HomeMy WebLinkAboutSavona 4th Planning Packet TI IL CITY OF PLANNING COMMISSION
LA K E ELMO DATE: 2/22/2016
AGENDA ITEM: 413—PUBLIC HEARING
CASE#2015-41
ITEM: Savona 4th Addition Residential Subdivision—Final Plat
SUBMITTED BY: Stephen Wensman, Planning Director
REVIEWED BY: Joan Ziertman, Planning Assistant
Jack Griffin, City Engineer
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Final Plat request from US Home
Corporation, DBA Lennar Corporation, for the fourth and final phase of the planned 310 unit
residential development to be located on 112.6 acres west of Keats Avenue and within Stage 1 of the
City's I-94 Corridor Planning Area. The Savona 41"Addition plat will include 78 single-family lots
and 5 outlots over 36.14 acres of land, all of which will be accessed via an extension of the 51" Street
Parkway off of Keats Avenue and previous Savona phases. Staff is recommending the Planning
Commission recommend approval of the request subject to conditions as listed in this report.
GENERAL INFORMATION
Applicant: U.S. Home Corporation, D/B/A Lennar, 16305 30b Avenue North, Suite 600,
Plymouth, MN
Property Owners: U.S. Home Corporation, D/B/A Lennar, 16305 36"' Avenue North, Suite 600,
Plymouth, MN
Location: Part of Section 34 in Lake Elmo, north of 1-94, west of Keats Avenue, west of
Savona 3'Addition and south of Goose Lake. PID Numbers 34.029.21.31.0004,
34.029.21.31.0008, 34.029.21.42.0071, and 34.029.21.42.0077
Request: Application for final plat approval of a 78 unit residential subdivision to be
named Savona 4th Addition.
Existing Land Use and Zoning: Agricultural land, land that has been mass graded for residential
development. Current Zoning: LDR
Surrounding Land Use and Zoning: North—RE—Residential Estates zoning;west, Boulder Ponds
subdivision and PUD -LDR zoning; south, agricultural land
and RT—Rural Development Transitional zoning; and east,
Savona Yd Addition and LDR zoning.
Comprehensive Plan: Urban Low Density Residential (2.5—3.99 units per acre)
History: Sketch Plan review by Planning Commission on 12/10/12. EAW approved by the
City Council on 7/2/13. The Preliminary Plat was approved on 8/6/13. The Final
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Plats for first through third additions were approved on the following dates,
respectively: 2/18/14, 9/16/2014, and 9/15/15.
Deadline forAction: Application Complete—2/1/16
60 Day Deadline—4/1/16
Extension Letter Mailed—No
120 Day Deadline—N/A
Applicable Regulations: Chapter 153—Subdivision Regulations
Article 10—Urban Residential Districts (LDR)
§150.270 Storm Water,Erosion, and Sediment Control
REQUEST DETAILS:
US Homes Corporation, DBA, Lennar Corporation is requesting final plat approval of the 4th and
final phase of the Savona residential development(Savona 4th Addition). The proposed final plat is
a 78 single family residential subdivision over 36.14 gross acres. The City Council approved the
Savona Preliminary Plat on August 6,2013,which included 310 single family and multi-family
residential lots over 113 acres of land within the I-94 Corridor planning area.
The Savona 4th final plat area is the final phase of the Savona development which is located to the
west of the previous phases. The proposed 4th Addition will consist of 78 single family residential
over 20.4 acres, 5 outlots over 10.17 acres, and road right-of-way over 5.58 acres. Outlots A,D and
a portion of Outlot C with the trail running through it will be dedicated for parkland, consisting of
8.89 acres. Within Savona 4th there are 280 lineal feet of public trail, excluding the trail in the 5th
Street right-of-way. Outlot B and C, less that part of C dedicated for park trail, are 4.26 acres in size
and contain storm ponds. Outlot E is .02 acres in size and contains wetland buffer area for a wetland
in the Boulder Ponds development. City Code does not allow this area to be within residential lots,
therefore the developer has created a separate outlot to contain the buffer area. 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.
With the 4`h Addition,the applicant will be constructing a new segment of the proposed 5`}' Street.
The new segment will be constructed over a permanent public street easement as per the Permanent
Public Street Easement Agreement attached to this report. This agreement provides the City the legal
access to the entire 51h Street segment through Savona to the Boulder Ponds development.
A public hearing is not required for a final plat. The City's approval of a final plat is contingent on
the plat's consistency with the preliminary approval. The approval of the preliminary plat had
conditions of approval. In order to proceed, the conditions of approval must be met by the applicant.
The applicant has complied with the conditions which are addressed in the "Review and Analysis"
section below. Staff has reviewed the final plat and has found that it is consistent with the approved
preliminary plat.
REVIEW AND ANALYSIS:
The preliminary plat for Savona was approved with several conditions. Staff has provided a response
to each condition of preliminary plat approval. Please also note that the applicant provided a
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response to the preliminary plat conditions which has been included in the application materials
attached to this report. The applicant's response has not been duplicated for this report. Staff s
comments related to each condition are indicated in bold italics. In some instances, staff s comments
are different than the developers.
Preliminary Plat Conditions:
1. Within six months of preliminary plat approval, the applicant shall complete the
following: a)the applicant shall provide adequate title evidence satisfactory to the
City Attorney; b) the applicant shall pay all fees associated with the preliminary plat;
c)the applicant shall submit a revised preliminary plat and plans meeting all
conditions of approval.All of the above conditions shall be met prior to the City
accepting an application for final plat and prior to the commencement of any grading
activity on the site. Comments: a) Lennar owns the property and title work has
previously been reviewed by the City Attorney b) Lennar has submitted an
application escrow fee related to the preliminary plat and final plat
applications that are being used to cover staff and consultant expenses related to
the City's review;c) a revised preliminary plat and plans were approved by the
City and applicant has commenced mass grading of the site and updated the
grading plans in accordance with changes required by the two watershed districts
and City Engineer.Additional agreements are needed for offsite grading, (see City
Engineer's memo dated February IS, 2016).
2. The applicant shall dedicate a minimum of 30 feet of land around the 'Exception"
parcel in the northwest portion of the Savona subdivision to allow for the
construction of an eight-foot bituminous trail to the western edge of the
subdivision and to allow for sufficient room for drainage and utilities adjacent to
"Street A". Comments: The preliminary plat and plans were revised to address
this condition. There is a 30 foot area around all portions of the exception
parcel for the trail. This proposed configuration is a reasonable compromise to
still provide access to the exception parcel, All trails are proposed to be
constructed with the 4th addition and are shown on the 4th addition plaits,
conforming to thepreliminary plat.
3. The applicant shall provide for a minimum green belt/buffer of 100 feet around all
of the adjacent Stonegate subdivision, and must revise the preliminary plat in the
vicinity of Lots 1 and 2 of Block 10 to properly account for this buffer.
Comments: The second addition plat was updated to depict Outlot Q in theplace
of two buildable parcels in this area. This area has been re-worked and is being
shown as 1 lot in this area to meet the buffer requirement. All other lots along
the north side of the 4th addition are within 100'of the Stonegate subdivision.
4. The eight-foot bituminous trail located within Outlot A shall be moved off of the
property line of the adjacent Stonegate subdivision and shall be designed to
continue into the property to the north and to provide a connection to "Street A".
Comments: Plans have been updated to address this requirement and
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construction of the trail is shown in the 4th addition. Street "A"is now called
5th Street North and the trail connects to it
5. The trail within the green belt/buffer area is encouraged to be located within the
southern one- third or eastern one-third of the buffer and as close as possible to
the lots within the Savona subdivision. Comments: The plans have been updated
to address this requirement. The trail meanders to provide for a pleasant user
experience, avoids the existing wetland, and minimizes impacts on property
owners on either side. The trail is shown on 4th addition construction
drawings.
6. The sidewalk along "Street A" must continue along this street until its termination
point at the northern boundary of the subdivision. Comments: The plans have
been updated accordingly, and this condition was addressed as part of the
second addition review. It does not pertain to the 4th addition.
7. The applicant shall work with the City and Washington County to identify and
reserve sufficient space for a future trail corridor along the western right-of-way line
of Keats Avenue. Comments: An 8-foot trail was constructed along Keats with
the 1st addition. No trail is planned south of 5th Street. This condition does not
pertain to the 4th addition.
8. The landscape plan shall be updated to include tree protection fencing in all areas
where grading will be near trees intended for preservation. Comments: Tree
preservation fencing is depicted on the landscape plans for the trees where
needed on-site.
9. The landscape plan shall be reviewed and approved by an independent forester or
landscape architect in advance of the approval of a final plat and final construction
plans. Comments: The City's Landscape Architect has previously y reviewed the
tree preservation and protection plan and found the plan to be in compliance
with the City Code. The landscape shown for the 4t11 addition is in conformance
with the City's landscape standards except for the irrigation plans, a 3 year
maintenance plan commonly held HOA and City outlots and rights-of-ways, and
pending approval by the Engineering and Public Works of the Dly Creek Bed
Swale Erosion Protection and Boulder Outcroppings Plan. The Y"Street
Landscape and Irrigation Plans are not approved, although staff is making
progress working with the developer.
10. Sidewalks shall be required on both sides ofthe public street providing access to the
multi-family housing portion of the subdivision. Comments: This condition
does not pertain to the 4th addition. The remainder of the townhome lots were
platted and developed with the3rd addition.
11. The applicant shall be responsible for the construction of all improvements
within the Keats Avenue (CSAH 19) right-of-way as required by Washington
County and further described in the review letter received from the County dated
July 3, 2013. The required improvements shall include, but not be limited to:
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construction of a new median crossing, closure and restoration of the existing
median crossing in this area, continuation of the planned ten-foot bituminous trail
through the median, turn lanes, and other improvements as required by the County.
Comments: This requirement was addressed with thefirst addition and does not
pertain to the 4th addition.
12. The applicant shall observe all other County requirements as specified in the
Washington County review letter dated July 3, 2013. Comments: Filial
construction plans have been revised in response to these comments.
13. The developer shall follow all ofthe rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate
watershed districts prior to the commencement of any grading or development
activity on the site. Comments: All applicable permits have been received and the
remainder of the site has been graded in accordance with the grading plans
approved by the City with the 3rd addition. An easement agreement from the
Ebertz is needed to allow grading on the Ebertz property so the retaining wall
will not have to be constructed. Final Plat should be contingent on this agreement,or
the revised plans with a wall should be reviewed by the Planning Commission and City
Councib
14. The applicant shall submit revised preliminary plans that incorporate the changes
made to the western portion of the preliminary plat, and specifically, the
rearrangement of lots around the "Exception" parcel. Comments: The revised Lot
configuration has been included in the updated plans.
15. The applicant shall enter into a maintenance agreement with the City that clarifies
the individuals or entities responsible for any landscaping installed in areas outside
of land dedicated as public park and open space on the final plat. Comments:A
Homeowner's association has been created for this development; the declarations
and HOA documents have been created and recorded with the first, second, and
third addition plats. The fourth addition plat will be annexed into the HOA after
the final plat has been approved. Staff and the developer are working to finalize
the landscape maintenance agreements and landscape and irrigation license
agreements in order to be reviewed with the final plat. Final plat approval should
be contingent on Staff approval of both agreements.
16. The developer shall be required to pay a fee in lieu of park land dedication
equivalent to the fair market value for the amount of land that is required to be
dedicated for such purposes in the City's Subdivision Ordinance less the amount of
land that is accepted for park purposes by the City.Any cash payment in lieu of land
dedication shall be paid by the applicant prior to the release of the final plat for
recording. Comments: The developer paid a cash payment in lieu of land
dedication in the amount of$209,429 as part of the developer's agreement for the
first addition. This amount covers all of the area included in the preliminary plat
No further park fees are due.
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17. Any land under which public trails are located will be accepted as park land
provided the developer constructs said trails as part of the public improvements
for the subdivision. Comments: The dedication of land associated with parks was
reviewed in accordance with the preceding condition. All trails will be
constructed and finalized with the 4th addition, as shown on theplans. Outlot D
with a trail is being dedicated to the City with the 4rh Addition.
18. The applicant shall provide for an active recreation area (either public or private)
within the multi-family portion of the subdivision.This area shall be sufficient for a
small play structure or other similar improvement subject to review and approval
by the Planning Director, Comments: The revised preliminary plans include a
small play area within the multi family area. Theplay area is included aspart of
the third addition plans. The City recommended that these improvements be
installed at the time the townhouses on Blocks 11 and 12 are constructed.
19. No more than half of the residential units depicted on the preliminary plat (155) may
be approved as part of a final plat until a second access is provided to the
subdivision, either via a connection to Hudson Boulevard to the south,Inwood
Avenue (CSAH 13)to the west,or backto Keats Avenue(CSAH 19)through the
property to the north of Savona.Comments: This condition was amended and
Lennar can obtain up to 155 building permits for the entire subdivision until a
secondary access out of the development is provided.
20. A future realignment of 5th Street along the western border of the plat may be
considered by the City Council as part of the final plat submission for this are
provided the realignment does not result in any significant modifications to the
preliminary plat. Comments: the City has approved a lot line adjustment that will
allowfor this realignment. The road right-of-way for 5th Street within Savona
now aligns with the right-of-way within the adjacent Boulder Ponds development
and will be constructed as shown on the plans.
21. The applicant must enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of final plat and plan
approval. The City Engineer shall review any grading plan that is submitted in
advance of a final plat, and said plan shall document extent of any proposed grading
on the site. Comments: The applicant did enter into this agreement and has been
grading the site in accordance with the approved plans. The grading work for
first and second addition has been completed and homes are under construction
in each of the earlier additions. The grading workfor third and fourth additions
has commenced in accordance with approved grading plans.
22. The preliminary grading, drainage and erosion control plan must be revised to
address the comments from the City Engineer in his review letter dated July 9,
2013 regarding the size of specific ponds in relation to the drainage areas that are
served by these ponds. Comments: The revised grading, erosion control, and
storm water management plans address these comments and the grading for the
third and fourth additions has already commenced.
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23. The preliminary plans must be revised to incorporate all proposed improvements
within the 5th Street right-of-way.All improvements as requested by the City shall
be included in these plans and the design shall be consistent with City specifications
and with the concept plan prepared for the City by Damon Farber and Associates.
Comments: The City Council approved a final set of landscape design standards
for 5th Street in August 2015. The 5th Street landscape plans submitted have not
complied with the design standards and have not been approved by the City
Landscape Architect. Staff and the Developer are working together to get an
approved set of plans prior to Final Plat approval.Approval of the Savona 4th
Final Plat should be contingent on approval of the Final 5th Street Landscape
and Irrigation Plans by the City's Landscape Architect.
24. All required modifications to the plans as requested by the City Engineer in a
review letter dated July 9, 2013 shall be incorporated into the plans prior to
consideration of a final plat. Specific requirements include, but are not limited to,
the following.
a. The applicant must provide the city a letter of approval to perform the
proposed work in the BP Pipeline easement.Work includes installation of
storm sewer pipe,grading activities, and relocation ofthe High Pressure Gas
line,if necessary.
b. The applicant must provide the city a letter of approval to perform the
proposed work in the Electrical Transmission easement areas. Work
includes installation of storm sewer pipe, grading activities, and storm
water ponding. Comments:An encroachment agreement has been
obtained from BP and is being submitted with the Final Plat application,
however, the agreement should be revised as per the City Engineer's
review letter dated February 15, 2016. The Xcel encroachment letter
dated February 1, 2016 must be revised as per the City Engineer's review
letter dated February 15, 2016. Final Plat should be conditioned on
these agreements being fully executed and provided to the city as per the
City Engineer's review letter dated February 15, 2016
25. The City will not accept an application for final plat approval until the 429 public
improvement project for Section 34 has been ordered by the City Council. Ifthe City
Council does not order this project,the applicant must revise the preliminary plans
to provide adequate utilities to serve the subdivision. Any such plan revisions will
be subject to review and approval by the City Council. Comments: The Section 34
public improvement project has been ordered by the City and the project is
complete.
26. The applicant shall secure any necessary permits for the multi-family area,
including but not limited to a conditional use permit to allow for single family
detached residences that do not have frontage on a public street, at the time a final
plat is submitted for this area. Comments: The City has previously approved a
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Conditional Use Permitfor the townhouses and the remainder of the townhome
lots were developed with the 3rd addition.
27. The applicant is encouraged to preserve or re-use as many trees as possible
that are currently located on the former golf facility property and to incorporate
these trees as part of the landscape plan for the Savona subdivision. Comments.
It is Lennar's intent to preserve these trees ifpossible, however, based on
observed site conditions, it does not appear that many of these trees will be
salvageable due to the sandy soil conditions. Lennar has substantially completed
grading in accordance with the plans approved by the City in July 2015.
28. The applicant shall work with the Planning Director to name all streets in the
subdivision prior to submission of a final plat. Comments. Lennar agreed to
thestreet names asproposed bystaff'.' The proposed names have been
designed to comply with the County's uniform addressing system. This
condition does notpertain to the 4th addition.
The Savona 4`h Addition final plat and plan submittal has been reviewed by City Staff and although
the plans are generally in conformance with the preliminary plat approvals,there are a number of
issues identified by City Staff that require the Planning Commission and City Council's attention.
Issues Summary:
1) Minimum Sideyard Setbacks.As the City considers Final Plat approval for Savona 4"
Addition,the Lennar and Staff are requesting clarification of the required setbacks in the
LDR District. Savona 4,h is in the LDR—Urban Low Density Residential District. The
interior side yard setbacks are:
Principal Building- 10 feet
Attached Garage or Accessory Structure- 5 feet
Strict enforcement of the code implies that the living space behind the garage is part of the
principal building. As of November 2015, Staff began interpreting the code such that the
living space behind the garage was principal building and required a ten foot setback (two 10
foot setbacks).The developer then complained stating that it was never the intent to interpret
the code that way. At that point,Planning staff reached out to previous staff members,Kyle
Klatt and Nick Johnson, and both stated that the strict interpretation was correct,however, it
was discovered that Staff had signed off on some building permits with the living space at the
5 foot setback. The developer also pointed out that their most popular models,the Auburn,
Monticello and Westin in the 6000 series and the Lindbergh, Snelling, Summit and Taylor in
the 4000 series include living space behind the garages. At that point, Planning Staff with the
support of Administration compromised after it became clear that the affected models were
anticipated with the approval of the plat and had been marketed to residents. Staff began to
allow homes to be constructed with an average minimum setback of 7.5 feet if the strict
interpretation cannot be met, similar to what has been approved in recent PUD subdivision
developments.At that time, Staff stated that for the 41h Addition, it would apply the more
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strict interpretation. The developer is requesting to continue the 7.5 averaging setback or
allow the principle building behind a garage to be at the 5' setback. Staff is seeking
clarification from the Planning Commission of the setback provisions in the code as it
pertains to living areas behind an attached garage.
There are several issues with the 5 foot setback. Since the City's approval LDR District
regulations, MN State Building Code has changed. In spring 2015, the Building Code began
requiring"fire rated assembly" within 5 feet of a property line. This code change affects all
structures built to the 5 ft. setback line with eaves or other appurtenances extending into the
setback area. Homes constructed to the 5 foot setback typically have 1-2 foot eaves that
penetrate the setback area. With the new code soffit venting is restricted. Although there
have been some innovations to address this issue (venting on the roof at the setback line),the
Building Official has been concerned that in the long term, the innovations may prove less
effective than traditional venting. Other concerns with the 5 foot setback include fire
prevention and providing adequate drainage between units.
2) Lots.The preliminary plat approved 311 units. As development occurred, engineering and
watershed issues resulted in a loss of 1 townhouse unit to the larger pond in Outlot J in
Savona 2nd Addition, and 1 single family lot with the platting of Outlot Q in Savona 2nd
Addition. In the 4`h Addition, the developer is proposing to add those two lost lots into Block
13, along 61h Street N. Staff feels this is a minor change in that the overall density of the
development remains unchanged and the lots are in conformance with city requirements.
3) Wetlands. A small wetland to the west of Lots 1 and 2, Block 4 along Juniper Avenue
within the Boulder Ponds development encroaches onto the Savona 4th Addition. City Code
does not allow wetland buffers to be within residential lots. The developer has revised the
4th Addition plans removing the buffer area from the back yards of Lots 1 and 2 and has
created a .02 acres Outlot E. This outlot will be contiguous with a City owned outlot in the
Boulder Ponds development.
4) Dry Creek Bed Swale Erosion Protection and Boulder Outcroppings Concept Plan.
Lennar has accumulated a large number of granite boulders in the previous phases and is
requesting the use of them in the landscape as an accent throughout all phases. This is a
deviation from the approved plans, but could be a nice amenity. The developer is requesting
that the city grant approval of the use of the boulders throughout the development. The City
Landscape Architect has approved the concept contingent on review by Public Works and the
City Engineer
5) Easements and Permissions. There are a number of agreements needing to be finalized
prior to final plat approval of the 4th Addition. The City Engineer's memo dated February 15,
2016 identifies the following outstanding agreements:
• Temporary construction easement for the Rossow property.
• Temporary construction easement from Boulder Ponds for the 51h Street Construction.
• Temporary construction casement from Alan Dale.
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• Revised BP agreement.
• Revised Xcel Energy Transmission Encroachment Agreement.
• Grading easement from the Ebertz
• Easement for Lot 8, Block 4, to maintain 15 feet from SMH-35IA.
• 3 year maintenance plan for commonly held HOA and City outlots and rights-of-
ways to be incorporated into the HOA covenants and Landscape and Irrigation
License Agreement
• Landscape and Irrigation License Agreement for the maintenance of commonly held
HOA and City outlots and rights-of-ways.
6) Proposed Southern Access Road. The final plans show a curbs and turn lanes for a future
road access to the south off of 5" Street to connect with Hudson Boulevard. The location of
this street corresponds with the location of a water main. Staff believes this is the best
location for the proposed street.
7) Protection of Common Open Space. To protect common open space from residential
encroachment activities, staff is requesting that residential property lines adjacent to common
open space have the property corners demarcated by the developer.
Staff is recommending that any outstanding conditions and issues noted above and the City
Engineer's review memo, dated February 15, 2016 and Landscape Architect's review memo dated
February 10, 2016 that pertain to the 4th Additional final plat be addressed prior to final plat
approval.
CONDITIONS OF APPROVAL:
Based on the above Staff report and analysis, Staff has prepared 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:
I) That Final grading, drainage, and erosion control plans, utility plans, sanitary and storm
water management plans, street and utility construction plans and agreements shall be
reviewed and approved by the City Engineer complying with the Engineer's memorandum
dated February 15, 2016 prior to final plat approval by the City Council,
2) That the developer comply with the 3 items identified in the Landscape Architect's review
memo dated February 10, 2016 prior to final plat approval by the City Council.
3) That the developer comply with the Fire Chief s review memo dated December 22, 2015
4) 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
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that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
5) A Common Interest Agreement concerning management of the common areas of Savona 4th
Addition and establishing a homeowner's association shall be submitted in final form to the
City prior to the issuance of any building permit within this subdivision.
6) That a 3-year maintenance plan for commmonly held HOA and City outlots and rights-of-ways
to be incorporated into the HOA covenants and Landscape and Irrigation License Agreement.
7) That a Landscape and Irrigation License Agreement be executed for the maintenance of
commonly held HOA and City outlots and rights-of-ways prior to final plat approval.
8) The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Savona 4th Addition Final Plat:
• That the Final Plat is consistent with the Preliminary Plat and Plans as approved by the City
of Lake Elmo on August 8, 2013 and revised on November 25, 2013.
• That the 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 with the
plan revisions as requested by the City Landscape Architect.
• 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.
RECOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Final Plat for Savona
4"d Addition with the 8 conditions of approval as listed in the Staff report. Suggested motion:
"Move to recommend approval of the Savona 411 Addition Final Plat with the 8 conditions of
approval"
ATTACHMENTS:
1. Project Description
2, City Engineer Review Letter 2/15/66
3. Savona 4th Addition Final Plat
4. Savona 4th Addition Landscape Plans
5. Potential swale
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6, Proposed Permanent Public Street Easement Agreement
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 4b
February 1, 2016
Stephen Wensman
City of Lake Elmo
3800Laverne Avenue
Lake Elmo MN 55042
RE: Final Plat Request for Savona 4"'Addition—Responses to Comments
Dear Mr.Wensman:
Lennar has prepared comments and updated information in response to your letter dated December 315t
2015 for Final Plat of Savona 4"Addition. Please find our responses below to the City comments provided
in that letter. We anticipate that with submission of these items and information, our application will
proceed in accordance with the review process outlined in the City Code.
1. The referenced "Temporary Grading Easement per a Vacate Land Purchase & Sale Agreement"
for the Rossow property(northwest corner of the development) must be signed and reviewed by
the City Attorney for compliance with Lennar's proposed grading outside the development.
Response:The recorded easement has been provided with signatures. Note the paragraph on the 2"'
page that stipulates the grading rights include the seller as well as its successors and assigns.The seller
at that time was Alan Dale and he sold the property to Lennar. Therefore, Lennar is covered under
this agreement and this should be a non-issue as we move forward.
2. The Xcel Encroachment Agreement must be updated to reflect the update grading plan: "Savona
3rd Addition Updated for 4th Addition" dated 11.16.2015, and proposed landscape plan.
Furthermore, the updated agreement must be a three party agreement to be signed by Xcel,
Lennar, and the City of Lake Elmo.
Response: The agreement has been updated to incorporate the updated plans and is now a three-
party agreement.
3. The BP Pipeline Agreement and Acknowledgment must be updated to include the Developer
(Lennar)as a 3rd Party subjectto the required conditions.Lennar will construct,own and maintain
(for a period of time) 5th Street and therefore will be subject to the requirements of crossing the
BP Pipeline.
Response:The BP pipeline Agreement and Acknowledgement has been updated to include Lennar.
4. The required wetland buffer at Lots 1&2, Block 4 must be contained within an Outlot deeded to
the City. The final plat must be updated accordingly. The resulting lot size and configuration
should be reviewed by the City Planner for conformance to City Ordinance and Preliminary Plat
conditions.
Response: Plat has been updated to place the wetland buffer in an outlot.
5. The revised HWL of 1028.6 for Infiltration Basin 1 does NOT appear to be contained entirely in
Outlot B.The proposed 1028 contour runs along the back lot line of Lot 11, Block 4,therefore the
elevation of 1028.6 will encroach onto the private lot. Please review and revise accordingly.
Response: Plans have been revised; high water level has been lowered and grades have been
adjusted.
6. An irrigation plan must be submitted with the Savona 41h Addition Landscape Plan.
Response: Irrigation plans for the 11 phase were submitted to the City for review and approval. As
discussed with Stephen Wensman, the 111 addition plans do not match the specs generated by the
City in October 2015 because irrigation was installed in the 11t addition prior to their creation. It is
Lennar's intention to design plans for the 2"d, 3`d, and 4th addition that are consistent with the ist
addition irrigation system.We will continue to work with staff on these as we continue through the
4th addition final platting process, and as we get input from the City on what will be acceptable.This
may require a meeting between Lennar's irrigation contractor and City Staff.
7. Specifications must be completed per the City Engineering Design Standards and submitted for
Phase 4 Street and Utility Construction.
Response:Specifications have been completed and are being submitted to the City with this package.
8. Written acknowledgment of the update to the Storm Water Management Plan must be received
from SWWD.
Response:A memo is included with this submittal from SWWD.
9. Revise the Sanitary Sewer, Water Main, Storm Sewer and Streets Construction Plans to address
proper location of fire hydrants, per City Fire Chiefs direction (Engineering has drawing with
proper locations).
Response:Some of the requested hydrant locations conflict with infrastructure such as storm sewer,
sidewalks, and some street lights. Westwood has been in discussion with the fire chief to confirm
locations that will not interfere with these items and we will continue to address with staff. It has also
been confirmed that this item will not hold up our application.
10. Submit PID numbers for the existing parcels to be developed into Savona 41h Addition.
Response: PID numbers for the parcels to be developed are 34.029.21.31.0004 and
34,029.21.31.0008. PID number 34.029.21.31,0003 is owned by Craig Rossow and is not to be
developed.
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11. Provide exact area calculations of parks, trails, dedicated open space and estimated values of
dedicated land and improvements.
Response:See updated lot tabulation.Area calculations are provided. Estimated values are negligible
because the land is unusable and the value of the trail and buffer improvements have been spread
and realized throughout the entire community.
12. Provide area calculations for wetlands and wetland buffers, rights-of-ways,and outlots.
Response:Calculations are provided for all wetland features, rights-of-ways,and outlots.
13. Statement showing the final density of the project with the method of calculating said density
(number of lots and total amount of land in 4th addition).
Response:See updated lot tabulation which gives gross and net density.
Additionally,we are re-submitting the potential Swale and rock outcropping landscape opportunities
for the City's consideration.This is purely optional and does not need to be constructed. However,we
thought it would be an innovative way to re-use rocks that have been encountered on the property
during grading and would further add an aesthetic natural quality within the community.
Per our meeting on January 7, it is our understanding that upon submission of these 13 items, Lennar
will be able to move on to a Planning Commission hearing, and ultimately to the City Council for
approval. At this time, we look forward to a February 22"d Planning Commission Date and final
approvals at City Council on March 151h.
Please contact me with questions, and thank you for working with us through this process.
Rega rds,
Paul Tabone
Land Entitlement Mgr
Lennar Minnesota
VACANT LAND PURCHASE AND SALE AGREEMENT
This Vacant Land Purchase and Sale Agreement("Agreement")is made and entered into as the Effective Date(defined herein)by and
between DPS-LAKE ELMO, LLC., a Minnesota limited liability company, ( yelled') and CRAIG ROSSOW, an individual
("Buyer")_The term"Effective pate"shall mean the last of the dates indicated adjaeent to the signatures set forth on the signature page
of this Agreement
[n consideration of the covenants and agreements contained herein,the parties agree as follows:
1. DESCRIPTION OR PROPERTY. Subject to the terns,conditions,representations and warranties set forth herein, Seller
agrees to scU to Buyer,and Buyer agrees to purchase from Seller,certain real property("Property')located in Lake Elmo,I Innesota,
Arashingg-ton County,Ivfmncsota consisting of approximately 2.15 acres as depicted on Exhibit A_
The exact legal description of the Property shall be determined by a boundary survey("Survey")as required herein(Section 9)and shall be reasonably agreed upon by the Seller and Buyer in writing prior to submittal by Seller to the City and County for their approval and
issuance of a tax parcel identification number_
2.P AASE PRICE AND PAYMENT.The purchase price for the Property is the sum of
("Purchase Price").
Buyer agrees to pay the Purchase Price as follows:
A. The balance o
shall be paid
(subject to prorafions,reductions and credits as provided below)63 wire tratlsfer or cashier's-check at the closing.
3. TTME AND SURVEY Within a reasonable amount of time after execution of this Agreement Seller,at its expense,shall
deliver a Survey to Buyer that is certified to Seller and Buyer.
Within 5 days after Buyer receives evidence of creation of a tax parcel for the Property(Section 9),Buyer,at its expense,m<y
elect to purchase a title commitment("Tide Commitment'D covering-the Property issued by Title wherein Title agrees to issue to
Buyer upon the recording of the Deed(defined herein)an Owner's Title Insurance Policy accompanied by copies of all recorded
documents affecting the property.IfBuyer so elects to purchase atitle commitment,Buyer shall instruct Title to frrtrisb a copy of
the Title Commitment to Seller.
Buyer shall have umh7 ten(10)days after receipt Of the Survey and evidence of creation of a tux parcel(Section 9)(and Ti
Commitment l ifBuyer elects to order a Title Commitment)) (^Objection Period")to make objections to matters disclosed in the
Survey m Title Commitment(if ordered) t writing to Seller. Any exception disclosed in the Survey or Title Commitment(if
Title Commitment is ordered)together with those exceptions to title set forth in E}CHBTT B attached hereto not timely objected
to by$wryer within the Objection period shall be deemed�emnitted Exceptions"hereunder, Seller shall have the right,but not
the obligation,after it receives such objections to have the same removed or satisfied If Seller elects to cure any objections,then
Seller shall designate in writing to Buyer the amount of time Seller requires to make cure,not td exceed 120 des
Period' and pending correction of title,the CIosing shall be postponed d Ys(the lure
removed or satisfied by Seller within the Cure period,or if Seller notifies Buyer the Core period If Buyers objections are not
objections, B writes that SeIIer does not intend to cure such
then,'Buyer may,at its sole discretion and as its sole and exclusive remedy,either(a)terminate the Agreement by
written notice in Seller and Buyer and Seller shall each be released from any further obligations and liability under this
Agreemem except for Buyers obl pations under Section 7 of this Agreement and utpon request Buyer shall execute and deliver
to Seller a Cancellation Agreement or a Quit Claim Deed for thePmperty,releasing any interest Buyer may have u the Property
or in this purchase Agreeme or(b)waive such objections by written notice to Seller and proceed to closing with the
understanding that such uncured Objections sbaU be included as Permitted Exceptions on the Deed at closing,provided,however,
that if Buyer has not notified Seller of its election to either waive such objections or terminate this Agreement within five(5)days
after the earlier of(1)expiration ofthe Cure Period,or(i)receipt of notice from Seller that Seller does not intend to cure Buyer's
title objections,then Buyer shall be deemed to have elected to waive such objections pursuant to clause(b)above. Buyer agree,
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that a title objection sball be deemed cured if Seller is able to cause Title to delete from the Title Commitment the tide exception
that is the subject matter of the objection, or otherwise cause Title to affirmatively insure over such,objection by way, of
endorsement.
Buyer grants and conveys unto Seller,its successors and assigns,a non-exclusive temporary easement far Grading purposJBuyer
c
on through under and across the grading area. Such grading tights steal]include the right of Se➢er;its successors and as to
clear,level and grade the Grading Area;perform transitional grading which may include balancing sorts,provided,howev no
stockpiling of soil;�)no fill shall be removed and no borrow pits shall be pe�itlad;(iii)Seller,its successors and assigrk
shall comply with the grading plans approved by the City and a➢applicable laws,codes,ordinances and regulations,inng without limitation,erosion conirul measures(e- stilt fence,sediment traps);(iv)upon completion of Seller,its successnd assigns grading—work,Seller,its successors and assigns shall seed and/or mulch disturbed areas;(v)clearing and grubbinges may only be done with Buyers prior written consort,not to be unreasonably withheld;(vri)Seller,its successors and assiill permit no lien to attach to the property as a result of any activities of Seller,its successors and assigns. As used herhe
-Grading Area means a portion of the Property to be identified fallowing preliminary plat approvals needed for purpof completing development infrasiurrc one on the abutting Seller's property. If requested by Seller,its successors or assignser shall execute and deliver to Seller, its successors or assigns a mutually agreeable easement agreement in recordabrm evidencing the foregoing easement rights_ Any restoration work will be completed by December 15,20I5.
The Grading Easement shall be a deemed'T'e>miitted Exception".
4. CLOSING. The closing shall be held at the offices of Land Title,Inc.2200 West County Road C,Suite 2205,Roseville,
Mumesota,55I13 Cl-rde"),or at such other place as Seller and Buyer may mutually determine,The closing shall occur on or
before the seventh (7th) day after Buyer's waiving of Title Objections. Possession of the property, subject to the Lease
Agreement,shall be delivered fo Buyer on the date of Closing. At or prior to the Closing Date,
A- Seller sbalL-
1. Deliver to Bayer Sellers duly recordable Warranty Deed("Deed')to the Property conveying to Buyer fee
simple tide to the Property and all easements and rights appurtenant thereto subject to the permitted Exceptions
and such other exceptions f may be approved in wrrting by Buyer. The acceptance of the Deed by Buyer shall
be deemed to be a full performance and discharge of every representation and warranty made by Seller herein
and every agreement and obligation On the part of Seller to be performed pursuant to the provisions of this
Agreement,except those which are herein expressly,stated to survive closing_
2. Deliver to Buyer an affidavit of Seller confirming
Of Section 1445 of the Internal Revenue Cod Seller is not a"forelap corporation"within the meaning
3. Dclrver to Buyer an affidavit of Seller sufficient to delete the standard exceptions in Buyer's Owner's Tide
Policy Pertaining to Parties in possession, mecbanies liens and unrecorded agreements (except Lease
Agreement)to the extent arising from Seller's affirmative acts.
4. Deliver to Buyer a closing statement prepared by Tide and such other documents; as may be reas
necessary to fulfill the covenants and obligationsonably
of this A
reasonably satisfactory to Buyer and Seller. greemevi to be performed by Seller,an in a form
B. Buyer shall
1. Deliver to Seller the Purchase Price,in accordance with Section 2 A of this AgreemenL
.Deliver to Seller a closing statement prepared by Title and such other documents as may be reasonably
necessary to fbifill The covenants and obligations of ibis Agreement to be performed by Buyer,all in a form
reasonably satisfactory to Buyer and Seller:
5- CLOSING COSTS PROBATIONS. The following costs and expenses shall be paid as follows in connection with the
Closmg(s):
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A- sellers Clos"ni_-g_costs Seller shall pay:
1. One-.half(1/2)of-the closing 1$e charged by Title in connection with the Closing of this transaction_
2. Any state or county deed tax imposed on the conveyance_
3. The recording cost of any instrument or the fee for any endorsement required to cure or remove a title objection
which Seller elects to curt or remove pusuarrtto Section 4 of this Agreement
4. The balance of special assessments,if any,currently levied against the property
5. The deferred taxes and its pro-rata share of general real estate taxes pursuant to Section 6.C.herein-
B. B_yu er s ClosinZ Costs Buyer shall pay the fallowing costs in connection with the closing.
1. The documentary fee necessary to record the Deed with the County land title records.
2. The cost of any Ownetrs Title Insurance Policy obtained by Buyer,including the cost of any endorsements or
extended coverage provisions-
3- The cost of mortgage registration tax for any financing obtained by Buyer in connection with the purchase of
the property.
4. The cost ofthe Title Commitment,if Buyer so elects to have Title issue a Title Commitment
S. One-half(1/2)ofthe closing fee charged by Title in connection with the closing ofthis transaction
6. Tts pro-rata share of general real estate tares pmsuant to Sermon 6.C.herein.
C- Er-orations.Real estate taxes due and payable in the year of closing shall be prorated between Seller and Buyer to the
applicable Closing Date(ie.such taxes shall accrue to Sella through the day prior to the Closing Date).Such proration
shall be final.Seller shall pay all such real estate taxes due and payable in years prior to the year of Closing. Buyer shall
assume responsibility fat the payment of all such teal estate taxes due and payable in years subsequent to the year of
Closing and any special assessments that become pending or levied after the Effective Date.The obligations under this
Sedioa 6.C.shall survive Closing,and shall not merge by Sellers tender,or Buyer's acceptance of a deed or other
conveyance of all,or any part,of the Property. Seller shall pay all taxes that have been deferred under Minnesota
Agricultural Property Tax Law(MSA 273.111)or otherwise deferred.
6. BUYER'S INSPECTIONS- INSURANCE. By this Agreement,Buyer does not acquire any right of possession of the
Property nor does Buyer acquire any right of entry,license or casement Seller may consent on a case by case basis to a right
Of entry for Buyer and its employees,agents,contractors or invitees(Authorized parties")provided that Buyer gives Seller
not less than forty-eight(48)hours prior written notice.Whether or not Buyer gives such notice,Buyer agrees that any entry on
the Property by Buyer or its Authorized Parties shall be subject to the following conditions:(i)Buyer agrees to obt Seller's
Prior written consent,not to be unreasonably withheld,prior to entering on to the Propem„(h)Buyer ain egrets not to damage or
mdisnrb any crops that maybe on the Property and shall not interfere with farming activities on the Property,(iii)Buyer ag ees to
emaify,hold harmless and defend Sella from and against any and all liabilities,loss,costs(including reasonable attorneys'
fees and court costs)and damages due to personal in or death to persons,or damage to the Property or other property that
arise from entry onto the Property, , and (v) prior to entry do the Property,Buyer shall provide Seer with evidence of
Commercial General Liability insurance in an amomd equal to 5500,000 per occurrence and$1,000,000 aggregate e which names
Seller as additional insured Buyer she➢restore the Property to the condition existing prior to entry upon the property to the erdent
the need for restoration arises from the entry ofBuyer or its Authorized Parties on the Property or their activities thereon
7. "AS IS'CONDITION.Except as otherwise provided in this AgrocmeatS any other provision of this Agreement to the contrary
notwithstanding, Buyer aclmovvledges and agrees that upon conveyance of the Property to Buyer at Closing,Buyer will be
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I
acquiring the Property ,AS IS",VR3BRE IS,PITH ALL,FAULTS AND DEFECTS:Except as otherwise provided in this
Agreement,Seller hereby specifically disclaims any representation or warranty,whether express or implied or statt tory,whether
oral or written,with respect to the Property,including;but not limited to those concerning:n the value,physical condition,good
repair,condition of title,habitability,tenant ability,Suitability,merchantability,development potential,or fitness for a particular
use or purpose of the Property, (ii) the value, physical condition, operability, condition of title , ownership, suitabtlrty,
merchantability,or fitness for a particular purpose of any finmitUre,fixtures,equipment,appliances,or other items of tangible
Personal property located on or at the Property; Cori)the area,shape, size, configuration, location,opacity,square footage,
acreage,dimensions or zoning of the Property;(iv)the soil condition,topography,geology or drainage of the Property;(v)the
e>dleuce of any flood plain, floodway or flood hazard area affecting the Property; (vi) any easement, right of way, lease,
possession, lien, encumbrance, license, reservation, condition, covenant or restriction benefiting, burdening, or otherwise
affecting the Property,(vii)the availability ofutilities to the Property or the access to the Property by public road or otherwise
(viiri) the nature or quality of any material, labor, workmanship, construction,design, engineering, or composition of any
improvements to the Property, (ix) the environmental condition (including, without limitation, the presence or absence of
asbestos,lead-based paint or any hazardous substance)affecting the Property;(x)any law,statue,regulation,rule,ordinance,
decree,or court order(mcluding,without limitavon,any zoning law or ordinance),affecting the Property and the compliance of
Property or its operations with any law,statue,regulation,rule,ordinance,decree,or court order(including widrout limitation
any zoning law or ordinance)affecting the Property,(:xi)the existence,validity,enforceability,assignability,or assumability of
any franchise agreement,operating agreements or similar agreements,or any hicenses for the operation of the Property (xii)the
suitability of the Property for any and all activities and'uses which Buyer may elect to conduct thereon;or(xiii)the value of the
Property or the price at which the Buyer might resell the Properly.Furthermore,except as otherwise provided in this Agreement
by executr°g this Agreement Buyer acknowledges the following:(a)Seller has not made,does not make and will not make any
representation or warranty of any kind whatsoever,whether implied,express or stahrmry,whether oral or written,regarding the
Property, and the Seller disclaims any and all such representation and warranties; and Buyer is not relying upon any such
representation and warranty (b)the property,may contain defects unlmown to Seller,(c)Buyer bears the sole responsibility to
inspect the.Property and review all information disclosed by Seiler or its agents with respect to the Property;(d)any reports or
information pertaining to the property provided to Buyer by Se➢er are fur informational purposes Only and Seller does not warrant
the accuracy or completeness of such items,and(e)Buyer is assuming all risks concernin the Pro
Section 8 are material item of consideration to Seller and Buyer acknowledgges that Sell er would not enter The prointo this Agreement visionis ofthis
the absence of such provisions
e- TAX PARCEL Seller will prepare a Survey of the subject property and the adjacent property,for the purposes of creating
a separate tax parcel for the Property_The Buyer shall contribute$700 towards the cost of preparing the subject survey
which shall be paid directly to Seller upon execution ofthis Agreement_The Seller will complete the appropriate application
for creation of the tax parcel for the Property to be filed with the City upon completion of the Survey.Upon creation of the
tax parcel for the Property,the Property wa71 be zoned RE(Residential Estates).The Seller will use commercially reasonable
efforts to obtain approval of the separate tax parcel and RE zoning.In the event that Seller is not successful in obtaining a
l0t3plit to create a separate tax parcel for the Property or is not successful in obtaining RE zoning,Buyer or Seller can
terminate this Agreement within fourteen(14)days after City rejection ofthe tax parcel or zoning.
9. FARM LEASE. The Property is encumbered by a Farm izase expiring December 1,2015.Buyer agrees to the lease as a
Permitted Encumbrance through December 31,2012,The Seller will terminate the lease on the Property for 2013 prior to
Closing.
10_ DEFAULT;REMEDIES-
A. Default by Seller. In the event Seller fails to comply with any material provision of this.Agreement,and such failure
is not cured by Seller within ten(10)days after receipt of written notice thereof from Buyer to Seller,Buyers sole
and exclusive remedy(in the absence of any subsequent written agreement between the parties to the contrary),shall
be to terminate this Agreement upon written notice to Seller and recover Buyer's contribution of Survey costs of
$700 as provided for in Section 9.
B- Default by Buyer In the event Buyer(1)fails to pay the Purchase Price in full when due; (ii)commences any
improvement on any portion of the property prior to closing; or(iii) fails to comply with any other coveuant,
Obligation,or provision ofthis Agreement which is not awed within ten(10)days after receipt of written notice from
Seller, Seller may terminate this Agreement immediately upon written notice to Buyer and recover the cost of the
boundary survey prepared to create the legal description oftheproperty
4
11. SELLER REPRESENTATIONS.Seller does not know ofatry`weW(within the meaning oflvf=StaL§103L005,Subd_21)
on the Property and Seller has not received notice of the existence of any"wells"on the Property This representation is intended
to satisfy the requirements of Mmn_ Stat § 103L005, Subd- 1(a). Seller has not received notice of the existence of any
underground tanks,wells or individual sewage treatment systems on,within or serving the property,and to the best of Seller's
actual lmo'Medge, there are no such underground tanks,wells, or individual sewage treatment systems located on,within or
serving theProperty_ This representation is intended to satisfy the requirements ofMinn.SUL§11555.
12_ BUYERS REPRESENTATIONS Buyer warrants and represents to Seller as follows:
(A) Buyer has the full legal right,power,authority and financial ability to exxrrte and deliver this Agreement and
all of Buyers closing documents, to consummate the t�sactions contemplated hereby, and to perform its
obligations hereunder and Hader all of Buyer's closing documents;
(C) This Agreement and Buyer's closing documents do not and will not contravene any judgment,order_ decree,
writ or injunction issued against Buyer. 'Ihe cOns mmmation ofthe transactions contemplated hereby will not result in
a breach or constitute a default or event Of default by Buyer under any agreement to which Buyer or any of its assets
are subject or bound;
(D) There are no pending actions,suits,proceedings or investigations to which Buyer is a party before any court or
Other governmental authority which may have an adverse impact on the transactions contemplated hereby;and
13. MISCELLANEOUS. The following general provisions govem tbis Agreement.
A. o Waivers- The waiver by either patty hereto of any condition or the breach of any term,covenant or condition herein
contained shall not be deemed to be a waiver of any other condition or of any subsequent breach of the same or of any
other term,covenant or condition herein contained. Buyer,in its sole discretion may waive any right conferre noon
d Buyer by this Agreement provided That such waiver shall only be made by Buyer giving Seller written notice
specifically describing the right waived
B. Time of Essence T-nne is ofthe essence ofthis Agreement.
C Governing Law. This Agreement is made and executed under and in all respects to be govemed and construed by the
laws of the State ofM=esota and the parties hereto hereby agree and consent and submit themselves to any court of
competent jurisdiction situated in the State ofMiunesoM
D. Notices. All notices and demands given or required to be given by any Party hereto to any other party shall be deemed
to have been Properly green if and when delivered in person,sort by facsiuu of ipt)or three Re(with verification receree(3)
.S.Postal Service and sent by registered or cer marl,po
business days after having been dcpositnd in any U
Prepaid,addressed as follows(Or sent to such other address as airy party shall specify tified stage
Provisions ofthis Section): to the other party Pursuant to the
TO SELLER- TO BURR
DPS-LAKE ELMO,LLC
ATTN: ALAN DALE Craig Rossow
6007 CuIIigan Way 483 Julep Avenue
Manetonka,MN 55345 Lake Elmo,MN 55042
PHONE:952-288-2201 PHONE:612-SO&II54
FAX:952.473-2206 FAX:651482.0293
In the event either party delivers a notice by facsimile,as set forth above,such party agrees to deposit the originals of the
notice in a post office,branch post office,or mail depository maintained by the U.S.Postal Service,Postage prepaid and
5
i
addressed as set forth above. Such deposit in the U.S.Mail shall not affect the deemed delivery of the notice by
facsimile,provided that the procedures set forth above are fully complied with_Any party,by notice given as aforesaid,
may change the address to which subsequent notices are to be sentto such party.
E. Successors and Ascims This Agreement shall be binding upon and inure to the benefit of the successors and assign of each
of the parties hereto,provided however,Buyer shall not be entitled to assign or convey any interest in this Agreement to any
individual or entity,without first obtaining the prior written consent of Seller.
F. Invali , If for any reason any term or provision of this Agreement shall be declared void and unenforceable by any court
of law or equity it shall only affect such particular tens or provision of this Agreement and the balance of this Agreement
shall remain in full force and effect and shall be binding upon the parties hereto.
G. Complete AvreemeirL All understandings and agreements heretofore had between the parties are merged into this
Agreement which alone fully and completely expresses then-agreemenL This Agreement may be changed only in writing
signed by both of the parties hereto and shall apply to and bind the successors and assigns of each of the parties hereto and
shall not merge with the deed delivered to Buyer at closing-
H. Counterparts This Agreement may be executed in one or more counterparts each of which when so executed and delivered
shall be an original,but together shall constitute one and the same instrument
I- Calculation of TimePeriods.Unless otherwise specifically provided herein,in computing any period oftime described in this
Agreement,the day of the act or event after which the designated period of time begins to run is not to be included and the
last day of the period so computed is to be included,unless such last day is a Saturday,Sunday or legal holiday under the
laws of the State ofIvlinnesota,in which event the period shall ran until the end of the next day which is neither a Saturday,
Sunday or legal holiday. The final day of such period shall be deemed to end at 5:00 pm,Central Tbme.
J. No Rewrdine Buyer shall not record this Agreement,any memorandum of this Agreement,or his pendens against the
Property.
K- Required Siffiatures. This Agreement shall not be binding and enforceable against Seller unless and until signed by at
least one of Seller's officer.
L. Like-land Excbanee Reinvestment of Net Proceeds. Seller and/or Buyer may elect to enter into the transaction
contemplated under this Agreement as part of a 1r7ce-kind exchange within the meaning of Section 1031 of the ItRernal
Revenue Code of 1986,ass amended,and the regulations promulgated therenoder.Seller and Buyer agree to cooperate
My with each other in order to implement any such exchange.Each party aclnowledges that any exchange shall beano
cost to the othtx party and shall not release or diminish each party's obligations and liability under this Agreement
M. In the event this Agreement is canceled or fai}s to close for any reason,other than Seller's defimk Buyer shall promptly
deliver to Seller,at no expense to Seller,copies of any and all reports(including but not limited to Phase I Environunental
Site Assessments), studies,plans,surveys,or other documentation prepared by third parties for Buyer that pertain to the
Property.
14, BROKERAGE,Seller and Buyer represent and warrant to each other that they have not engaged the serices of any broker in
connection with the sale and purchase contemplated by this Agreement Buyer shall inde�if},defend and hold harmless Seller
for any claim(-including reasonable expenses incurred in defending such claim)made by Broker claiming to be entitled to a
commission in connection with this Agreement or the purchase and sale transaction except as provided herein. Each party hereby
agrees to indemnify,defend and hold harmless the other patty for any claim Cmcludmg reasonable expenses incurred in defending
such claim) made by a broker, sales agent or sinAar party(other than Broker) claiming to be entitled to a commission in
connection with this transaction by reason of the acts of the indemnifying party.
IN WITNESS WMREOF: Seller and Buyer have executed this Agreement as of last date set forth below, which shall be the
effective date of this Agreement for all purposes.
6
S>EI•T,RR
DPS-L =ELMO,LLC DATE:
BY _
BUYER
CRAIG ROSSOW DATE: ?Fcc or 1J 20 i
I
7
This Document Prepared By,
And When Recorded Return To:
Blake Patrick
BP Pipelines (North America) Inc.
150 W. Warrenville Road, Bldg 603
Naperville, IL 60563
AGREEMENT AND ACKNOWLEDGEMENT
DATE: January 27, 2016
1ST PARTY: BP Pipelines (North America) Inc., a Maine corporation
150 W.Warrenville Rd , Building 603—3`d Floor, Naperville, IL 60563
2N0 PARTY: City of Lake Elmo, a Minnesota municipal corporation
3800 Laverne Avenue North, Lake Elmo, MN 55042
3`d PARTY: U.S. Home Corporation, dba Lennar, a Delaware corporation
16305 36th Ave., Suite 600, Plymouth, MN 55446
AS TO: BP File 4000-1532—Database# 8322
5th Street North
KNOW ALL MEN BY THESE PRESENTS:
WHEREAS, BP Pipelines (North America) Inc., a Maine corporation (hereinafter
referred to as "BP"), is the present owner of a right of way and easement(hereinafter referred to
as "Easement"), over, through, under and across the following described parcel in Washington
County, Minnesota.,
The East Half of the Southwest Quarter of Section 34, Township 29 North, Range 21
West,Washington County, Minnesota
Page 1 of 7
granted b� Coleman J. Costello and Beryle B. Costello dated August 7, 1946 and recorded
August 26` , 1946 in book 150, Page 219 as document 143725 at the Washington County Recorder's
Office.
WHEREAS, the Easement was amended and limited to a strip of land (hereinafter called
the "Easement Strip") 50 feet in width by Document Number 3172091 recorded August 3, 2001
in the Office of the Recorder of Washington County, Minnesota.
WHEREAS, pursuant to the Easement, a pipeline was or pipelines were constructed
together with equipment and appurtenances thereto (hereinafter referred to as "Existing
Pipeline") within said Easement and is presently a part of a pipeline system owned by BP: and
WHEREAS, subsequent to the grant of the Easement, City of Lake Elmo (hereinafter
referred to as "CITY") and U.S. Home Corporation (hereinafter referred to as "Lennar") acquired
an easement to tracts of land (hereinafter referred to as "Permanent Public Street Easement
Agreement") legally described in Exhibit "A" and more clearly depicted on Exhibit "B" attached
hereto and made a part hereof, being all or a part of the same land covered by the Easement.
NOW, THEREFORE, in reliance on the aforesaid representation and in consideration of the
mutual covenants herein contained:
1. CITY and LENNAR agree that BP, its successors and assigns have superior rights, and
the rights within the easement document remain unchanged within that entire portion of
the New Road Right of Way covering the same land described in the Easement.
2. CITY and LENNAR agree that BP has the right to construct, operate, inspect, maintain,
protect, repair, replace change the size of and remove the Existing Pipeline and any
future pipelines (hereinafter "Future Facilities") that may be installed in the Easement
Area. City agrees that BP's exercise of rights within the Easement Area are not subject
to any CITY permitting processes, and CITY further agrees that permits will not be
required when BP elects to exercise its rights within the Easement Area. BP agrees that
it will comply with all CITY posted engineering requirements in place at the time BP
elects to exercise BP's rights within the Easement Area.
3. CITY and LENNAR acknowledge and agree that it will reimburse BP in full should any
further revision, relocation and/or removal of BP's facilities within the New Road Right of
Way due to any authorized improvement or revision within the New Road Right of Way.
4. CITY and LENNAR shall not commence with any excavation or construction on or near
the Easement without first contacting the local "One-Call" utility locating service at least
48 hours (two working days) prior to initiating any excavation or construction activities so
BP can arrange to have a representative present when CITY, LENNAR, or their
contractor are working in close proximity to the Easement.
5. This Agreement and Acknowledgement shall be recorded in the land records of
Washington County, Minnesota.
Nothing herein shall constitute a waiver or relinquishment by BP of any right to
compensation that BP may have under applicable law in the event of relocation of the Existing
Pipeline, Future Facilities, the Easement(in whole or in part) or any other BP easement or right-
of-way, or as a result of condemnation or other exercise of the power of eminent domain with
Page 2 of 7
i
respect to any real property interest, whether by the CITY, LENNAR, or any other governmental
entity or agency; provided, the CITY and LENNAR acknowledges and agrees that BP shall not
waive or relinquish any such rights by its execution of this Agreement and Acknowledgement,
and shall retain any and all such rights.
If any one or more of the provisions of this Agreement and Acknowledgement, or the
applicability of any such provisions to a specific situation shall be invalid or unenforceable, the
validity and enforceability of all other applications of such provisions shall not be affected.
City of Lake Elmo and BP acknowledge and agree that upon City's acceptance of the
public improvements within the pipeline easement area after completion of a two-year warranty
period that Lennar and its subsidiaries, successors and assigns shall be released from the
requirements of this agreement.
IN WITNESS WHEREOF, the parties hereto separately and severally have caused this
Agreement and Acknowledgment be executed in their respective names by and through their
duly authorized representatives, as of the day and year first above written.
City of Lake Elmo
Signature
Print Name
Title
Attest:
U.S. Home Corporation, dba Lennar
Signature
Print Name
Title
Page 3 of 7
I
BP Pipelines (North America) Inc.
Signature
Print Name
Title
ACKNOWLEDGMENT
STATE OF MINNESOTA )
) SS.
COUNTY OF WASHINGTON )
Before me, a Notary Public in and for said County and
State, on this day personally appeared , who is the
, of City of Lake Elmo and acknowledged to me that he/she executed
said instrument for the purposes and consideration therein expressed, and as the act of said
company.
Given under my hand and seal of office this day of 201_.
By:
Notary Public
Page 4 of 7
I
ACKNOWLEDGMENT
STATE OF MINNESOTA )
SS:
COUNTY OF WASHINGTON )
Before me, a Notary Public in and for said County and
State, on this day personally appeared who is the
of U.S. Home Corporation dba Lennar and acknowledged to me that he/she executed said
instrument for the purposes and consideration therein expressed, and as the act of said
company.
Given under my hand and seal of office this day of 201_.
By:
Notary Public
ACKNOWLEDGMENT
STATE OF ILLINOIS )
) SS-
COUNTY OF DUPAGE )
Before me, a Notary Public in and for said County and
State, on this day personally appeared , who is the
of BP Pipelines (North America) Inc., and acknowledged to
me that he/she executed said instrument for the purposes and consideration therein expressed,
and as the act of said company.
Given under my hand and seal of office this day of , 201_.
By:
Notary Public
Page 5 of 7 `
I
EXHIBIT A
EXHIBIT B
LEGAL DESCRIPTION AND DEPICTION OF
THE PERMANENT EASEMENT AREA
A Roadway Easement lying over,under and across that part of'lhe West Half of the Southeast
Quarter and that part of the Fast Half of the Southwest Quarter.all in Section 34.Township 29.
Range 21,Washington County,Minnesota,described as f'nllows:
Commencing at the southwest.corner of Uutlot F. SAVONA, according to the mconkd
plat thcrcof said Washington Count); thence North 00 degrees 01 minutes 13 Se onds
Gast,assumed bearing along the west line of said Outlot Fa distance of 351,65 feet to the
point of beginning; thence South 71 degrees 28 minutes 52 seconds West. a distance of
165.33 feet; thence southwesterly, along a tangential curve, concave to the southeast.
baving a tmntral angle of 20 degrees 49 minutes 17 second-,a radius of 1103.12 feet loran
arc distance of 400.87 feet;thence South 50 degrees 39 minutes.+6 seconds West,tangent
to said curve,a distance of 356.54 feet;thence westerly.along a tangential curve.concave
to the north, having a central angle of 68 degrees 21 minutes 23 seconds, a radius of
860.00 feet for an are distance of 1026.02 feet; thence North 60 degrees $9 minutes 01
seconds West, tangent to said curve, a distance of 224.27 feet; thence westerly,along u
tangential cure, concave to the soinhwest, having a central angle of 29 degrees 05
minutes 37 seconds, a radius of 1000,00 feet for an arc distance of 507.78 feet; lhencc
South 89 degrees 55 minutes 22 seconds West tangent to said cure,a distance of 212.60
feet to the west line of said East Half of the Southwest Quarter of Section 34, thence North
00 degrees 02 minutes 55 seconds Gast along said west line, a distance of 100.00 feat;
thence Natih 89 degrees 55 minutes 22 seconds East, a distance of 212.38 1cct; thence
easterly, along it tangential curve, concave to the southwest, having a central angle of 29
dcgre n,05 minutes 37 seconds,u radius of 1.100.00 feet for an arc distance of 558.56 feet;
thence South 60 degrees 59 minutes 01 seconds East tungent to said curve_a distance of
224.27 feet;thence easterly along a tangential curve,concave to the north,having a central
angle of 29 degrees I I minutes 27 seconds,a radius of 760.00 feet for in rife distance of
387,20 feet to the southwest corner of Outlet A,said SAVONA,thence continuing easterly
along the southerly line of said Uutlot A and along a compound tangential curve,concavc
to the north, having a central angle of 39 degrees 09 minutes 56 seconds, a radius of
760.00 feet for an arc distance of 519,51 feet, thence North 50 degrees 39 minutes 36
seconds Ga-t tangent to said curve and along said southerly lime of Outlot A,a distance of
410.97 feel; thence northeasterly along said southerly line of Dutlot A and alone a
southerly line of Uutlot C. said SAVONA and along a tangential curve, concave to the
southeast,having a central angle of 20 degrees 49 minutes 17 seconds,u radius of 1,060.00
feat for tin arc distance of 385.20 feet; thence North 71 degrees 28 minutes 52 seconds
East tangent to said curve and along said southerly line of Outloi c,a distance of 202.22
feet to the northerly extension of said west line al'Uutlot F; thence South 00 degrees 01
minutes 13 seconds West along said west line, a distance of 116.02 feet to the point of
beginning.
2
Page 6 of 7
EXHIBIT B
L
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V
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41
Page 7 of 7
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: February 15, 2016 Chad Isakson,P.E. 651.300.4283
To: Stephen Wensman, Planning Director Re: Savona 4th Addition—Final Plat Review
Cc: Ryan Stempski, P.E. Engineering Review Comments
From: Jack Griffin, P.E.,City Engineer
An engineering review has been completed for the Savona 4th Addition Final Plat consisting of the following
documentation prepared by Westwood Professional Services, Inc:
• Savona 4th Addition Final Plat,Sheets 1-4, not dated.
• Construction Plans for Grading and Erosion and Sedimentation Control,dated 01.19.2016.
• Construction Plans for Sanitary Sewer,Water Main,Storm Sewer and Streets, dated 01.25.2016.
• Landscape Plans,dated 02.01.2016.Review by others.
• Specifications for Savona 4th Addition Improvements,dated 01.26.2016.
• Storm Sewer Design Tabulation, dated 01.21.2016.
• Summary of Proposed Changes to Pond 1 and Infiltration Basin 1, not dated.
• Potential Boulder Outcroppings and Swale Protection Concept Plan, dated 01.11.2016.
• South Washington Watershed District Permit Approval (with conditions), dated 01.22.2016.
STATUS/FINDINGS:An engineering review has been completed for the Savona 41h Addition Final Plat submittal on
02.01.2016.Engineering review comments have been provided in two separate memos;one for Final Plat approval,
and one to assist with the completion of the final Construction Plans. Please see the following review comments
relating to the Final Plat application.
FINAL PLAT—SAVONA 4TH ADDITION EASEMENTS AND PERMISSIONS
Final Plat must be conditioned upon all of the following easements and permissions being fully executed and
provided to the City, and recorded at Washington County, if applicable. No construction work for the Savona
41h Addition Improvements can begin until each agreement is fully completed.
• A temporary construction easement in the City's standard form must be provided to the City that allows for
the construction and grading activities for all work off-site from the proposed Plat limits.
➢ A temporary construction easement is required from the Rossow property. The submitted
agreement dated December 31,2012 has been reviewed by the City Attorney and does not appear
to satisfy this requirement.
A temporary construction easement is required from the Bolder Ponds development to address
work to match along the westerly property lines and to complete the 5th Street Improvements.
r A temporary construction easement is required from the Alan Dale property to address all work to
the south of the permanent 100 foot roadway and utility easement.
• BP Pipelines Agreement:The BP Agreement must be revised and executed in a form acceptable to the City
Attorney including language that provides the City the right to perpetually own, operate and maintain the
public improvements constructed within the easement area.
PAGE 1 of 2
• Xcel Energy Transmission Encroachment Agreement:The Xcel Encroachment Letter dated February 1,2016
must be revised in a form acceptable to the City Attorney. A final encroachment agreement is needed that
accurately reflects all of the Savona 1"through 41' Improvements located within the easement area and
accurately references the approved Plan dates.
• Final Plat should be contingent upon the City receiving the signed Ebertz easement documents necessary
to complete the Savona 3'd Addition Improvements without a retaining wall, or revised plans to complete
this area should be reviewed for Planning Commission and Council approval.
• Outlots A (trail), B (storm water), C(storm water), D (trail) and E (wetland & buffer) must be dedicated to
the City as part of the Final Plat. Outlot ownership must be shown on the Final Grading and Construction
plans.
• Additional easement is required at Lot 8, Block 4 to maintain 15 feet from STMH-351A.
FINAL CONSTRUCTION PLANS &SPECIFICATIONS
• No construction may occur until the applicant has received City Engineer approval forthe Final Construction
Plans for Grading, Drainage and Erosion Control and Final Construction Plans for Street and Utilities; the
applicant has obtained and submitted to the City all applicable permits,easements and permissions needed
for the project;and a preconstruction meeting has been held by the City's engineering department.
• The Final Plat shall not be recorded until final construction plan approval is granted.
• Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual using City details and specifications and meeting City Engineering Design
Guidelines.
• A separate memorandum will be provided to direct plan corrections necessary for final construction plan
approval.
PAGE 2 of 2
SAVONA/ONA 4 TH A®®/1"/Olt i
KNOW ALL PERSONS BY THESE PRESD M That U.S. Home Corporation, a Delaware corporation, fee owner of the following described
Property situated in the County of Washington, State of Minnesota, to wit; I hereby certify that I hove surveyed and platted or directly supervised the survey and platting of the property described on this plat as
SAVONA 47H ADDI7I0N, that I am a duly Licensed Land Surveyor in the State of Minnesota, that this plat is d correct representation of
the boundary survey, that all mathematical data and labels are correctly designated on the plat; that all monuments depicted on the
plot have been or will be correctly set within one year as indicated on the plot, that aft water boundaries and wet lords as defined in
That part of the fast Half of the Southwest Quarter of Section 34, Township 29. Range 27, Washington County, Minnesota, described MS Section 505.01, Subd J existing as of the date of this certification ore shown and labeled on the plat; and that oil public ways ore
as follows: shown and labeled on the plat.
Commencing at the West Quarter corner of sold Section 34, thence South 00 degrees 00 minutes 40 seconds East, along the west
line of said Section 34, a distance of 472.55 feet; thence North 89 degrees 57 minutes 32 seconds East, a distance of IJT591
feet to the west line of sold East Half of the Southwest Ouarter and the point of beginning; thence South 00 degrees 02 minutes Dated this day of 20_
55 seconds West, along said west line a distance of 714.99 feet; thence North 89 degrees 55 minutes 22 seconds East, a distance
of 212-38 feet; thence southeasterly along a tangential curve concave to the southwest having o central angle of 29 degrees 05
minutes 37 seconds, a radius of 1f00.00 feet for an arc distance of 558.56 feel; thence South 60 degrees 59 minutes 01 seconds
East, tangent to said curve, a distance or 224.27 feet; thence southeasterly along a tangential curve, concave to the northeast,
having a central angle of 29 degrees it minutes 27 seconds, a radius of 760.00 feet for an arc distance of 387.20 feet to the
east line of said East Half of the Southwest Ouarter; thence North 00 degrees 06 minutes 31 seconds East, not tangent to said Craig W Morse, Licensed Land Surveyor
curve and along surd east line, a distance of 1057.90 feet to a line bearing North 89 degrees 57 minutes J2 seconds East from Minnesota License No. 23021
said point of beginning; thence South 89 degrees 57 mnutes 31 seconds West, a distance of IJ7591 reef to the point of
beginning.
EXCEPT STATE OF MINNESOTA
COUNTY OF HENNEP/N
That port of the East Half of the Southwest Quarter of Section 34, Township 29, Range 21, Washington County, Minnesota described The foregoing Surveyor's Certdicate was acknowledged before me on this day of - 20_�.by Craig W
as follows: Morse. Licensed Land Surveyor, Minnesota License No 2JO21
Commencing at the northwest corner of said East Half of the Southwest Ouarter, thence South 00 degrees 02 minutes 55
seconds West, assumed bearing, along the west line of said East Half a distance of 75999 feet to the point of beginning of the
parcel to be described.* thence South 16 degrees 06 minutes 55 seconds East, along the centerline of the Pipeline Easement
described in Document No. 3772091. a distance of 448.37 feet; thence South 89 degrees 55 minutes 22 seconds West a distance
of 125.07 fee( to said west line of said East Half; thence North 00 degrees 02 minutes 55 seconds East, along said west line a ls#"^"^I N—wa,i 1
distance of 4JO 85 feet to the point of beginning.
AND Notary Public, county, Minnesota
My Commission Expires
That part of the East Hall of the Southwest Quarter of Section 34. Township 29, Range 21, Washington County, Minnesota, lying south
of the south line of the dedicated plot of STONEGATE 2ND ADDITION and lying north of a line described as follows:
Commencing at the West Quarter corner of soid Section 34; thence South 00 degrees 00 minutes 40 seconds East, along (he west CITY PLANNING COWMWON
line of said Section 34, a distance of 472.55 feet to the point of beginning of the line to be described; thence North 89 degrees Approved by the Planning Commission of the City or Loke Elmo, Minnesota, on this day of
57 minutes J2 seconds East, a distance of 2631.62 feet to the east line of said fast Half of the Southwest Quarter and sold line 20_
there terminating.
EXCEPTING THEREFROM,
By By
Commencing at the Southwest comer of Lot 4, Block J. said STONECAT£2ND ADDITION, according to the recorded plot thereof, Choir Secretory
Washington County, Minnesota; thence South 00 degrees 02 minutes 55 seconds West, assumed bearing along the West line of said
East Hoff of the Southwest 0uorter, a distance of 262.00 feet; thence North 89 degrees 57 minutes JJ seconds East, a distance
of J58.06 feet, thence North 00 degrees 02 minutes 55 seconds East, a distance of 26200 feet to the Southeast corner of said
Lot 4, thence South 89 degrees 57 minutes 3J seconds West, along the South line of said Lot 4, a distance of 35606 feet to the
point of beginning GTY OF LAKE ELMO, M44N£SOTA
This plot was approved by the City Council Of the City of Lake Elmo, Minnesota this day of 20
AND and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 50503, Subdivision 2.
Outlot A and Outlot 0, SAVONA 2ND ADDITION, according to the recorded plot thereof, Washington County, Minnesota.
Has caused the same to be surveyed and platted as SAVONA 41H ADDITION and does hereby donate and dedicate the public woos as By By
Shown on this plat and also dedicate the easements as created by this plot for drainage and utility purposes only Mayor Cterk
In witness whereof said U.S. Home Corporation, a Delaware corporation, has reused these presents to be-signed by its proper officers
this day of 20_ COUNTY SURVEYOR
Pursuant 10 Chapter 820, Laws of Minnesota, t971, and in accordance with Minnesota Statutes, Section 505.021. Subd. It. this plat has
U,S HOME CORPORA110N been reviewed and approved this day of 20_
By Dy By
Jonathan Aune, Division Vice President Washington County Surveyor
STATE OF MINNESOTA COUNTY AUD17DRIMEASUREN
COUNTY OF Pursuant to Minnesota Statutes Section 505.021, Subd 9. taxes payable in the year 20 on the land herenbefore described have
The foregoing instrument was acknowledged before me on this day o1 20� by Jonathan Aune, Division Vice been paid Also,pursuant to Minnesota Statutes, Section 272.72, there are no delinquent taxes and transfer entered on this
President of U.S. Home Corporation, a Delaware corporation, on behalf of the corporation day of 20
By By
(sv.r fws,..nxiwl Washington County Auditor/rreasurer Deputy
Notary Public, County, Minnesota
My Commission Expires COUNTY RECORDER
Document Number
I hereby certify that this instrument was recorded in the office Of the County Recorder for record an this day of
20� at O'clock M. and was duly recorded in Washington County Records.
By - By _
Washington County Recorder Deputy
Westwood
Professional Services,Inc.
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ivur iT7
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R-35100
d-43°4274•
The orientation of this bearing system is based on
the East line of the fast Holt of the Southwest
Drainage and Utility Easements ore shown thus. Ouarter of Section 34, Townshp 29, Ronge 27,
which is assumed to bear N 00°06'Jl"E
I I
I _•5 O Denotes 1/2 incn by 14 inch iron rebor set
1 and marked by License No. 2JO21
i • Denotes 1/2 inch by 14,hch iron rebor
/o to found and marked by License No. 23021•
J L___-L-- unless otherwise shown
(No Scale) '
Being 5 feet in width, unless otherwise ind+catef,
and adjoining lot lines, and 10 feet;n width and 50 0 50 too 150
adpininq right-of-way fines as shown on the plot Westwood
Scare in feet r.
Professional Services, Inc.
Sheet 3 of 4 sheets
SA V®NA 4 T"H A®®I TION
4 � \
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1 Drornage&Ut"ay opus °R11°', `i;I m 9 o m ID rn1'a U g'W 140. ' \,c ib'n•
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y Eostment oer Dot No 9!7?D91 o- o. u 4 IV
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3
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a r'hL=4.65a9
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tY
- Eeremenf eer Dac,rmen; a�:to //0.y"� ///4erp°•�,yr ``� '�''
M. 40077C2
Drainage and Utility Easements are shown thus: _ - m9• / /�y6 / /00 odoto
r/
// ti / /g I ! 77°1858" 'L=4901
8 4-
I I '
i2 / / I
The orientation of this bearing system is based on
the East line or the East Half of the Southwest
(No Scale) Ouorter of Section 34, Township 29, Range 11,
Being 5 feet in width, unless otherwise indicafed, which rs assumed to bear N 00°0631"E
and odjoin,hg lot lines, and 16 feet in width and
adjoining right-of-way lines as shown on the plot rB ` L . 1
0 Denotes 1/2 inch by 74 inch iron rebai set J 4
�f 1838•
and marked by License No. 2J021 =9. J -_j I
• Denotes 1/2 mch by 14 inch iron rebor
50 0 50 100 t50 found and unless otherwise d by License No. 23021, �� 4-?9 BD.DD Westwood
/f�7" Professional Services,Inc.
stole in feet `
sheet 4 of 4 sheets
LANDSCAM AxEHIJICIM INCORMIliD
SAVONA 4th ADDITION - DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED FEBRUARY 10T", 2016
REVIEWED PLAN SETS DATED 2016 0112 & 2016 02 01
Required Action Items by Savona Project Team
1. Provide landscape irrigation plans for our review for all commonly held
HOA & City Outlots / R.O.W. areas.
2. Provide a three year maintenance plan for all landscape materials/areas
within all commonly held HOA & City Outlot / R.O.W areas.
3. Dry Creek Bed Swale Erosion Protection & Boulder Outcroppings at Ponds
Concepts are Approved Pending City Engineering and Public Works
Reviews.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
DIRECTOR OF DESIGN
2350 BAYLESS PLACE* ST. PAUL, MN - 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
02015 WE Iwood Professi_mal Services, inc. I 74 •-- 11•}+ o \' �' \ 3 /) \ - ,' •r' / I t .
16 1W8
r I I I !I12
c\ i S �� �� 2 �` PPRRA(mix R(E f 1 r Phrase 4 Final Plant Schedule
\SHEE ,� \ SME \;' ,/^too tn \
-�'l L i -� MEF�T.� 0°S/ \ __ I i�Q .. - ABMCOD O o COM mON�OTN�CIeA AAMEs heemonii'Jelfersee' 1 5SI88/Cool ZE SAS 57iONN ING C:
�.__ �- ---� L'-�-.__ - • i .'"`` t' •. 'T �\ �. C 3 SIC ,'� ACE 29 Accdade Elm Uknus pponica x rrNsoniano'Marton' 1.5'88 Cont AS SHOWN
\\I1 5 \ ^ \� \�\.� /' \ J \•/ - �.... G F11__ _.15 _ .-Frml rd f ndm riio americona'Badyo d - - _ 1.5-BB/Cant AS SHOWN
�}�\ f � y / / _ r �`_ HTO .. 40 __Herito e�Odc i�ercus x mocdanlNl 'Clemon_s'_ _ 4'BB/Cont.
_AS ST10YM
- - mu5 am 4�8 t AS SHOWN
1` _sy _ - -I_—- = p - �� \p5•y •�� \ �,r .. ,.��i. \ A / _ _ —RedttOolt UO_udas rubs encana Prmcelon' I Y BB&O't AS SHOWN
I O PRE ^24
` \. //\/� \ l� 4\\\ • !�_ y �r'�`-:+„� / _ .` - ,. SGM 48 Siema Gen MoPle/Acw x tr a nii'S''e Ina- - _ 1.5-BB/ConL AS SHOVAV
n •�"" Mo�le1 Aeer saccharum T 5'BB/Cml_ AS SHOWN
c _ _-I 1 '�l '� (. �� �/J /" - SWO 31 ^SvamP Wfiite OaK/Oucrcus blcWor ---- - I:S'BB/cool 'As SHOWN--
9 SIC 22 Allegl+aiY Sr*vicebe Ameianchief loevis 6' QUL?'AS SHOWRI,_•' i ( \ SIC 31 Sugar Tyme Gab Md Sutyconr _ 1 S BB AS SHOWN
\11 , B II ` �7 I� �.I 10"' \ \\�_ 8 _ "\ (33-262} -�'\``.. 2 1 r' ! 104U ' \.. --- -orriless Cackspur Rowff.an]Galoqus wusgdli
f I /
/ 4 TCH 14 llr
v / /0� •F-� I� __}I ��._105D',1 {_'�lii-A .\ _ 1\gA5-"� �.� .• \ 1���-`.mil � ,... --
\ BHS Z4 _Blade Halt Spruce/Piero glweo dmmta 6'HT. 88 AS SHOWN
1 NOS 29 Norr.a Picea eeies
1044 .I,•�,' t _ 1 ! ,r ? ! '� S -n ', ---- y Spruce ---'-'--- -- —-- - - --- 6'-- Be_ .- - AS SHOWN_.
/ \ O T 111 �\ WHP 33 Whita Pine /-Pmus slrobos --- - - --
!I 4 0 / ( �^ �� 4�/IX ` 6'HT.,98 AS SHOWN
1 Ill- WO\ 6ECt2F3 A M /'H �+ �J` q _ / \
I �J � � .•` ('� J J'i ! 2 "_- ' ,(35-621) • ., NOTE: WANTI TIES ON PLAN SUPERSEDE UST QUANTITIES IN THE EVERT OF A DISCREPANCY.
l'
t.
_Zt7 r_� J L_
\ \ \ \ } m 7 ( x Landscape Requirement Calculations
'T� �� ^ 1+} o ( I 3 •: a OVERALL PRO EGT ANDsr AP 1 MEATS
_
O TD
1 , c /' ' \ l?�l� l!� F �J1 ( I �� •• SIX TRFF5 PER ACRE X 9TE AREA(t16.7 AC) - 700 CAL IN. REWIRED
-�1� 1 i TREE r+ {?Rolfsas_.41�_CALIPER_I� ISLN'WMVHJ POND ory ';' '°'A � '. - \ �� 1 _�• a } - ��- - i ,1 :
1K or t.1<Dm-_.Y' s -r ' ` 1F '� } I --- . FEN OVERALL STREET TREE REQUIREMENTS:
4 ( l .x_ _1• - ��Y '•y / TREE PER 50•LOCAL STREET FRONTAGE(22,248 LF) 667 CAL IN. REWIRED
=., a x L�,�__ i (-�-1@4 :i (.6.08 trces.0 1-1/2.GALI(.'FR_M"WUTA)
TREE PER 40'57H STREET FRONTAGE(8,171 LF) = 306 CAL IN, REOUIRW
{204_tws M.]_I/2_CAUM_k,r0
dr � r Q_ I, _ L� -.- �_�6 cs7l_•t'1 4 yr J I , R H) 7
ro� `" I 1 '1020 r { �""� �' - OVERALL TOT AI TREE REQUIREMENTS-, = 1.673 CAL IN.REQUIRED
9 1 s -PHASE 4 LANDSCAPE REQUIREMENTS:-
I \\ 11'T•NkT(1 -_.... Nk ': .'1 L I \ j.,'1 _ ` _ SIX TREES PER ACRE X SITE AREA (34.5 AC) = 207 CAL IN_REWIRED
�SEED_UX ., - �:`:•.-._•:.•:.•.33=2Bi - 1
1 ' o t \ \ \\ �\ PH cF 4 s7RECT KRFMLN Ts
10 _
1 . -a \. 1 TREE PER 50'L OCAL STREET FRONTAGE 7,771 234 CAL IN. REWIRED
IN OF I 1 A MLN 6 �� �. (SG_Ises_!.t_.7L2-.G LH'4R,"MINI )
^ (- 'r,r \ r'y 1 TREE PER 40' 57H STREET FRONTAGE (2.624 LF) = 264 CAL IN. REWIRED
.._ \ , ,, __ : .-. - '• '- - / �� '�_ J o` \ /- /sb_i m.lA_(AUffIAL"I 14VM)
.• yv ` � '/ -.~` \ �� \ <4 \\ j�: /(� l\�'e PHASE 4 TOT TREE REOUu1cuFNTc: = 705 CAL IN. REWIRED
sV J POND '{ \\ /[/ ,1 PFIASE 4 T07At LANOSCAPgNG PROVIDED: = 911.5 CAL IN. PROVIDED
- I p0 � � �' IWCLI10C5 ALL PL AN IaiCS WIHIN PHASE ll
� / - -NOTES-.+�!i \ '.� c� 1 ` STREET TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE
J' BASED ON CONSTRUCTED DRIVEWAY AND UTILITY LOCATIONS.
� A > NOTED.
^ �/ 3 C I G • ALL DISTURBED AREAS TO BE SODDED, UNLESS OTHERWISE NOT ._ - -
NTO SEEB.E
i
1032' `•,
wIRRIGATION 1 -iJCP1N or tnueN- -1030" _ ` �e
CONDUIT 1 i 1 . o.�., '1022-F - _ \� -1 _ °" 0 7
/
LINE ..
r ay _
1\ g 1/ 70? - 10p - ,��� _ ATIVE ifEDr
_ .. L��'21N.A27t -f.. I�(35-62Nf R�_ •' I G,IRRIGATI i
CONDUIT � 1 s umo�nlxru�'�xss orcuc`uxars ia.aa r.mo Mrvw°x°w.m usi[rtec u I naumrec�s uK u.rrra uw�c.nrz nc
r wcr
-
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:cer
LINE
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[- ' �\ fiNrrS K RmPOE!N M UrY 1rMLL a 19sIw¢x vmla I GYS�
I \ � '�1 rD � n¢mw M aovax,YL4•l w,m xvtimdr MJC9IICS SINLL
1 1 t1 70 1 aaivE M swlc rvo xwa vw9xwn wra nwrs w<axassruir
\ 1 �/ .. . ...., a(�iAb1961`m rmr¢r ws MMwM u PIAxrPtf wro ruwr ass.
_ Guew�ni¢rm.r•w vuaac v®sr�la+.aomr,roeicvwmt.
Pova K x[io•eco wo Nr•wo n rm.1\ ` 11 h .. -� _ I �_ oa v r�+e�.A rorllo rerc�rosy a larncu.twx we urru uc
'-•• s wu wKK salus[n MraNi ro M•mccr s+rE xxtArFOG IDitvwrtla
1 1 1
sMIL R owsxs wn Mmrwxn ry cm srrcTlol
a FM.aa w r19¢rEw.lusrro•+EY nT«rTsr wu sasx ar arNr
`• `'`�.ti 107� � k �. .re�s."` �oursnisiws mv.:Isws r.o9rrai.m.owi.us lo.
! wu rr�.aaa ws rrrm.a.t rc>a,vmmt M wv or I�ro w
a _ I 10 `ra.oxia F,tovTm m a m•oa•IQl.a vmcxTr.a crrr
I auaars vrrrmr awuroris w[anoce ro Mvc w wvrwm
DENOTES DRY PRAIRIE NATIVE MIX(35-621) -•,L.�,•; � ssxaa•I sTsrcll ar_rimo 9r w nw vwTsa me®rro
_ Pr✓aSSStDYx.1Mli li/nl LL PtQlpi)rat TTr HMV wT M SwIC Ip[K
`JO'jy�'::..",- - �1 ' KiNiABfiR1Nr'F1�Yevx was wrw.vay.m Iawro w m.axrr,
- .. -..•.-." ..---... PRa•O1rY2 rp !1pJ r�orir wrm rm alMi vmdx
„�4.; - ... - •. - .r" ,;1 avaw9Jlrt v r�i m MVE w wlnowra werwrnr snTw
DENOTES DRY STORMWATER NATIVE MIX (33-262) I '"""^-�-_,,. i ( aarras ru 0n Fcvav wr TPc a u+�isE nw Icvr[v
STANDARD PLAN NOTES
i I I LANDSCAPE PLANS
DENOTES WET STORMWAIER NATIVE MIX (33-261)
FEBKI ARY?u IS
11 ....
� I L i:a�' CITY OF LAKE EL610 �
• ALL DISTURBED AREAS TO BE SODDED.UNLESS OTHERWISE NOTED.
0' 60' 120' 180' Latest Revision Datrc a14)1-16 000056.5 OV!f 01 d♦"
�+,� Urfa 11-04-15 s(raEc 1 OF 5
W1fYlOod Savona
EJTeFJ�rd ftrA-
Lennar Corporation 4t Addition Final Landscape Plan
Avr 19JI19IT-J1Ja ra99M.p w55 rpo
Fr 19511 YJT3e]] Eden PrMns YNSSW i
rorFw IKJI9Jl-0150 wOaaeapamle ••y.—...NICE!!ll��„QQ _. ___ ___._...My. �y
16305 36tb Aveaoe N.,...4 Smie 600
�Ar<yAsrs Lake Igor MsnnA>3ote
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o2015 Westwood Professionol Services. Inc 1 \ / r
f-
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- —,< ` '— r Jasmine Ave. N. Accent Beds Detail
3 TClI - 3 Y PRAIRIE 3 E RE4N seek.r 2r
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DENOTES DRY PRAIRIE. NATIVE MIX (35-621)
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I DENOTES DRY STORMWATER NATIVE MIX (33-262)
DENOTES WET STORMWATER NATIVE MIX (33-261)
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BLUES 'F r TEM LIATRIS �If
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ALTERNATING BLUESTD//LIAT'RIS•16' O.C- TYP. RIBBON EDGER m°rwcror a Komm m L.x rwa:LawrtL wJ vaa_
INSIOE ROWS(SEE MEDIAN PLANTING DETAIL) - • • - • • Dieu' u oy LLrn.'�'�` rr"t�r➢r"'�'r:rwr.n,eJ1. -:
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DUTCH MASTER,pAFFODIt' 1 BULB (3 STANDARD PLAN NOTES o' ao Bo' 120'
5th Street Plant Schedule BULBS INTERSERSED BETWEEN EACH GAP LtNwcApr Puns
IN PERENNAILS° SPACE BULBS 4" O.C. TYP_ Feeau. yew
CODE QTY. COMMON/BOTANICAL NAME SIZE SPACING O.C. � 7,,,....•.,ac..
nz, an
LBS _2,982 The Blues Utlle Blueslem altKw Crass/Schocm scoporirm'The Blues 4"CONT. lti'O C W RIBBON EDGER CITY OF LAKE ELN40 T
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om-x ��ty �fyl1 _ -- -- ---- ". _ _ - ---- �"���etist�r.__- _ V6*6 36th Aveme Naeft Smie 600 P
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Supplemental Planting Notes TnaA<ru.w _ Tnw[ibn r. T.u:w[raN UN+ Cnrr�••a•' TmrA�r rr+ O+nC4 NNv
m••rANSIZWmrM ..e+rr raw m,+r Avis:zaurarr+ Crmr erai• mrn AR51Ze0CurvM iwamw.•r+rr k:xlE�zZa^sa qyw rme[In+b 4ba C.wF
L PRIOR TO TREE STAKING AND PLANTING OPERATIONS CONTRACTOR RUST COITACI eeim b,atW+We 1.. Ta4YraarRr wa .rmnbmY lw.Ve eaaa b,�o rW[aee r.lnn ra w.br�.r[+w -,.ra.!„r,er uNa:.e a.ae....e
GOPHER STATE ONE CALL(eregopRrrsteteonec tL. q or 811)TO VERIFY 1. ACTUAL LOCATION a PLANT MATERIAL IS SUBJECT uAnn..r aaan64•a1 V+.um Wa+ ln6ti0 Pas• a[Ot`aYW
UNDERGROUND UTILITIES.WHERE PRIVATE UTIJTTES EXIST IN-SITE THE TO FIELD AND SHE CONDITIONS Reo�Wu moad 2 !•+^'avd. Asa wi n..I:a•a mu pn e..arw.r..x+ �+' d Pne no.,br+,a.rr,q a-r Rm�"" ten.�,ti ,,,,,,n spry
CONTRACTOR IS REWIRED TO HAVE THOSE LOCATED AS Val- •+. ,w PaNwm,Rn,q.ygl.mn •.aQ...[ Lull
w 4+'^'r' w,:aM l.rmodnF
2 NO PLANING WILL BE INSTALLED UNUL ALL GRADING Rona+aPeawy +.+rrea m.rme.[^c" '�*•cA n +M•E um nvw e..Dn m'o+. fO1"'""'CPi ioA 1i`^r
?-PLAN MATERIALS SHALL MEET AMERICAN STANDARD FOR NURSERY STOCK-ANSI AND CONSTRUCTION HAS BEEN COMPLETED IN THE u^^r'„s•a•.w. rmbe»uM ao.[+m. Rare,.xpa+r IA+r pn.remN y.r,,,,e an.�i,2.ar.i. camP.c[vANn rr a.rq RR:,na gP.ew '^"' y xerdosn
ZfiQT LATEST EDITION IMMEDIATE AREA wW+aaMra Erro.-^. �wore a-kd.r.a +w rwna eN:ed u:nr wWo»•,CYa h°`"�a°r'O1Y°' °'"` "r°M' +� m,xnu bPd
httpJ/un[.rkaNwrt.or(1/doCTnenki/ANSI Misery Stack St-i rds rw e.[v+nrNa Mir•. •m..Tma.ah. aq nMva[.M Orwmv rNie1b1f e.nm«�eN ^""^I sx ya4waNba a,,,""u,,d`rn°„b"'' Y
NwrkAnHwt 2011 F rcuN hra mrW waX•rwraarm N raraaa+ r.cdW d WCrar<1 hnn ••v 3R Ron:ca
� 3. PRUNE PLANTS AS NECESSARY-PER SfµOAfA 3..,+nr� lrba.m.rrsd waddaw a.. S� """'['Y"•"O"� erm✓+CCRPrr 2 Wn•rJr•.+d 4„e,2aN,Ny
Y:vnr Melra Yr+WUVaa. .-I.,rd�,im wr,e. w.:..+c.dE.
3 NO PLANT SUBSTITUTIONS SHALL 1E MADE WITHOUT 74E PRIOR WRITTEN NURSERY PRACTICE µ0 TO CORRECT POOR AUTFORRATION FRON TIE CITY. BRµCHWC OF EX157aNG AND PROPOSED TREES.•.ALL TREE PROTECTION MEASURES TO BE FIELD STAKED PRIOR TO INSTALLATIONCONTRACTOR TO COORDINATE FIELD REVICVOr PROPOSED TREE PROTECTION 5 THE NEED FOR SOIL AMENDMENTS SHALL BELOCATIONS WITH TIE CITY µD PRO.LCT LANDSCAPE ARCHITECT PRIOR TO µY DETERMINED PRIOR TO µY PLANING OPERAIONS +I .NCAm cer i [amr,d ti_ n'Yitiv'n` ww Berm rr+
TREE PROTECTION INSTALLATION AND
SMALL BE BASED UPON EXAMINATION 0 OR
5.ALL TREE LOCA7IONS TO BE FIELD STAKED PRIOR TO INSTALLATION ES
CONTRACTOR TING OF THE EXISTING SOIL CONDITIONS. ,
�be� [v�a+r,nadearU Tr'Plry
TO COORDINATE FIELD REVIEW Or PROPOSED TREE LOCATIONS WITH THE CITY AND LANDSCAPE CONTRACTOR SHALL NOTIFY THE LA FOR -I .•+ -
PROJECT LANDSCAPE ARCW7CLT GILDER TO ANY TREE INSTALLATION, A FIELD REVIEW OF SOIL CONDITIONS PRIOR TO ae.ca�ww -'.r3,. '`•_. """ o-,y+,n a4a. Lo[+r.o+N� E'e'0+'
PLANTING.LA WILL DETERMINE THE NEED FOR ANY -- nr.an.eN yT - pipei1 v1O' _ Oq•na Nan.+.^+
G ALL RANTS SHALL BE PLANTED OWDIA7ELY UPON ARRIVAL TO PROJECT SITE SOILAMENDMENTS. orra vrr eanb.C.m.Nn - _ - a..An�iv r+Ynnw...F+v.h
NO PLANT MATERIAL IS TO BE LEFT OVERNIGHT ON THE PROJECT SITE WITHOUT ,,.,.
BEING INSTALLED UNLESS WRITTEN APPROVAL BY CITY. w"bi11iopi am-.ma s4i^4-+�aaMo.
6 BACMOl SOIL µD TOPSOIL TO ADHERE TO CITY ,,,,,m cri mn
roY sraownaN.nwramraa ..w rona o,r
7.ALL TREES,SNOBS.PERENNIALS MIAs AND TIRE LAWN TO THEE T TWO DE YEAR STANDARD KS LA SPECIFICATION AND SHALL BE FREE eaaaxn .a.nno� nar Ware: vermlw warar, co+p.e[vA.r.Ne
WARRANTY BEGINNING D BY WRITTEN ACCEPTANCE HE
BY THE CITT,DEFECTIVE DAYS
ROOTS.ROCKS LARGER THAN ONE INCH,SUBSOIL6-DEP Ee.uq as ^cc'"°�'°'a N�r•[+a rarer E..r.s�[. ,,y.,n+ra.�..•,-,ndw m. m"'oiO`O ftl e'"'"a"" �ya ����
LY wWraNN+.r�UMW es - �i mes a
PLANTS I DETERMINED BY THE CITY SHALL TIE REPLACED WITHAL 3a➢A L U DEEMTOP µD LANCE WEEDS. CALL PE EN 6'DEPTH Ca•Tar[.N wNahl rar:E w[naa+dsa a,Y, r„M�
IUTTILE MIRING 711E GRIMING SEASON.µD REPLACEMENT MATERIALS SMALL OF TOPSOIL IS REQUIRED FOR ALL PEREMIMALS, Rrr N:.[ana.cww ,rp NA eao Y+rorl.lb
RECEIVE THE SATE TWO YEAR VARRANTY UNTIL PLANTS ARE SUCCCSSrULLY LAWN GRASS,AND NATIVE SEEDING AREAS MINIMUM ['n"v e.a�.p.on orw.ar.e+tw Wc2ea+uabwnma/a+ail + �w�OrvnarN.rr[Isrwaum-,b+[v maNc••ml wcrnmrna N» w-•vRw
x TmrN•e+•WdR.rl a++C.tar.W.naf4.r»+rarrmtAr..rna►rl a+' E,nCn9 r+ x U}rY;p•rrbanee[Nn dn.aae u'e mdol+rrra�.a dab rr It 9WWW TO PROTECT AND MAINTAIN ALL PLANTINGS AND PLANT BEDS. OF IY DEPTH BACCFILL TOPSOIL IS REOURED FOR Yey.� i;+.a.+ian,.No:.dmod •r mir�ia• zn^'aa:c.'^^'e'd'°°'br N
INCLUDING PROTECTION FROM WILDLIFE.WEEDING,RE-MULCHING,FERTD-IZATIOL TREE AND SHRUB PLANTINGS. o. s.+Pr.[.wra as iaw.,.n.mry rw bs.am: m.rr[dsbh! t s«.o«[..aan l.r s.err•.w,..,.a[a rrrdn Maw „N,• la�..oe.e ao'ahi t [hwa.n.o.nbr,u...,+mm aRno+[r na or ro+*me�+N
IRRIGATION AND ALL OTHER TYPICAL FORGOT OF HMIICULTURAL CARE UNTIL THE varyor.a se:Nwe+ i Iw[maw.amaw.rralr+[w[MRwebwmdl:ua5 Poaar ar.•s.i rw a u,a•+a.[•D.awa w..rN+br wro[c..aw b+d+,a.r au x sr.,s.rw:uo:a,rganao.aann..oar..4:•..o•ara osa.a[c.b.
RmIMY+u.ir-.rw Mpx na�rN-W'ul[NrYiMaVy Rna eY[:eCxa 4ti�d Ra-'.b+a s>1w oY.raew.Mraa 0.2.- 2 aW Wdaur9anracran[ranota��uara Mgrtnaurralm- .yaranieiwrW nMau!
END Or TIE WARRANTY PERIOD AS DETERMINED AND APPROVED BY CITY. I. MULCH TO BE AT ALL TREE,SNUB,PERENNIAL z ra..wre.dw.Iba..mm.on esnae.rsama r�ew•I,+s..rabew+ i E.Rvq Nram wae..00.cmww.r,m[m rnz.,nsa:[vncaer m,Nm rm..
T E.:a�.gwaai am t<•oaeab[rW+•anmorrre•m Eanwapdn.r•..a ea aYa•cre.
9.ALL AREAS DISTURBED ADJACENT TO THE PROJECT SITE INCLUDING BOULEVARDS AND MAINTENANCE AREAS. SHREDDED HARDWOOD Mew Cash awr M[M prexa ne mu ra rN agcbrr»•a rer h•an A•4.ure yrar•:Y rm aYor l sr sae--.itraala lwmvw�ar•'rrNabM Da[r+
SHALL BE REPAIRED AND MAINTAINED PER CITY DIRECTION MULCH TO BE USED AROUND ALL PLANTS WITHIN ' s"'""°°"•'°"'iOM'^a'^"y""[b^"oi°' SHRUB - MODIFIED AND UNMODIFIED SOIL
la PROVIDE A THREE YEAR MAINTENANCE PLAN FUR ALL SEE➢II/G O'PLANT TURF AREAS PERENNIAL AND ORNAMENTAL GRASS CONIFEROUS TREE - MODIFIED/UNMODIF/E CONif'EROUS TREE ON SLOPE 5R TO 505: DECIDUOUS TREE - MODIFIED/UNMODIFIED DECIDUOUS TREE ON SLOPE 5% TO 507.
PF40VI ANA THREEAREAS YEARWITHIN ALL NAIRERP ALFUR ALL
PROPERTIES, DING OF
LEND IM BEDS SHALL HAVE 3'DEPTH SHREDDED HARDWOOD SOIL h POORLY BRAINED SOIL MODIFIED AND UNMODIFIED SOIL SOIL �POORLY DRAINED SOIL MODIFIED AND UNMODIFIED SOILMATER _
AREAS,CITY OITLOTS AND RIIV.AREAS. MULCH. MULCH TO BE FREE O-DELETERIOUS - -
11.ALL TREE,SHRUB AND PERENNIAL BEDS,WITHIN THE R.DV.OR LOCATED ON MATERIAL- FEBNL:ARY:n I? n. •• V1 FEBRL-ARY'aU? •„ .`•rN.Y• FEBRVARI AIF r.w.aowr.w... FEBRL'AR T')RIS '«Aral V•F.N FFdNI'ARY 71115
COmEX AL,PROPERTIES OR ON COMELY HELD HIM PROPERTY AND CITY 8. EDGING TO BE SPADED EDGE.UNLESS OTHERWISE I,w! •'x n ZIAN I:ul_I_r�..: a4nIP Isx:"i it 9B.b -•a i___�'I;" CITY OF LAKE ELMO w�iA
PUTLITT$WITHIN DEVELOPMENTS ARE REQUIRED TO HAVE AN AuiOHTIG INDICATED- SPADED EDGE ro PROVIDE v-SHAPED - ' CITY OF LAKE ELMO _ CITY OF LAKE ELMO J7,z' CITY OF LAKE ELA40 w1.A !•4_ 1�."°r CITY OF LAKE ELMO
IRRIGATION SYSTEM DESIGNED BYµ EPA WATER SENSE rYRTtFIED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN
PROPESSIONAL.THIS PLµ IS fREDU1RED FOR CITY REVIEW AT THE SANE TIME AS
IZ AOt-m Ri1B�T�IB� ANEYAVN AREAS WITHIN R.O.W.OR LOCATED ON COMMERCIAL
MULCH AND GRASS. INDIVIDUAL IKE,SHRUB,OR
PROPERTIES OR ON COMMONLY HELD HDA PROPERTY AND CITY OUTLETS WITHIN NOTED OTHERWISE.
BEDS i0 BE SPADED EDGE,UNLESS
ER
DEVELOPMENTS ARE REQUIRED TO HAVEµ AUTOMATIC IRRIGATION SYSTEM NIID NERWISE. As•.:r• T...l+d.dwl:..n.rva.nrn
DESIGNED BY AN CPA WATER SENSE CERTIFIED PROFESSIONAL THIS PLAN IS
PROVIDE RPoCATION TO ALL STREET TREE AND .aaem.ala aa»r'i•.�Nwro-+>r.+r
REQUIRED FOt CI y ROVI
TY REVIEW AT TIME I1f LANDSCAPE PLAIT REVIEW. ^drac.N^+a [Pe^.y we•WIMP sreara
BUFFER LANDSCAPING ON SITE. REAR YARD AND w r..arroc
STANDARD PLAN NOTES ALL PLANTINGS WITHIN NATIVE SEEDING LIMITS WILL Rae w
NOT BE IRRIGATED. IRRIGATION SYSTEM TO BE
LANDSCAPE PLANS DESIGN/BUI D BY LANDSCAPE CONTRACTOR.
LANDSCAPE CONTRACTOR TO PROVIDE SHOP mamm ,j`
FEBRIiARY 2015 DRAWINGS TO CITY OF LAKE ELMO FOR APPROVAL ar _
PRIOR TO INSTALLATION OF IRRIGATION SYSTEM.
s \\\
sTAROAADNNrAweec no CONTRACTOR TO PROVIDE OPERATION MANUALS
CITY OF LAKE ELMO A$-BETTOR PLANS,AND NORMAL PROGRAMMING
I.LAI.ICI-T!�1 H00 SYSTEM SHALL BE WINTERIZED AND HAVE SPRING aO1a" >wx^
STAR
DURING FIRST YEAR OF OPERATION.
i-TxEwrl SYSTEM SHALL HUVC ONE-YEN WARRANTY ON ALL A
PµIS AND LABOR. ALL INFORMATION ABOUT
INSTALLATION AND SCHEDULING CAN BE OBTAINED I l
FROM IKE GENERAL CONTRACTOR.
TO.ALL DISTURBED AREAS TO BE SEEDED OR SODDED, 'I
SEE PAN. SOD TO BE STANDARD MINNESOTA
CROWN AND HARDY BLUEGRASS MIX,FREE OF LAWN T _.-
NEEDS. ALL TOPSOIL AREAS TO BE RAKED TO 1 J a}.mbrN
REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES
OF 3'1 OR GREATER SHALL BE STAKED. SEED AS c ma4w vnrn.[.o.eYc.zn.n. =r,
INDICATED ON PLANS WITH RESPECIITE SEED MIXES)
!PER MNDOT SEEDING SPECIFICATIONS
(SEE
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Stormwater South h West Seed Mix - Outlots B & C Dry Swale/Pond Seed Mix - Outlots B & C Dry Prairie Southeast Seed Mix - Outlots A. C & D Typical Street Tree Planting .Detail
33.261 Slormwater South B West 33.262 Dry„_ ale?Pond__.,,__-._ .__..__., _._ 35821 Dry Prairie Southeast
Comman Name Scientific Name Rate Rate %of Mix Seeds/ j Common Name, Seient�e Name wa Ix $°edu I S f c N p Rah Ratio %of Mlx Seedsl
Ratio %olM Common Nama
(kglha) (IMae) (%bywt): sq ftIk0a)I Wee, (%by wt) act It 1 s cienifi ame (N9rba) (lbfac) (%by vn) Z -
IN biuectem Andre w, 22.4 2 00 i 5 72%I 7 35! biuwem Anotm rnnh, 1 68 1 50 3 40% 5 50 I side-oats ama _
1 hln ed brome ammus abalus 224 200 1 $73% BA0[ Amenlan sbukhrass BeUnnannia syriga_rn_+,_e ) 1 se 1 SD 3.12% 27 60 !blue tame Boufaloua cu airs du 0.76 0.68 161" 10:D I I
b I I
'Due' nl Gelema rostis canedensis 0 OT 0 O6 I 0.18%' 6 40' h' ed Drains 8romus evums 1 68 7 50 3 40% 6 DS: (NaDrt'a brome eromus Mama+
slender ufleat ass Emus mach caulus 112 t W i 2 85% 253 rlotltlm wild EI nws canadens!s 4.4fi 4 OD 9--O- 7 64 .noddin w;Id e E us cenaderrsrs o.68 /50 136t% 2.86 1 - I 6U'RUIN
___B L_ .._ _ _,..__�__..__ L. _ _ __. _.-
i V1 vies wild a Emus vi icus 1 68 1 50 4.28% 2.31 s1e,Wer wheat rass EI rut trend solos - 4 48 400 9.10% 10 15- "slender wheat rass E us Mach solos t 32 i t8 10 76x 3 00 I l I I 1 t swdch rass Panieum v atom 0 43 0.38: 1 07% 1 93 Virginia v w a E! rus v! rrrkvs ! 2.80 2.50 5.67% 3.BS` une rass KOelena macranrhe 0.46 0.41 3
;Imvl bWeprass Poe palustns 109 106 i 3 03%! 50 7D f rass Panicum vi arum I 045 040 0 81% 205 little bluestem ScfuzacD rium sec um 1 69 1 51 13 70% a 30
tnd+an grass So estrum nurans 0,13 012 0.36%; 055! fowl due rays Poe krsfds - 1 79 1.60 3-64% 76 50 I I Sand dt bolut tandrus 0.25 0 22 1 99% 16.00 ) I I I (I I I I
prairie cordprecs .SparMna pecbnafa 043 036 t O7X D.91 Irdian rass asrnan nurems ISO 1 S0 3.4095 6 60 airie tlro send S mbdus hemrde 0.29 0 26 2 32% i 50 9 53 fi.25! 24.29% a0,78 l Total Gra . 20,14 ISM 42.03% 145.91 i Total Grasses 8.07 7.20 fi5,28% 75.04
I awl.tmled sedge _ Carex,¢hpata ___ I 028 025 071^6 3.10' marsh mlkweed Ascl as rncarnMa S 0.07 0.06 0.13% 0.101 Itwlterf�mOkweed Ascle 's hrbaf0.5a _ 007 006 052% 009 I I I i Corner �� �� Interior
. . _ alai Grasses _.... _...._ __.. _..__
1 dark teen buhush us afmvaens 021 O19J 0.54% 3170 a le raise clover Dabo Puree 0.10 0.09 021% 0.50i whorled milkweed Asde as vodlc+Haro 0.01 Dal 011% 0.051 I I I I I I I
wad rass Su s c anus 0.56 0 06 0 t 8%- 39 00 1 Canada lick Uefad D63modrum canadehae 0.10 0.DO D.21% 0.19+ 'bird's loon s Coro Mmala 0 O6 0 05 D 50% 0.20 I I I I I I I I f I Total Sedges and Rushes 0.66 0.30 tA3%: 73.fi0 oxK Halia s+s bWianrhoin4,a. - 0.10 0.09 0.20% 020 j wh4e .tie clever Data wrd'da 0 70 0 D9 0 50% D 60 I I I l0'/5'DdN I I I
I Canada anemone Anemone cerudensu 008 0.071 0 t9% 020 1 black-eyed susan Rudbealda hero �- - -=- 1 0.08 0.07 0.17% 2.49 ! nine clue, Daii- ,rea 0 17 0 15 1 32% 0 00 I I I
L 1
i marsh milkweed Axle meama:a 0,12 011 i 0]2%- 420` Dlue vervan -ponohaswra 0.11 0.10 0.23% 3.50 i lox a Hebo sholianrno:des 0.07 Tim 051% 013 b T laa be articks adens h-dosa 0 12 0 1/ D 31% 0.20 ._ - ._.-__...y.__. _.-,Total Farbs�__a_fib _0_S0,__-_1 15% 8.9R. round4,eaded bush Uover La za ra'!a!a 0.03 O.OJ 0.3i% 0.10' - J I I _ _-
1'"SF L'Agf I
Doa1Rn vie umbelMfB 0D7 O DB 1 0 17%1 1 SO i Oarsw wi^ter wheal see rgf4 al
s Bat-! ed aster '
ltetl Joe a weed Euuoch%um meculafum _-0 07 0 ix 018% _ 2 19 f �9'^"'^4 of list for a,ns a
mugh 1 star ra 0.02 0.02 0.17% O.t1
_TRIANIA-_._ _. nxomnendeddales' 2802! 25.00 56.82% 11.14 1 doDatl aan Liatrcs nerota 0.02 002 023% 0.06 _
.autumn sneezeweed Helemum atRumnale O15 0.13 036% 59T M star lE
-� Total Cover Cra 2d.02 25.00 56.82% i t.i/r 1 Wild bergamot Mdnards Bstubsa 0 03 0.03 0 30% 0.85
-obedient tail Pit sosl raw mana 0 08 0 07 1 0 21%• 0 30
I tall cobeflower Rudbecba Tacimala 0 08 0 07 0.21%• 0 37 - - -- ---- --_ _-_ __ -..l, horse I Alarrarda urluata 0 02 0 02 0 22% 0 80 7oroh:1 49.32 14,00 700.00% 1fi4,06 min SIDE WAt K
SLOE WALK
1 Purpoae� Temporanty flooded swales m egncultural settings. - - - f still nrod O' neuron idum 0 07 006 0 59% 0.98 t New land aster S hum mvao-er, +ae 0 08 0 07; 0 t8?9 1.56 I 1 lar e-Mwered beard t ue -enslemw, mrMr9orus QOS 0 01 0 35% 0.20 ,Dlue vervain Verbena hosts, 0.06 005 0.15% 1.85; Planting Area: Tallgrass Aspen Parklands Prase Parkland and Eastern Broadleaf Forest ! ' 30'SF iBACK ------t i 5'OPT SET
I gold"alexanders Zara aurea 022 020 D 56%: O 79 Provinces Mn!DOT Districts 2(weV),3W 4,Metro,E.7 S 8 ! 1 Work eyed&{son_ _ RudDecda nine-„-____._, -, _D 10__,.....0 09_1_..,0.96?5 3 20 ! r RL1N 90I.
i..--a Idertrod saad anemarans 0.01 o01 0141U -- 1.AS SU'U.C, -P lP St OFVµ K;
TofalForbs _ 1.72 1.00 2.0.5% 13.13
1 Oats a unmet wheal(see note at I SympAydncAum
HACK OF CUHH I
!beg.ning of list Tor E 1 skyPlue,aster oolenfa anse 0.01 001 1�7.491
O6% 0.20
` I i sit aster S ofncmrm sedceum Q02 O 0216% 0.20
recommended dales 2802 25 DO 1 7143% _t-L 14� QU �u 1 60'ROW
"_- ':bracted defwod Tradescanha tuecleara 0.01 0 0112% 0.05 \ /Total Cover C 28.02 23.00 71.13%: 11.14; j heanJeaved alexantlers Zma sclera 0.02 0.022t% 0 10 l tV0
......._.__ roF_. ______
Totals: 3921 35.00. 100.00X. 180.65 Tobl ForDs OJ30 0.80 40,to
'Purpose: Starmwaler pond edges.Temporarily flooded dry ponds,and temporardy To
or winter wheat see note at -_ - r RONI BLtf.-_-
i flooded ditch bottoms j ( I
beginning of list to, I 1 - -Planting Area: Tagglasa Aspen Parklands.Praise Pandand,and Eastern&^atlleat Forest i E recommended dates) 3.36 3 W 27 Z3% 1,33 I I I I
I- r
ProWrlces MNDOT D1str>ds 2(west),38,4,Metro,6,7 b 8 Total Cc~Crop 3.34 3.00 27.23% 1.33 NOTES: 1 I I I I I I
Totals: 12.33 11.00 100.00x 36.75 f I 1 1 I I I t l 11
I Purpose: Regional dry prams reconstruction for weuand mtigatton,ecological 1, TIMING OF PLANT INSTALLATION VALE BE DEPENDENT UPON SEASON AND PLANT
restoralan,aeonsembon ram tans s i AVAB.AEDUTY,
Planting Area; Eastam Smadleaf Forest Province excludirig Hardwood H1fls subsection
MrVDOT Districts Metro d 6. 2, ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS,
3 NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN
COMPLETED IN THE IMMEDIATE AREA-
4. TREES INSTALLED ON FRONTS OF INOIMOUAL LOTS SHALE BE PLANTED IN A LOCATION
THAT DOES NOT INTERFERE WITH CURBSTOPS.INDIVIDUAL SEWER h WATER CONNECTIONS,
OR DRIVEWAY LOCATIONS.
Call 48 Hours before digging:
811 or caN811.com
Common Ground Allionce
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Station #1 Station #2
3510 Laverne Ave. No. 4259 Jamaca Ave. No.
Lake Elmo, MN 55042 �I DEPT.
�P� Lake Elmo, MN. 55042
651-770-5006 651-779-8882
LAKE ELMO FIRE DEPARTMENT
December 22, 2015
Per my review of the drawings for Savonna 41h Addition, following is a list of items to be addressed moving
forward:
• Make adjustment to hydrant locations per markups on drawings.
• Confirm that street naming sequence follows guidelines. Difficult to see on drawings of only this
addition. Roads may be existing or new (unknown), but my concern relates to "JU" street being west of
"JA" street, as well as others. I understand some of these roads "meander" and may be predetermined,
but this needs to be verified.
Sincerely,
Greg Malmquist, Fire Chief
"Proudly Serving Neighbors & Friends"