners or the Home Owner’s Association depending on the planting locations.
7. Park fee will be paid in lieu of park land dedication prior to final plat recording. 8. A public trail will be constructed with this development. 9. The temporary access from Lake Elmo Avenue will be eliminated when access to
5th Street is provided. 10. A grading permit application has been submitted to the City for approval. 11. Please see attached plans addressing the City Engineers comments.
12. Ryland will preserve or re-use trees if possible. 13. Ryland will work with the property owner to the north should grading be
necessary to construct 5th Street improvements.
14. Ryland will pay the Water Availability Charge for the entire development prior to Final Plat recording.
E. Density: The net density for the overall 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.)
F. Infrastructure Improvements: Hunters Crossing will ultimately have access from the
future 5th 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 5th 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 5th 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 currently being
installed along Lake Elmo Avenue by the City with an expected completion date of
September 2015.
Phase I of Hunters Crossing will consist of 22 lots with necessary streets and utilities.
G. 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 & 5th Street
intersection improvements do not extend south past the development therefore those improvements will not affect the current property owner at the southwest corner. Additional landscaping was added to increase screening along the
properties lines. 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 5th 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.
H. 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 and has been approved by Valley Branch Watershed District. Ryland will be paying into a wetland bank in lieu of wetland mitigation.
I. 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.
J. Proposed lakeshore access: Not applicable.
K. 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.
L. 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 5th Street is
constructed and complete. Phase I will consist of 22 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. Begin Site Grading – August 2014 b. Phase I Final Plat Approval – September 16, 2014
c. Phase I Site Construction (Streets & Utilities) – September – November 2014 d. City Watermain Extension – June – October 2014 e. 5th Street Construction – Spring 2015
f. Phase II Final Plat Approval – April 2015 g. Phase II Site Construction – June – August 2015
h. 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 successful 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, PE Entitlement Manager
Attachment: Legal Description
Hunters Crossing Information Table
Tree Inventory by:
Ken Arndt
Forest Ecologist/Wetland Specialist
Midwest Natural Resources, Inc.
1032 West Seventh St. #150
St. Paul, MN 55102
(651)-788-0641
Tree Preservation Plans provided by:
2422 Enterprise Drive
Mendota Heights, MN 55120
651-681-1914
Tag #Size Common Name Scientific Name Native/Non-Native Notes Status
1225 24/16 Siberian Elm Ulmus pumila non-native Remove
1226 17/12/12 Siberian Elm Ulmus pumila non-native Remove
1227 20 Siberian Elm Ulmus pumila non-native Off-Site
1228 14/12 Siberian Elm Ulmus pumila non-native Remove
1229 14/10/10 Silver Maple Acer saccharinum native Remove
1230 10/10/7 Siberian Elm Ulmus pumila non-native Remove
1231 10/9/6/6 Silver Maple Acer saccharinum native Remove
1232 13/12 Siberian Elm Ulmus pumila non-native Remove
1233 14 Siberian Elm Ulmus pumila non-native Remove
1234 18 Siberian Elm Ulmus pumila non-native Off-Site
1235 22 Boxelder Acer negundo native Remove
1236 22 Boxelder Acer negundo native Remove
1237 14/10 Siberian Elm Ulmus pumila non-native Remove
1238 19 American Elm Ulmus americana native Remove
1239 20/12 Siberian Elm Ulmus 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 Populus deltoides native Remove
1243 19 Cottonwood Populus deltoides native Remove
1244 20 Boxelder Acer negundo 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 Ulmus pumila non-native Remove
1248 11 Siberian Elm Ulmus pumila non-native Remove
1249 16/12 Siberian Elm Ulmus pumila non-native Remove
1250 18/12 Siberian Elm Ulmus pumila non-native Remove
1251 24 Siberian Elm Ulmus pumila non-native Remove
1252 20 Siberian Elm Ulmus pumila non-native Remove
1253 26 Black Willow Salix nigra native Remove
1254 18 Black Willow Salix nigra native Remove
1255 19 Black Willow Salix nigra native Remove
1256 24 Black Willow Salix nigra native Remove
1257 18 Black Willow Salix nigra native Remove
1258 8 Green Ash 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 Ulmus pumila non-native Remove
1262 6/6 Siberian Elm Ulmus pumila non-native Remove
1263 7 Green Ash Fraxinus pennsylvanica native Remove
1264 12 Siberian Elm Ulmus pumila non-native Remove
1265 15 Siberian Elm Ulmus pumila native Remove
1266 12/8 Silver Maple Acer saccharinum native Remove
1267 13/8 Silver Maple Acer saccharinum native Remove
1268 16/12/8 Silver Maple Acer saccharinum native Remove
1269 13 Silver Maple Acer saccharinum native Remove
1270 22/22/20/14 Silver Maple Acer saccharinum native Remove
1271 13 Silver Maple Acer saccharinum native Remove
1272 14 Silver Maple Acer saccharinum native Remove
1273 11 Silver Maple Acer saccharinum native Remove
1274 10 Silver Maple Acer saccharinum native Remove
1275 7 Silver Maple Acer saccharinum native Remove
1276 10 Silver Maple Acer saccharinum native Remove
1277 10 Silver Maple Acer saccharinum native Remove
1278 8 Silver Maple Acer saccharinum native Remove
1279 17 Silver Maple Acer saccharinum native Remove
1280 17 Silver Maple Acer saccharinum native Remove
1281 28/19 Silver Maple Acer saccharinum native Remove
1282 25 Silver Maple Acer saccharinum native Remove
1283 29 Silver Maple Acer saccharinum native 40% top dead, internal decay @ base Remove
1284 12 Jack Pine Pinus banksiana native Coniferous Remove
1285 18/17/16/16/16 Silver Maple Acer saccharinum native Remove
1286 28 Silver Maple Acer saccharinum native Remove
1287 14 Siberian Elm Ulmus pumila 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 Acer saccharinum 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 Acer saccharinum native Remove
1294 20/16/12 Siberian Elm Ulmus pumila non-native Remove
1295 8/7 Siberian Elm Ulmus pumila non-native Save
1296 14 Siberian Elm Ulmus pumila non-native Save
1297 11 Siberian Elm Ulmus pumila non-native Save
Tag #Size Common Name Scientific Name Native/Non-Native Notes Status
1298 16 Siberian Elm Ulmus pumila non-native Save
1299 13/10 Siberian Elm Ulmus pumila non-native Save
1300 12/8 Siberian Elm Ulmus pumila non-native Save
1301 13/7 Siberian Elm Ulmus pumila non-native Save
1302 11 Siberian Elm Ulmus pumila non-native Save
1303 10/10/8 Boxelder Acer negundo 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 Ulmus pumila non-native Save
1309 12 Siberian Elm Ulmus pumila non-native Save
1310 12/12/10/8 Siberian Elm Ulmus pumila non-native Save
1311 10 Siberian Elm Ulmus pumila non-native Save
1312 14 American Elm Ulmus americana native Save
1313 18 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 Fraxinus pennsylvanica native Save
1320 14 Siberian Elm Ulmus pumila non-native Off-Site
1321 16/15 Siberian Elm Ulmus pumila non-native Save
1322 9 Quaking Aspen Populus tremuloides native Remove
1323 16/10 Siberian Elm Ulmus pumila non-native Remove
1324 20/15/10 Silver Maple Acer saccharinum native Remove
1325 16/10 Silver Maple Acer saccharinum native Remove
1326 15 Silver Maple Acer saccharinum native Remove
1327 12/10 Silver Maple Acer saccharinum native Remove
1328 16 Silver Maple Acer saccharinum native Remove
1329 12/6/6 Silver Maple Acer saccharinum native Remove
1330 12 Silver Maple Acer saccharinum native Remove
1331 9 Silver Maple Acer saccharinum native Remove
Total Inches: 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"
PAGE 1 of 3
MEMORANDUM
Date: September 3, 2014
To: Kyle Klatt, Planning Director Re: Hunters Crossing – Ryland Homes
Cc: Nick Johnson, City Planner Final Plat and Construction Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Hunters Crossing development by Ryland Homes. A Final Plat
and Grading Plan submittal was received on August 15, 2014. The submittal consisted of the following
documentation prepared by Pioneer Engineering:
Final Plat Application dated August 8, 2014.
Final Plat, unsigned and undated.
Final Grading Plan, dated July 28, 2014.
Utility and Street Construction Plans, dated August 6, 2014.
Project Manual for Utility and Street Construction, dated August 6, 2014.
Stormwater Management Report, revised July 25, 2014.
STATUS/FINDINGS: The grading plans are of sufficient quality to allow grading operations to begin. A
preconstruction meeting may be scheduled to initiate grading work. At the preconstruction meeting the
applicant must submit all necessary permits including the VBWD permit, Project SWPPP, County R/W approvals,
and adjacent property owner permissions and easements as outlined below.
Final Grading Plans and Utility and Street Construction Plans must be revised and resubmitted for final review
and approval by the City prior to street and utility construction work.
FINAL PLAT:
The Final Plat and Construction Plans should both be updated to include the Outlot ownership information.
Outlots A, B and E must be dedicated to the City.
Note: City utilities will be constructed within Outlot C as part of the first addition. All drainage and utility
easements shown on the Plat must be dedicated to the City of Lake Elmo and recorded at Washington County
as part of the First Addition Final Plat, including the drainage and utility easements over Outlot C.
The Plat proposes a temporary roadway access to CSAH 17 (Lake Elmo Avenue) through a portion of Outlot
C. A 50 foot temporary road easement should be provided to the City of Lake Elmo as part of the Final Plat
to include the temporary access road.
The Plat requires future access to 5th Street North with the temporary access road to be removed. Approval
of the Final Plat should be contingent upon a fully executed development agreement securing the property
and cost for the future construction of 5th Street.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 3
PROJECT EASEMENTS:
Provide written documentation from the adjacent property owner to the north agreeing to the grading and
erosion control work to be completed on the property.
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 in the City standard form must be provided for the proposed storm pond
outfall from Basin 1P.
A 20 foot permanent drainage and utility easement in the City standard form should be provided along the
southern plat line to accommodate the grading and storm sewer pipe proposed on the south property line.
GRADING, STORM WATER MANGEMENT AND EROSION CONTROL
Add Note to see Standard Plan Notes for Grading and Erosion Control, Details 600A, 600B and 600C, on
Erosion Control Detail Sheet.
Add Note to see Standard Plan Notes for Site Restoration, Detail 600D, on Erosion Control Detail Sheet.
Spot elevations need to be placed along the west side of Basin 601P to fully contain the 932.5 HWL contour
on Outlot A. Based on contours only the HWL appears to extend into County R/W.
The maintenance access to Basin 601P Basin must be changed to 15 feet in width. The City must receive
documentation indicating County approval for permanent access to this facility.
The Temporary Sediment Basins 401P, 101P and within the 3rd Street Cul‐de‐sac, should be relocated outside
of future street areas to avoid temporary soil saturation in these areas.
Grading revisions should be made along the south side of Outlot B to improve drainage and grade from the
localized low area within the 932 contour. Consider a second drainage outlet to CSAH 17 R/W.
Additional swale grade appears necessary along the rear property lines of Lots 1, 2 and 3, Block 4.
The Grading Detail plan sheet must be updated to include the City Standard Typical Sections for 5th Street
and Residential Streets and the custom typical sections removed to avoid conflicting section details.
The Temporary Access Road Section should be updated to reflect a minimum 22 foot pavement width with
2 foot gravel shoulders.
See EOR review memorandum regarding design and construction of the iron enhanced sand filters.
STORM SEWER SYSTEM
City Standard Plan Notes for Storm Sewer, from Detail 400A, must be included on each Storm Sewer
Construction Plan Sheet.
Storm sewer design calculations must be submitted as part of the construction plans to verify compliance
with minimum and maximum pipe velocities and discharges.
A localized low point is created on Laverne Avenue. Additional catch basin inlets should be considered to
enhance drainage in this area above typical 10‐year event inlet capacity.
Increase the pipe size to 15‐inch diameter from CBMH‐124 to CBMH‐123.
Remove “Inspector” from Note 2.
The plans must be revised to better clarify between the Phase 1 and Phase 2 storm sewer plans.
SANITARY SEWER AND WATERMAIN
Watermain oversizing will be required to meet City wide distribution system demands. Watermain must be
increased to 12‐inch pipe diameter along 5th Street, then south along Laverne Avenue, then east along 3rd
Street, then south along the stub to the south property line. A 12” x 12” cross should be installed at the
intersection of 5th Street and Laverne Avenue. Watermain oversizing is paid by the City as a reimbursement
addressed within the development agreement.
Rename the “Sanitary Sewer Construction” Plan Sheets to include Watermain.
City Standard Plan Notes for Watermain, from Detail 200A, and Sanitary Sewer, from Detail 300A, must be
included on each Utility Plan Sheet.
PAGE 3 of 3
The plans must be revised to better clarify between the Phase 1 and Phase 2 sanitary sewer and watermain.
Add a temporary hydrant at each watermain end point for system maintenance.
Replace the air bleed valve on Sheet 2 with a temporary hydrant on the watermain stub to the southern
property line.
Insert an 12” x 8” Tee fitting with a bend fitting on Sheet 2 along the 3rd Street watermain as the watermain
turns south along the trail.
STREET CONSTRUCTION
Replace the Typical 60‐foot ROW Street Section on Sheets 12‐14 with the City Standard Typical Section to
remove all discrepancies from City Standards.
Provide Typical ROW Street Section for Laverne Avenue from 4th Street to 5th Street.
The Temporary Access road must be a minimum 22‐feet in width for the bituminous and signed “No Parking”
along both sides of the road.
Replace the Typical 100‐foot ROW Street Section on Sheet 16 with the City Standard Typical Section to
remove all discrepancies from City Standards. Adjust all other plan documents as necessary to conform with
the City typical section for 5th Street.
City Standard Plan Notes for Sidewalks and Trails, from Detail 500A, must be included on each Street and
Trail Plan Sheet.
A Signing, Pavement Marking and Lighting Plan must be completed and incorporated as part of the Street
and Utility Construction Plans. City Standard Plan Notes for Signing, Pavement Marking and Lighting, from
Detail 700A, must be included on each Street and Trail Plan Sheet.
PROJECT MANUAL / SPECIFICATIONS AND STANDARD DETAILS
The City Standard Specifications must be included in the Project Manual as the governing specifications for
the Improvements. The general requirements shall state the following: “The City Standard Specifications
shall apply to the work performed under this contract. Any supplemental specifications are intended to
supplement the City Standard Specifications; however they do NOT supersede the City Standard
Specifications, Details, Design Standards, or ordinances unless specific written approval has been provided
by the City.”
Any additional specifications for the project shall be clearly identified as “Supplemental Provisions” not
"Special Provisions".
The General Project Requirements shall be revised to be consistent with the City Standard Specifications
for general project requirements, and the project requirements as specified in the Development
Agreement.
The Project Manual shall include City standard grading and erosion control specifications and be issued and
used as part of the grading operations for the Project.
Standard Plan Note Details 200A, 300A, 400A, 500A, 600A‐600D, and 700A are to be placed on each
applicable plan sheet and removed from the detail plan sheets.
Add Standard Details 101, 102, 103, 105, 201, 203, 204, and 402 to the Detail Plan Sheets.
2350 BAYLESS PLACE• ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM
HUNTER’S CROSSING – DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED SEPTEMBER 5TH, 2014 REVIEWED PLAN SET DATED AUGUST 8TH, 2014 Required Action Items by Hunter’s Crossing Project Landscape Architect 1. The plan is NOT in compliance with the landscape requirements. Current drawing represents 575 caliper inches, required caliper inches is 784 assuming the street frontage, trees to be planted per acre as well as mitigation calculations provided are correct. City requirements are fair and reasonable therefore, one or a combination of the following recommendations must be met. Recommendations: Revise design to preserve more existing trees. Therefore, reducing tree replacement requirements. Add more landscape materials on-site to meet landscape requirements. Increase caliper inches or height of trees already specified to comply with aggregate landscape requirements. Plant remaining required plant materials in a nearby City Park per City staff direction to meet landscape requirements. (per tree preservation ordinance 154.257 8 a-d & landscape requirements 154.258) 2. 6 foot Evergreen Tree conversion to caliper inches = 2.5 inch deciduous shade tree if converted NOT 3 inch caliper inches as assumed on sheet L1. 3. Project Landscape Architect to provide landscape irrigation plans for all commonly held HOA & City R.O.W. areas.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
DIRECTOR OF DESIGN
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä)4#&
)4#&+0)#0&&4#+0#)'2.#0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä)4#&
)4#&+0)#0&&4#+0#)'2.#0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä)4#&
)4#&+0)#0&&4#+0#)'2.#0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.')'0&
••
Ä'0)ÄÄ5*''6Ä'415
'415+10%10641.2.#0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä5''&
5''&+0)2.#0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
ȭȭȭÄ'0)ÄÄ5*''6Ä&6.5Ä)4
)4#&+0)&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5Ä)4
'415+10%10641.&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5Ä)4
'415+10%10641.&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.1%#6+10/#2
Ä'0)ÄÄ5*''6Ä%184Ä76+.
5#0+6#4;5'9'4 9#6'4/#+0%18'45*''65*''6+0&':Ä
*706'45%4155+0)
76+.+6;#0&564''6%105647%6+10
.#-''./1/+00'516#
.')'0&
%18'45*''6+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
5614/5'9'4%105647%6+10Ä564''6%105647%6+10Ä
6*564''64'('4'0%'5*''6
6*564''69#6'4/#+0
%+6;&'6#+.5Ä
$+67/+017564#+.%105647%6+10
+410'0*#0%'&5#0&(+.6'42.#0
Ä'0)ÄÄ5*''6Ä
5#0+6#4;5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä
5#0+6#4;5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.#8'40'#8'0
(+456#&&+6+10 5'%10&#&&+6+10
Ä'0)ÄÄ5*''6Ä
5#0+6#4;5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
6*564''60
(+456#&&+6+10
.#0).;#8'05''5*''6
Ä'0)ÄÄ5*''6Ä
5#0+6#4;5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
4&564''60
(+456#&&+6+10 5'%10&#&&+6+10
.#0).;#8'0
(+456#&&+6+10
5''5*''6
Ä'0)ÄÄ5*''6Ä
6*564''69#6'4/#+0+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
6*564''60146*9#6'4/#+0
Ä'0)ÄÄ5*''6Ä
5614/5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä
5614/5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä
5614/5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä
5614/5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä
5614/5'9'4%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
5VTGGV#
Ä'0)ÄÄ5*''6Ä
564''6%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.#8'40'#8'0
5VTGGV$
Ä'0)ÄÄ5*''6Ä
564''6%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.#0).;#8'06*564''60
5VTGGV$
Ä'0)ÄÄ5*''6Ä
564''6%105647%6+10+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
.#0).;#8'04&564''60
$KV6TCKN
Ä'0)ÄÄ5*''6Ä
$+67/+017564#+.%105647%6+10
2*#5'
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
$+67/+017564#+.
VJ5VTGGV0
Ä'0)ÄÄ5*''6Ä
564''62.#0#0&241(+.'+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
6*564''60146*
(7674'%+6;241,'%6
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5
%+6;&'6#+.5+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä'0)ÄÄ5*''6Ä&6.5Ä(+.6
+410'0*#0%'&5#0&(+.6'42.#0
2*#5'Ä5+6'%.15'176
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
ÄÄ
2,%-#9
-#9#,4
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
'&'024#+4+'/+00'516#
Ä2.#0ÄÄ5*''6Ä.#0&
..#0&5%#2'2.#0
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
'&'024#+4+'/+00'516#
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF.CPFUECRG#TEJKVGEV
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
,GPPKHGT.6JQORUQP
6/.LNV
6/.LNV
ÄÄ
Ä2.#0ÄÄ5*''6Ä64''
664''24'5'48#6+102.#0
E
1(*706'45%4155+0)
.#-''./1/+00'516#
4;.#0&*1/'5
#0#)4#/&4+8'
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
&GUKIPGF
&TCYP
2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
(CZ ÄYYYRKQPGGTGPIEQO
.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
'&'024#+4+'/+00'516#
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF.CPFUECRG#TEJKVGEV
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
,GPPKHGT.6JQORUQP ÄÄ
6/.
6/.