HomeMy WebLinkAboutPlanning Commission Pakcet Village Preserve 2nd Ti q:: an, OP PLANNING COMMISSION
LAKE ELMO DATE: APRIL 11,2016
AGENDA ITEM: 5A
CASE#2016-08
ITEM: Village Preserve 2nd Addition Final Plat
SUBMITTED BY: Stephen Wensman, Planning Director
REVIEWED BY: Emily Becker, City Planner
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Stephen Mastey,Landscape Architecture,Inc.
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider an application for a Final Platt submitted by
GWSA Land Development, LLC. The Final Plat application represents the second phase of the
Village Preserve residential development and includes 45 single family residential lots. The
proposed project is located on the east side of Inwood Ave,north of 5'h Street, and south of 10''
Street. Staff is recommending the Planning Commission recommend approval of the Village Preserve
2nd Addition Final Plat subject to compliance with XX conditions as noted in this report.
GENERAL INFORMATION
Applicant: GWSA Land Development, LLC (Craig Allen); 10850 Old County Road 15,
Suite 200, Plymouth, MN 55441
Property Owners: GWSA Land Development, LLC (Craig Allen); 10850 Old County Road 15,
Suite 200, Plymouth, MN 55441
Location: Outlot C, Village Preserve, PID Number: 12.029.21.33.0050.
Request: Application for a Final Plat for the 2nd Addition of the Village Preserve
residential subdivision. The Final Plat(2od Addition of Village Preserve) includes
45 single family lots and .13 outlot for a trail corridor.
Existing Land Use and Zoning: Undeveloped outlot. Current Zoning: LDR-Urban Low
Density Residential
Surrounding Land Use and Zoning: North—vacant/agricultural land(likely flood plain); west—
agricultural land, guided for Village Urban Low Density
Residential(V-LDR); south—vacant land guided for Village
Mixed-Use(VMX); east—vacant/agricultural land guided for
Village Medium Density Residential (V-MDR) and planned for
Wildflower at Lake Elmo planned residential development
Coniprehensive Plan: Village Urban Medium Density Residential (2.5 —4.99 units per
acre).
BUSINESS ITEM 5a—ACTION ITEM
2
Histoiy: Sketch Plan review by Planning Commission on 3/10/14. Sketch Plan review by the
Park Commission on 3/17/14. The Village Preserve Preliminary Plat was approved
by the City Council on 7/15/14(Resolution#2014-59). Park Plan reviewed by Park
Commission on 4/20/15.Village Preserve Final plat reviewed by City Council on
515115 (Resolution 2015-32).
Deadline.for Action: Application Complete—3/7/2016
60 Day Deadline—5/6/16
Extension Letter Mailed—N/A
120 Day Deadline—N/A
Applicable Regulations: Chapter 153 —Subdivision Regulations
Article 10—Urban Residential Districts (LDR)
§150.270 Storm Water,Erosion, and Sediment
REQUEST DETAILS
The City of Lake Elmo has received a request from GWSA Land Development,LLC for a Final Plat
to subdivide 14.19 acres of land located within the northern portion of the Village Planning Area.
The Final Plat would represent the second and final phase of the Village Preserve residential
subdivision and include 45 single family lots, a .13 acre outlot for a trail,and 2.38 acres of public
right-of-way. The proposed plat is located on the east side of Lake Elmo Avenue(CASH17),
approximately 525 feet north of 39`h Street North, and immediately west of the planned Wildflower
at Lake Elmo residential development.
The Village Preserve preliminary plat was approved in July 15, 2014. The developer has built homes
in the western half of the site of the site in the first phase. The developer mass graded the site at that
time, and installed city sanitary sewer and water in the first phase.The public utilities will be
extended from the 151 phase into the 2"d phase after final approval and a signed developers agreement.
The second phase lots will have a minimum lot size of 65 feet. The smallest lot will have a lot size
of 8,459 sq. ft. and the largest, 12,246, with an average lot area of 11,295. The net density will be 3.2
units per acre, and 2.5 units per acre for the entire subdivision,phases one and two. The grading of
the park and the trail construction will be completed with this second phase of development. The
applicant has submitted detailed construction plans related to sanitary sewer,water main, storm
sewer, grading, drainage,landscaping, and other details that have been reviewed by the City
Engineer,Fire Chief and Landscape Consultant. The landscaping plan for the second phase was
approved with the I`Addition final construction plans. No irrigation plans have been approved for
either phase.
The City's subdivision ordinance establishes the procedure for obtaining final subdivision approval,
in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As
long as the final plat is consistent with the preliminary approval, it must be approved by the City.
The City's approval of the Village Preserve Preliminary Plat included 13 conditions that the
developer is required to comply with. The developer's compliance with these conditions are
addressed in the "Review and Analysis" section below. Staff has reviewed the final plat and found
that it is consistent with the preliminary plat that was approved by the City on July 15, 2014. The
street names for the development were established with the final plat of the first phase, however,the
Fire Chief has requested a street name change. Staff is recommending that Lady Slipper Circle N. be
changed to 41" Street Circle N.
BUSINESS ITEM 5a - ACTION ITEM
3
City Staff have reviewed the final plat, and their comments are attached to this report. Although
there are some additional revisions and additions necessary for the Final Plat and final construction
plans that need to be addressed by the applicant, the revisions can be made before the City releases
the final plat for recording. Staff is recommending that all revisions and modifications noted within
the City Engineer's review memorandum date 3/28/16 be completed prior to the release of Final Plat
for recording as a condition of approval.
FINAL PLAT REVIEW AND ANALYSIS
The preliminary plat for Village Preserve was approved with several conditions, which are indicated
below along with Staff s comments on the status of each. For those items and issues that are not
directly addressed below, Staff has provided additional comments following the preliminary plat
conditions list. Staff is recommending approval of the final plat,but with additional conditions
intended to address the outstanding issues that will require additional review and/or documentation.
Preliminary Plat Conditions—With Staff Update Comments (updated information in bold
italics):
1) Within six months of preliminary plat approval,the applicant shall complete the following:
a. The applicant shall provide adequate title evidence satisfactory to the City Attorney.
The applicant has provided a warranty deed conveying the property from Schiligen
Farms,Inc to GWSA Land Development,LLC. Title evidence has been provided to
the City Attorney prior to the plat being recorded.
b. 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. The engineers conditions have been met and the site has been mass graded
with the first phase.
2) The City Engineer shall review and approve all revised Preliminary Plans that are submitted
to the City in advance of Final Plat to satisfy Condition#1. The engineer has reviewed the
full final plat and final construction plan set for the entire Village Preserve site.
3) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City
standards and design requirements. This condition has been met.
4) All required modifications to the plans as requested by the City Engineer in a review letter
dated June 23, 2014 shall be incorporated into the plans prior to consideration of a Final Plat.
This condition has been met.
5) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site. The
applicant has obtained the necessary permit from Valley Branch Watershed District There
are several conditions that apply to the second phase.
6) Related to proposed storm water discharge to the north,the applicant must provide written
permission from the property owner of the parcel located immediately north of the proposed
BUSINESS ITEM 5a - ACTION ITEM
4
Village Preserve subdivision consenting to the discharge location, volume and rate(s) in
advance of submitting Final Plat. This condition has been completed.
7) The applicant shall be responsible for the submission of final plans and the construction of all
improvements within the Lake Elmo Avenue(CSAH 17)right-of-way as required by
Washington County and further described in the review letter received from the County dated
June 24, 2014. The applicants have submitted updated final plans for proposed
improvements on Lake Elmo Ave.,including turn lanes, to Washington County. The
improvements have not been completed and staff recommends that no building permits be
issued in the second phase until the turnlanes are installed and Washington County's
requirements have been complied with.
8) The Landscape Plan shall be updated per the recommendations of the City's Landscape
Consultant, describe in a memo dated 6/25/14. The final landscape plan was approved by
the City's Landscape Architect, with the exception of the irrigation plans for the]",phase.
9) The developer shall be required to submit an updated parkland dedication calculation in
advance of Final Plat to clarify the proposed amount of dedication being provided in the
Village Preserve Subdivision. For whatever amount of land the applicant is short of the
required parkland dedication amount,the applicant will either:
a. Subdivide the parcel under contract with Schiltgen Farms, Inc. and dedicate the land
being proposed for parkland dedication east of Reid Park; or
The applicant has deeded the City this land
b. Post an escrow in the amount equal to the fees in lieu of land dedication for the equal
market value of the remaining land dedication requirement for Village Preserve until
such time the land is dedicated east of Reid Park.
The applicant has deeded the City this land
10) Secondary access to the site must be provided as part of the 2nd phase of the Village Preserve
Subdivision. Said access must be included in the Final Plat and final construction documents
for the 2nd phase of the development. The secondary access will be completed with the 21"
phase of the development.
11)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. The site has been graded.
12)Application for Final Plat for the Village Preserve subdivision will not be accepted until
approved plans for the extension of sanitary sewer to the site have been accepted or ordered
by the City. This condition has been met.
13)All of the outlots within the Village Preserve Preliminary Plat that serve as parkland or storm
water management shall be dedicated to the City. This condition has been met.
BUSINESS ITEM 5a - ACTION ITEM
5
Staff is recommending that the conditions noted above that pertain to the Final Plat and that have not
yet been addressed by the applicant should be adopted with the Final Plat. The City Engineer's
review letter identifies several issues that need to be addressed by the developer in order for the City
to approve the final plans.However, the majority of these concerns are related to the construction
plans and should have limited bearing on the final plat. Staff is recommending that City Officials not
sign the final plat mylars until the City's construction plan review is finalized and applicable
conditions of approval are complied with.
Based on the above Staff report and analysis, Staff is recommending approval of the Final Plat with
several conditions intended to address the outstanding issues noted above and to further clarify the
City's expectations in order for the developer to proceed with the recording of the Final Plat.
The recommended conditions are as follows:
Recommended Conditions of Approval.
1) Final construction plans and specifications, shall be revised and approved along with other
comments complying with the City Engineer's memorandum dated 4/28/16 prior to the
release of the final plat for recording.
2) The applicant shall be responsible for the construction of all improvements within the Lake
Elmo Avenue(CSAH 17)right-of-way as required by Washington County and further
described in the review letter received from the County dated June 24, 2014, and that no
building permits be issued in the second phase until the turnlanes are installed and
Washington County's requirements have been complied with.
3) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall comply with the permit#2015-06 from Valley Branch Watershed
District.
4) Prior to the release of the Final Plat for recording, the Developer shall enter into a
Developer's Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
5) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the release of the Final Plat for recording.
6) All outlots to be owned by the City, all easements and all rights-of-way as requested by the
City Engineer and Public Works Department shall be documented on the Final Construction
Plans.
7) The developer shall provide fully executed temporary construction easements or property
owner permissions in a form acceptable the city Attorney that allow for the construction and
grading activities for all work off-site from the proposed Plat prior to releasing the Final Plat
for recording.
8) The street Lady Slipper Circle N. shall be changed to 41" Street Circle N. on the Village
Preserve 2nd Addition Plat prior to recording.
BUSINESS ITEM 5a - ACTION ITEM
6
9) All public improvements outside of the Village Preserve site needed to serve the residential
subdivision, including the facilities shared with Wildflower at Lake Elmo,must be
completed prior to issuance of building permits in the Village Preserve 2nd Addition.
10)Prior the release of building permits, the developer shall annex the Village Preserve 2nd
Addition into the Village Preserve Homeowners Association covenants.
H)That a City approved 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, prior to release of the final plat for recording.
12)That a Landscape and Irrigation License Agreement be executed for the maintenance of
commonly held HOA and City outlots and rights-of-ways prior release of the final plat by
City Officials.
13)That the Final Landscape Plan for Village Preserve 2nd Addition be submitted for
approval by the City, including irrigation plans for Village Preserve I"and 2nd Additions
per the requested of the City Landscape Consultant, documented in a memo dated
3/30/16. Approval shall be required prior to the release of Final Plat for recording.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Village Preserve 2"d Addition Final Plat:
1) That the Village Preserve 2"d Addition Final Plat is consistent with the Preliminary Plat as
approved by the City of Lake Elmo on 7/15/14.
2) That the Village Preserve 2"d Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
3) That the Village Preserve 2"d Addition Final Plat complies with the City's Urban Low
Density Residential zoning district.
4) That the Village Preserve 2"d Addition Final Plat complies with all other applicable zoning
requirements, including the City's landscaping,storm water, sediment and erosion control
and other ordinances, except as noted in this report or attachment thereof.
5) That the Village Preserve 2"d Addition Final Plat complies with the City's subdivision
ordinance.
6) That the Village Preserve 2"d Addition Final Plat is consistent with the City's engineering
standards with the exceptions noted by the City Engineer in his review comments to the City
dated 3/28/16.
BUSINESS ITEM 5a - ACTION ITEM
RECOMENDATION:
Staff is recommending approval of the Village Preserve 2nd Addition Final Plat with the 13
conditions of approval as listed in the Staff report. The suggested motion is the following:
"Move to recommend approval of the Village Preserve 2nd Addition Final Plat with the 13
conditions of approval as drafted by Staff based on the findings o f fact listed in the Staff Report."
ATTACHMENTS:
• Project Narrative
• Final Plat
• City Engineer Review Memorandums, dated 3/28/16
• Fire Chief Review Memorandum, dated 3/24/16
• Landscape Consultant Review Memorandum, dated 3/30/16
NOT ATTACHED BUT AVAILABLE UPON REQUEST:
• Final Construction Plans and Specifications
ORDER OF BUSINESS:
- Introduction....................................................................................... Planning Staff
- Report by Staff.................................................................................. Planning Staff
- Questions from the Commission............................Chair& Commission Members
- Discussion by the Commission ..............................Chair&Commission Members
- Action by the Commission.....................................Chair& Commission Members
BUSINESS ITEM 5a - ACTION ITEM
Village Preserve 2°d Addition
Development Narrative
March 3,2016
Developer Introduction:
GWSA LAND DEVELOPMENT,LLC.
Craig Allen
10850 Old County Road 15
Suite 200
Plymouth,Minnesota 55441
Telephone: 952-27OA473
Email: Craig@gonyeacompany.com
The developer is proposing the 2`x'Addition of Village Preserve,an addition of 45 single family homes
located on the east side of Lake Elmo Avenue(CASH17),approximately 525 feet north of 391h Street
North. The developer is requesting Final Plat for the remaining 45 single family homes in the 2nd
Addition on+/- 14.6 acres of the total +/-39.84. This proposed addition to Village Preserve will consist of
higher end single family homes. It is anticipated that these homes will range in price from$450,000 to
$750,000.The development is located in an area of Lake Elmo with easy access to the transportation
system. This will provide the future home owners a secluded place to live that is located within minutes
of all the amenities Lake Elmo has to offer with the regional facilities of the larger metropolitan area.
Village Preserve 2"°Addition
Development Team:
Civil Engineering,_Surveying&Land Planning
Sathre-Bergquist,Inc.
Robert S. Molstad,P.E.
David B.Pemberton,P.L.S.
150 South Broadway
Wayzata,Minnesota 55391
Telephone: 952-476-6000
Facsimile: 952-476-0104
Email:molstad:sathre.com
Email:pemberton(a,sathre.com
Wetland&Bioloaical Sciences
Kjolhaug Environmental Services
Melissa Barrett
26105 Wild Rose Lane
Shorewood,MN 55331
Telephone: 952-401-8 75 7
Email: Melissa Miolhau eg nv.com
Soil Sciences
Haugo GeoTechnical Services
Paul Haugo
13570 Grove Drive#278
Maple Grove,MN 55311
Telephone: (612) 554-4829
Email: p.haugo ,gmail.com
Property Ownership:
Village Preserve 2"d Addition consists of outlots C and H,See final plat for Village Preserve.
GWSA LAND DEVELOPMENT, LLC.
Craig Allen
10850 Old County Road 15
Suite 200
Plymouth,Minnesota 55441
Telephone: 952-270-4473
Email: Craig@gonyeacompany.com
Comprehensire.Plan,Zonin�,-,Density, & Fariances:
The planned Land Use is Village Urban Medium Density. On the Village Land Use Plan, the project site
is classified as Village Urban Medium Density(V-MDR).The density range for V-MDR is 2.5—4.99
units per acre. The attached final plat shows 45 single'family lots that are a minimum width of 65 feet.
The smallest lot area is L2B4—8,459 sf and the largest lot area is L4B I at 23,246 sf,with an average lot
area of 11,295 for the entire project.
Lake Elmo Zoning:
LDR District
Minimum Lot Area—8,000 square feet
Minimum Width 60 feet
Front Yard Setback—25 feet
Side Yard Setback—5 feet to garage and 10 feet to living space
Corner Yard Setback— 15 feet
Rear Yard Setback—20 feet
Densi :
Total Site(total unit count.91 lots)
Gross Site Area: 39,84 acres
Gross Density= 91/39.84=2.28 units per acre
CSAH 17 ROW: 2.27 acres
Open Space: 1.22 acres
Net Area: 39.84-2.27-1.22=36.35 acres
Net Density=91/36.35=2.50 units per acre
Variances—No variances are proposed.
A final plat lot area tabulation sheet for the 2nd Addition is in Appendix A of this narrative.
Site Analysis:
The site is bordered on the north and east by the proposed Wildflower at Lake Elmo development,a
Robert Engstrom Development. The site is bordered on the west by Lake Elmo Avenue and on the south
by future commercial properties.The primary access to the site will be via Lake Elmo Avenue with a
second access from 391'Street North via Layton Avenue North.
The site is currently graded as part of Village Preserve 1"Addition. Sanitary sewer was extended to the
site as part of the Village East Trunk Utility Improvement project. Watermain is located on site as part of
Village Preserve 1"Addition. Storm water will be managed and outlet from the site in accordance with
the City and Watershed requirements. The site is within the Valley Branch Watershed District. Minor
utilities(gas,electric,phone, and TV)will need to be extended to service the site.
The topography of the site is relatively flat on most of the site,940 to 945 along Lake Elmo Avenue and
sloping southeast to 938 at the south east corner. The highest elevations are in the northwest comer at+/-
955. There is an existing slope in the north central portion of the site that slopes from 940 down to 920.
There are no wetlands on the site.
The USDA Soil Survey of the project site indicates Antigo Silt Loams,Campia Silt Loams, and
Mahtomedi Loamy Sand.The soils that are present consist of mostly moderately well drained loams and
sandy loams with a moderate permeability.
Street Design:
Village Preserve proposes to have public streets;the public streets within the project would be 28' B-B,
with a sidewalk along one side of the street,within a 60' ROW. The cul-de-sacs will have a 45' radius to
the back of curb. All streets will be constructed to the City of Lake EImo standard street section.
Utility Services:
City sanitary sewer and water has been installed in the l"addition and will be continued in the 2nd
addition.
Site Gradi4 :
The mass site grading was completed in the Is' addition.
Storm water:
The storm water facilities proposed in Village Preserve 2nd Addition are illustrated on the enclosed plans.
Runoff from the site will be directed to storm sewer inlet locations,collected and conveyed to the
proposed treatment pond(s)and filtration area(s). The ponds and filtration areas will provide temporary
storage of storm water runoff,treatment of stone water and sediment removal. The storm water plan will
provide adequate treatment and storage to meet the City of Lake Elmo and the Valley Branch Watershed
District requirements.
Wetlands:
There are no wetlands on the site.
Traffic:
Village Preserve 2"1 Addition proposes one primary access point off of Lake Elmo Avenue and a
secondary street connection to 391h Street North via Layton Avenue North.
Traffic Generation—(anticipate 10 trips per day per home site)
Total Site: 91 Lots= 910 trips per day
2"'Addition: 45 Lots=450 trips per day
The additional traffic generated from this site is not anticipated to have a noticeable impact on the
existing traffic in the area and is on the lower end of the proposed Comprehensive Plan guiding.
Trail System:
Six-foot concrete sidewalks are proposed along residential streets within the site. In addition,there are
8.5 foot trails proposed to promote neighborhood connectivity as well as encourage and expand
pedestrian use of Downtown.
Park.
The neighborhood park grading and trails will be completed with the 2'addition of the development.The
developer is working with Robert Engstrom Companies and the Lake Elmo Park Commission on possible
park improvements.
Woodland Areas&Protection:
I. Introduction
A tree survey in accordance with City of Lake Elmo requirements has been completed for this site and
was submitted with the I"addition plans. The tree inventory plan is shown on the Erosion Control Plan.
Only 14 trees were identified,per the City requirements.
II.Tree Species,Distribution and Size:
The site has 318 caliper inches of significant trees,with 15 caliper inches of exempt trees for a net total of
303 caliper inches. The trees are located throughout the site. The species include Cherry,Maple,Box
Elder,Red Cedar and a few others. A table containing data on the trees,as well as a map which shows
tree location,species, size and condition,are shown in the preliminary plans,please see the Erosion
Control Plan.
Tree Removal&Restitution:
The Village Preserve development will impact approximately 61.4%of the significant trees on the site.
The development is over the allowable 30%threshold and a proposed replacement plan has been prepared
for the project.
Landscape Plan,Monuments, &Entrance:
This development will have a divided entry off of Lake Elmo Avenue and some small berming along
Lake Elmo Avenue. Many of the lots will have pond views or overlook views,due to the site topography.
The storm water pond and treatment areas will have landscaping to create unique water treatment
facilities for the proposed project. A custom entry monument will be constructed at the proposed
entrance(s). This will create a sense of luxury and livability for the new single family residents,while
providing safer access to the site.
Homeowner's Association and Restrictive Covenants:
The developer will prepare restrictive covenants and standards that will apply to this 91 lot project.The
restrictive covenants will be tailored to the developer's vision of the project. Each home will be required
to meet the specifies of building types,landscaping,and overall goals of the development.
A master HOA will be created for the Village Preserve project. This association will be in charge of the
monumentation,entrance,landscaping, and infiltration basins.The HOA will also be responsible for
maintenance issues within the subdivision. These may include special landscaping,mailboxes,signage,
and other common elements.
APPENDIX A:
Irllare Preserve 2"d Addition-Final Plat Lot Area Summalw
BLOCK 1 GROSS AREA WETLAND AREA NET AREA WIDTH(a),SETBACK
Lot 1 11,421 s.f. 0.26 acres 0 s.f. 11,421 s.f 0.26!acres 89.3 +/_ If.
Lot 2 13,330 s.f. 0.31 acres 0 s.f. 13,330 s.f. 0.31 acres' 80.8 +/- If.
Lot 3 14,864 s.f 0.34 acres 0 s.f. 14,864 1 s.f. 0.34!acres 80.8 +/- i If
Lot 4 23246 s.f 0.53 acres 0 s.f. 23,246 j s.f 0.53 acres 80.8
Lot 5 13,732 I s.f j 10.32 acres! 1 0 s.f. 13,732 s.f.i � 0.32{acres;! 80.2 +/_ If
Lot 6 17,640 I s.f! 1 0.40 acres 0 s.f. ;� 17,640 s.f !, 0.40 acres! 90.2
Lot? ' 13,898 ;s.f.I 10.32 acres 0 s.f. ! 13,898 s.f. 0.32 (acres 84.1 +/- 11f.
Lot 8 12,977 s.f.; 1 0.36 :acres 0 S. 12,977 's.f. j 0.30!acres _80.4
Lot 9 13,156 1 s.f.I 1 0.30 acres 0 s.f. ! I 13,156 I s.f.1 1 0.30 Iacres�1 81 +/_ ! If.
Total 134,264 s.f. 3.08 lacresj 0 s.f. 134,264 !s.f.! 3.08 !acres!
I j I i I i
BLOCK 2, GROSS AREA I WETLAND AREA NET AREA !WIDTH @ SETBACK.
Lot 1 I 11,667 s.f. 0.27 !acres 1 0 s.f. 1 11,667 1 s.f. 1 0.27_acres; 111 +/_ If.
Lot 2 ! . 12,035 1 s.f ! 0.28 !acres) ; 0 S.
1 12,035 ls.f.I ! 0.28!acres!i 114 +1- J IfTotal 23,702 's.f. ! 0.54 acres' I 0 I s.f. 1 I 23,702 I s.f.1 10.54 !acres' I
I _
!BLOCK 3j ' GROSS AREA I WETLAND AREA' NET AREA 1WIDTH SETBACK.
Lot 1 9,748 1s.f. 0.22 acres 0 I s.f. 9,748 s.f. 0.22 f acres! 1 75 +/_ 1 1f.
Lot 2 8,540 s.f. 0.20 acres 0 s.f. 8,540 s.f. 0.20!acres! i 65 +/_ ! If
Lot 3 9,965 s.f. 0.23 :acres; 0 s.f. 9,965 s.f 0.23 acres 65 +!- 1f.
Lot 11,240 s.f. 0.26 !acres' ! 0 s.f. 11,240 Is.f. 0.26 acres 65 +/_ If.
Lot 13,284 s.f.; . 0.30 !acres, 0 s.f. 13,284 s.f.', 10.30 acres 69.3 +/- 1.f.
Lot 6 8,719 s.f. 0,20 jacres! 0 s.f. 8,719 i s.f 0.20 acres 65.2 +/- 1.f.
Lot 7 ! 9,957 s.f. 0.23 !acres' 0 s.f 9,957 j s.f. 0.23 acres 65 +;- If.
Lot 8 11,070 s.f 0.25 acres' 0 s.f 11,070 !s.f. 10,25 jacres 65 +/_ I.f.
Total 82,523 ;s.f. ! 1,89 acres 0 ! s.f 1 82,523 !s.f.! 1.89 lacres
BLOCK 4 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK
Lot 1 10,917 's.f.I 0.25 acres 0 s.f. 10,017 s.f. 0.25 acres 81.2 +/- if
Lott 8,459 s.f.' 0.19 acres 0 s.f. 8,459 s.f. 0,19 acres 65.1 +/_ Lf
Lot 9,936 s.f 0.23 ,acres 0 s.f. 9,936 s.f 0.23 acres 65 +/_ IS
Lot 14,203 s.f. 0.33 acres' 0 s.f. 14,203 s.f. 0.33 acres 65 +/- l.f.
Lot 5 12,723 .s.f. 0.29 acres 0 s.f. 12,723 s.f. 0.29 acres 65.1 +/_ Lf.
Lot 6 15,411 s.f. 0.35 acres 0 s.f. 15,411 s.f. 0.35 'acres 65.5 +/_ l.f.
Lot 7 11,805 s.f 0.27 acres 0 s.f. 11,805 s.f. 0.27 acres 65.2 +/- 1.f.
Lot 8 11,701 s.f. 0.27 acres 0 s.f. 11,701 s.f. 0.27 acres' 84.4 +/_ Lf.
Lot 9 10,833 •s.f. 0.25 acres 0 s.f. 10,833 s.f. 0.25 acres 65 +/- Lf.
Lot 10 9,244 s.f. 0.21 jacres 0 s.f. 9,244 s.f 0.21 acres 65 +/- Lf
Lot 11 8,997 s.f I 0.21 lacres 0 s.f 8,997 s.f. 0.21 acres 65.2 +/_ l.f.
Lot 12 9,684 s.f. 0.22 acres 0 s.f 9,684 s.f. 0.22 acres' 65 +/_ 1f.
Lot 13 8,916 1 s.f. 1 0,20 lacres" 0 s.f. 8,916 s.f 0.20 acresi 65.1 +/_ If
Lot 14 10,466 s.f.' 1 0.24 l acres', 0 s.f. 10,466 s.f. 0.24 acres 87.5 +/- , l.f
Total 153,295 s.f 3.52 !acres' 0 s.f. 153,295 s.f 3.52 ,acres
i i 1
BLOCK 5 CROSS AREA ' WETLAND AREA NET AREA 'WIDTH @ SETBACK
Lot 1 10,306 I s.f.10.24 ,acres 0 s.f. 10,306 s.f. 0.24 acres 75.2 +/_ Lf
Lot 2 9,738 s.f. 0.22 acres 0 s.f. 9,738 s.f. 0.22 acres 89.8 +/. If
Lot 3 8,514 s.f. 0.20 ;acres! 0 s.f 8,514 s.f 0.20 acres 66.3 +/_ I f.
Lot 4 8,659 s.f 0.20 ;.acres' 0 s.f 8,659 s.f 0.20 acres 66 +/_ if
Lot 5 10,761 s.f. 0.25 acres 0 s.f 10,761 s.f. 0.25 acres 78.3 +/- if
Lot 6 10,805 :s.f.. 0.25 acres 0 s.f. 10,805 s.f 0.25 acres', 91.3 +/_ l.f.
Lot 7 9,473 s.f.j 0.22 !acres 0 s.f 9,473 s.f. 0.22 acres 70 +!- l.f.
Lot 8 9,296 s.f. ! 0.21 ;acres 0 s.f. 9,296 s.f. 0.21 ;acres, 70.5
Total 77,552 s.f. 1.78 acres!, 0 1 s.f. 77,552 s.f. 1.78 'acres!
BLOCK 6: 1 GROSS AREA WETLAND AREA , NET AREA WIDTH Cu)SETBACK.
Lot 1 10,954 s.f. 0.25 ,acres! 1 0 s.f. 10,954 s.f. 0.25 'acres) j 65.1 1 +/_ ! Lf.
Lot 2 9,014 's.f j 0.21 lacres. 0 s.f. 9,014 s.f.' 0.21 acres' I 65 +!- Lf.
Lot 3 8,510 s.f. 0.20 lacres, 0 s.f. 8,510 s.f. 0.20:acres; 65 +/- i Lf.
Lot 4 10,213 1 s.f. 0.23 ;acres! ! 0 s.f. 10,213 s.f. 0.23 'acres! 79.9
Total 38,691 j s.f. 0.89 jacres) 0 s.f. 38,691 s.f. 0.89 acres)
� I l
OUTLOT' CROSS AREA IWETLAND AREA NET AREA jWIDTH @ SETBACK
A 5,494 ;s.f 0.13 lacres, 0 s.f. 5,494 s.f. 0.13 lacres! ! 0 +/- Lf.
Total 5,494 s.f. 10,13 ;acres 0 s.f. 5,494 s.f. 0.13 acres'
R/W GROSS AREA I WETLAND AREA NET AREA WIDTH @ SETBACK
103,879 's.f 2.38 acres: 0 s.f 103,879 s.f. 2.38 acres' 0 +/- Lf.
I
TOTAL GROSS AREA WETLAND AREA NET AREA
619,400 s.f.11 14.22 acres 0 ' s.f. 619,400 s.f 14.22 acres
From: Craia(d)aonyeacomoany.com
To: Emily Becker
Cc: Stephen Wensman
Subject: RE: Final Plat Application-Village Preserve 2nd Addition
Date: Tuesday,March 15,2016 3:15:10 PM
Attachments: Village Preserve 2nd-Final Plat Narrative 031516.docx
Hi Emily—When going through your questions, I noticed a small typo in the Final Plat Narrative. We
had 14.6 acres as the area of the second phase and it's 14.19. 1 made the correction and attached
an updated narrative.
Bullets Addressed in order:
- 2.87 acres(1.575 acres for Phase 1 and 1.293 for Phase 2) were required for the entire
development and that was deeded to the City from our property adjacent to Reid Park when
we filed our final plat for Phase 1. 1 will send the Alta and deeds in a separate email. In section
22 of the Phase 1 developer's agreement, it gives the approved appraisal value ($82,831) of the
land dedicated. Calculations for Phase 2:
Gross Area: 14.19 acres
Park Dedication Amount: 1.42 acres
Trail Corridor: .126 acres
Park Dedication Requirement: 1.29 acres
The proposed area calculations for all dedicated ROW is listed in Appendix A of the Final Plat
Narrative (2.38 acres)
Density for Phase 2. Phase 1 and Phase 2 Net Density came to 2.50. Calculations for all phases
below (rounded):
All Phases:
Gross Area: 39.84 ac
Lake Elmo Ave: 02.27 ac
Trail Corridor 1: 00.31 ac
Trail Corridor 2: 00.36 ac
Park: 00.55 ac
Net: 36.35 ac
Net Density: 91/36.35= 2.50
Phase 1:
Gross Area: 25.64 ac
Lake Elmo Ave: 02.27 ac
Trail Corridor 1: 00.19 ac
Trail Corridor 2: 00.36 ac
Park: 00.55 ac
Net: 22.27 ac
Net Density: 46/22.27 = 2.07
Phase 2:
Gross Area: 14.19 ac
Lake Elmo Ave: 00.00 ac
Trail Corridor 1: 00.13 ac
Trail Corridor 2: 00.00 ac
Park: 00.00 ac
Net: 14.06 ac
Net Density: 45/14.06 =3.20
- All issues were addressed in the Preliminary Plat stage. We basically had the entire
development ready for Final Plat before we submitted for Phase 1 Final Plat.
The landscaping plan for the entire development was completed for Preliminary Plat. I can
submit that plan, however, we're working with Wildflower on a few changes to our joint
property line that may result in a few changes—not in tree totals, but placement. When
finalized,we will submit to the City landscape architect for approval. Let me know if you want
what we have for now or wait for final.
Thanks,
Craig Allen
Craig Allen
10850 Old County Road 15
Suite 200
Plymouth,MN 55441
Cell:952-270-4473
craigffi)eonyeacomoanv.com
From: Emily Becker [mailto:EBecker@lakeelmo.org]
Sent: Monday, March 14,2016 12:25 PM
To:Craig@gonyeacompany.com
Cc:Stephen Wensman<SWensman@lakeelmo.org>
Subject:Final Plat Application-Village Preserve 2nd Addition
Hi Craig,
Upon preliminary review of your final plat application for Village Preserve 2"d Addition,we are
missing the following items:
• Final exact area calculations of parks,trails, &any other dedicated public open space; and
estimated values of all dedicated land and improvement(trails, park equipment,sports fields,etc)
of the 2nd addition only
• Final proposed area calculations for all dedicated right-of-ways of the 2nd addition only
• A statement showing the final density of the project with method of calculating said density
show of the 2nd addition only
• An explanation of how issues have been addressed since the Preliminary Plat phase of the
development
• Landscaping plan
We are awaiting comments from engineering. In the meantime, please submit the items above.
Please let me know if you have questions.
Emily Becker
City Plamm-
Cite of l akc 1?lnio
6J)I-717-;391 2
cJ�cc I:crC?�lakcc hi i c�.�>rg
T)11- CITY OF
LAKE ELMO
VILLAGE PRESERVE 1st & 2nd ADDITIONS
LAKE ELMO, MN
LANDSCAPE ARCHITECTURAL DESIGN REVIEW MEMO DATED MARCH 30T", 2016
LAST REVIEWED PLAN SET DATED FEBRUARY 24T", 2015
(15T ADDITION LANDSCAPE PLAN)
Outstanding Action Items by Village Preserve I sT Addition by Project Team
1. Village Preserve Project Team to provide landscape irrigation plans for all
commonly held HOA & City R.O.W. areas for submittal / city review.
Project Update on Village Preserve 2"D Addition
2. We checked in with Project Landscape Architect 03 29 2016. Phase 2
Landscape Plans are in process and have not yet been submitted to
Developer.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
DIRECTOR OF DESIGN
2350 BAYLESS P LACE• ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
WSW 2.01XI.OS
p
ya
OC s
it
0
p ut�
R $may
l l
dr lk
:riWw
�i d,
gin
It
00,9
'Ile
N
N
Nkff
vO 'T ---------------
w 3�v Ain
u
CIA
5N
�l M3 3.1
F)
3
It
51
Z
Lj
CY
U,
CA
LU
GO OD M.09.ZI.DON
0 q
40 AL J
U)
q IS Al
V9 L-PILC'-2 0,11--S--1 C2
-N
4.1
-�A
fkt
r's
3r.
Qr
.T i�U0, 15 oma
00 Cut I
V&
3W
0 A -.
X4
AL
_3 A�.cek 0
L j 7
K.GZ,IO.ZS-co
re
11-0
co
Station #1 Station #2
3510 Laverne Ave. No. 4259 Jamaca Ave. No.
Lake Elmo, MN 55042 �. Lake Elmo, MN. 55042
651-770-5006 i.IT i �DEPT. 651-779-8882
LAKE ELMO FIRE DEPARTMENT
March 24, 2016
After review of the VILLAGE PRESERVE SECOND ADDITION, I haver the following comments.
• Spacing and locations of fire hydrants meets requirements.
• Ensure road widths are in compliance and address no parking if neded to ensure access for emergency
vehicles.
• I am concerned with the naming of LADY SLIPPER CIRCLE NO.. It is an East/West road, directly in
line with 4151 Street No. I would recommend the continuation of 41" Street No.
Reviewed by
Greg Malmquist, Eire Chief
"Proudly Serving Neighbors & Friends"
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: March 28,2016 Chad Isakson,P.E. 651.300.4283
To: Stephen Wensman,City Planner Re: Village Preserve 2"d Addition—Final Plat
Cc: Chad Isakson, P.E., Municipal Engineer Engineering Review Comments
From: Jack Griffin, P.E.,City Engineer
An engineering review has been completed for the Village Preserve 2"d Addition development. Final Plat/Final
Construction Plans were received on February 23, 2016. The submittal consisted of the following documentation
prepared by Sathre-Bergquist, Inc.,or as noted:
• Village Preserve Phase 2 Final Plat, not dated.
• Village Preserve 2nd Final Plat Narrative.
• Village Preserve 2nd Addition Specifications dated February 22, 2016.
• Village Preserve 2nd Addition Construction Plans dated February 9, 2016.
STATUS/FINDINGS: 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:VILLAGE PRESERVE 2ND ADDITION
• Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated March 28, 2016.
• Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual using City details, plan notes and specifications and meeting City Engineering
Design Guidelines.
• All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
• All Outlots to be owned by the City, all easements and all right-of-way as requested by the City Engineer
and Public Works department shall be documented on the Final Construction Plans.
• Final Plat should be contingent upon the City receiving copies of fully executed temporary construction
easements or property owner permissions in a form acceptable to the City Attorney that allows for the
construction and grading activities for all work off-site from the proposed Plat limits.
• All public improvements outside of the Village Preserve site needed to serve the residential subdivision,
including the facilities shared with the Wildflower at Lake Elmo development, must be completed prior to
the issuance of building permits in the Village Preserve 2nd Addition residential subdivision.
FINAL CONSTRUCTION PLANS &SPECIFICATIONS
• No construction for Village Preserve 2"d Addition may begin until the applicant has received City Engineer
approval for the Final Construction Plans; the applicant has obtained and submitted to the City all
PAGE 1 of 2
applicable permits, easements and permissions needed for the project; and a preconstruction meeting has
been held by the City's engineering department.
• No construction for Village Preserve 2nd Addition may begin until there is resolution in regards to the
Village Preserve As-built grading for Ponds 3N and 4N. Per email correspondence dated March 3 and
March 8, 2016, pond 3N and 4N grading must be corrected to be within City standard grading tolerances;
or a revised Stormwater Management Plan must be prepared and approved by the City and the VBWD.
• The Final Plat shall not be recorded until final construction plan approval is granted.
• A separate memorandum will be provided to direct additional plan corrections necessary for final
construction plan approval.
PAGE 2 of 2