Loading...
HomeMy WebLinkAbout#18 Council Memo Boulder Ponds 2nd Final Plat and PUDMAYOR AND COUNCIL COMMUNICATION DATE: 5/17/16 CONSENT ITEM #: 18 MOTION AGENDA ITEM: Boulder Ponds 2nd Addition Final PUD and Final Plat SUBMITTED BY: Stephen Wensman, Planning Director REVIEWED BY: Emily Becker, City Planner Jack Griffin, City Engineer BACKGROUND: OP4 Boulder Ponds, LLC is requesting approval of Boulder Ponds 2nd Addition Final PUD and Final Plat, the second phase of the Boulder Ponds residential development. The Planning Commission reviewed the Final PUD and Final Plat on April 25, 2016 and recommended approval with eight conditions. ISSUE BEFORE COUNCIL: Approval of the Final PUD and Final Plat of Boulder Ponds 2nd Addition. PROPOSAL DETAILS/ANALYSIS: The Planning Commission recommended approval of the Boulder Ponds 2nd Addition Final PUD and Final Plat with eight conditions. Since the Planning Commission review, OP4 Boulder Ponds has received approval for both Boulder Ponds and Boulder Ponds 2nd Addition landscape plans. The irrigation plans for Boulder Ponds 2nd Addition are still being reviewed. The Developer is currently reviewing the Landscape Maintenance and License Agreement, also a condition of Final Plat. The Developer has provided evidence to the City Attorney that it has a fee interest in the Plat. Evidence of Watershed approval and compliance with conditions has been met. There is no work to be performed within the BP pipeline area. As a result, the related conditions have been removed from the attached resolution of approval. Staff is recommending approval of Boulder Ponds 2ND Addition Final Plat and Final PUD Plan based on the following findings: 1) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. City Council Meeting May 17, 2016 Consent Agenda Item #__ 2 3) That the Boulder Ponds 2nd Addition Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans. 4) That the Boulder Ponds 2nd 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 Boulder Ponds 2nd Addition Final Plat complies with the City’s subdivision ordinance. FISCAL IMPACT: The City will be asked to review a developer’s agreement as a separate agenda item. The agreement will include a detailed accounting of any development costs that will be the responsibility of the City. OPTIONS: The Boulder Ponds 2nd Addition Final PUD and Final Plat are consistent with the Preliminary Plat approval and should be approved by the City Council. RECOMMENDATION: Staff and the Planning Commission recommend approval with the following motion: “move to approve Resolution 2016-41 approving the Final PUD and Final Plat for Boulder Ponds 2nd Addition with 5 conditions” 1 Resolution 2016-41 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2016-41 A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR THE BOULDER PONDS 2ND ADDITION PLANNED RESIDENTIAL DEVELOPMENT WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Boulder Ponds OP4, LLC, 11455 Viking Drive, Suite 350, Eden Prairie, MN has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final PUD Plan for the Boulder Ponds 2nd residential development, a copy of which is on file in the City of Lake Elmo Community Development Department; and WHEREAS, the City approved the Boulder Ponds PUD General Concept Plan on December 17, 2013; and WHEREAS, the City approved the Boulder Ponds Preliminary Plat and Preliminary PUD Plan on September 16, 2014; and WHEREAS, the proposed Boulder Ponds 2nd Final Plat and Final PUD Plan includes 18 single family residential lots within a planned development on Outlot H, Boulder Ponds in Stage 1 of the I-94 Corridor Planning Area; and WHEREAS, the Lake Elmo Planning Commission reviewed the Final Plat and Final PUD Plans on April 25, 2016; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Final Plat and Final PUD Plan subject to 8 conditions of approval; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Final Plat and Final PUD Plan as part of a memorandum to the City Council for the May 17, 2016 Council Meeting; and WHEREAS, the Developer has complied with three of the eight conditions prior to City Council review; and WHEREAS, the City Council reviewed the Boulder Ponds 2nd Final Plat and Final PUD Plan at its meeting held on May 17, 2016 and made the following findings of fact: 1) That the Boulder Ponds Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2 Resolution 2016-41 2) That the Boulder Ponds Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3) That the Boulder Ponds Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans. 4) That the Boulder Ponds 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 Boulder Ponds 2nd Addition Final Plat complies with the City’s subdivision ordinance. 6) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7) That the Boulder Ponds 2nd 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 April 21, 2016. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Boulder Ponds Final Plat and Final PUD Plan subject to the following conditions: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in a memo dated 4/21/16 shall be incorporated into these documents before prior to signing the Plat for recording. 2) 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. 3) The Final Irrigation Plan shall be submitted for review and approval by the City Landscape Architect Consultant prior to the release of building permits. 4) The applicant shall provide a complete development lot book for all lots in Phase 2 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 5) That a Landscape and Irrigation License Agreement be executed for the maintenance of commonly held CIC and City outlots and rights-of-ways prior release of the final plat for recording. 3 Resolution 2016-41 Passed and duly adopted this 17st day of May, 2016 by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk BUSINESS ITEM 5a – ACTION ITEM PLANNING COMMISSION DATE: APRIL 25, 2016 AGENDA ITEM: 5A– BUSINESS ITEM CASE # 2016-07 ITEM: Boulder Ponds 2nd Addition – Final Plat, Final PUD Plan SUBMITTED BY: Stephen Wensman, Planning Director REVIEWED BY: Emily Becker, City Planner Jack Griffin, City Engineer South Washington Watershed District Greg Malmquist, Fire Chief SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider an application for a Final Plat, Final PUD Plan submitted by OP4 Boulder Ponds, LLC. The Final Plat application represents the second phase of the Boulder Ponds residential development and includes 18 single family residential lots. The proposed project is located north of Hudson Blvd. N., east of the Eagle Point Business Park and south of the Stonegate subdivision. Staff is recommending approval of the of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan subject to compliance with 8 conditions as noted in this report. GENERAL INFORMATION Applicant: OP4 Boulder Ponds, LLC (Deb Ridgeway), 11455 Viking Drive, Suite 350, Eden Prairie, MN 55344. Property Owners: OP4 Boulder Ponds, LLC (Deb Ridgeway), 11455 Viking Drive, Suite 350, Eden Prairie, MN 55344 and Bremer Bank (Kathleen Tucci) 8555 Eagle Point Blvd., PO Box 1000, Lake Elmo. Location: Outlot H, Boulder Ponds, PID # 34.029.21.32.0035 Request: Application for Final Plat and Final Planned Unit Development (PUD) Plan for the 2nd phase of the Boulder Ponds planned development which includes 18 single family lots. Existing Land Use and Zoning: LDR (PUD) - Urban Low Density Residential Planned Unit Development. Surrounding Land Use and Zoning: North –Stonegate Residential Estates (RE) subdivision; west – Eagle Point Business Park (Bremer Bank, Eagle Point Town Office Condos, High Pointe Medical Campus, vacant land) (BP); east – Lennar Savona Urban Low Density Residential (LDR) subdivision; south – vacant land guided for Commercial and Interstate Highway 94. 2 BUSINESS ITEM 5a – ACTION ITEM Comprehensive Plan: Urban Medium Density Residential (4.5-7.0 units per acre), History: Boulder Ponds General Concept Plan approved by the City on 12/17/13 (Resolution #2013-109). Boulder Ponds Preliminary Plat and Preliminary PUD Plan approved by the City on 9/16/14 (Resolution #2014-73). The first phase Boulder Ponds Final Plat and Final PUD was approved on April 21, 2015 Deadline for Action: Application Complete – 3/21/16 60 Day Deadline –5/20/16 Extension Letter Mailed – N/A 120 Day Deadline – N/A Applicable Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) Article 16 – Planned Unit Development Regulations §150.270 Storm Water, Erosion, and Sediment REQUEST DETAILS The City of Lake Elmo has received a request from OP4 Boulder Ponds, LLC for a Final Plat and Final PUD Plan to subdivide Oulot H, Boulder Ponds, 5.07 acres, into 18 single family (detached Villa) lots on a cul-de-sac as guided by the approved Preliminary PUD Plan. The applicant has submitted detailed construction plans for 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 City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. Please note that the City’s approval of the Boulder Ponds Preliminary Plat included 13 conditions that must be met by the applicant, which 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 September 16, 2014. Please note that the final plat and construction plans indicate the new street will have the name, Jade Way North, which is consistent with the preliminary plat. The City Engineer has reviewed the final plat, and his 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 April 21, 2016 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 Boulder Ponds 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 13 preliminary plat 3 BUSINESS ITEM 5a – ACTION ITEM conditions list. Staff is recommending approval of the final plat, but with additional conditions intended to address the outstanding issues that will require additional review and/or documentation. Please also note that the applicant has also provided a response to the preliminary plat conditions as part of the project narrative (Attachment #2). Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics): 1) 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 site was mass graded in phase 1. 2) The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of 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 in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. Comments: The park land dedication of 1.77 acres which will be comprised of that the portion of the northern greenbelt park not within the Xcel Energy easement will be dedicated in the third phase of the development. The remaining park dedication equivalent to the fair market value of 2.57 acres of land was paid with the first phase of the development. 3) The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. Comments: The permit was received with the first phase of the development. 4) The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Comments: The streets in the entire development were named and the names were approved by the Fire Chief. 5) The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. Comments: These were completed for the 1st phase. 6) In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of- way. Comments: This was complied with in the first phase and will be again in the second phase. 7) The landscape plan shall be updated to locate all boulevard trees in between the public street and sidewalk to not interfere with private utilities. Comments: The landscaping plans for all phases have been accepted per Stephen Mastey’s review memo 4/20/16 with the exception of the irrigation plans. Irrigation plans are close to being approved. 4 BUSINESS ITEM 5a – ACTION ITEM 8) All islands and medians internal to the Boulder Ponds development shall be platted as part of the right-of-way and shall be maintained by the Home Owners Association. The applicant shall enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the Final Plat. Comments: The islands and median except those in 5th Street are the responsibility of the HOA into perpetuity. The developer has an approved management plan, but has not entered into a landscape license agreement. 9) The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. Comments: This condition will be address in the third phase of the development. 10) The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. Comments: This has been completed. 11) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements. Comments: Complete 12) The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. Comments: Completed Staff is recommending that the conditions noted above that pertain to the 1st Addition Final Plat and that have not yet been addressed by the applicant should be again conditioned with this approval. 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 little bearing on the final plat. The City Landscape Architect has reviewed and approved the Landscape Plans, the Landscape Management Plan, however the irrigation plans have not yet been approved, and are about half way complete. The Fire Chief has reviewed the Final Plat and has identified no issues. Staff is recommending that City Officials not sign the final plat mylars until the City’s construction plan review is finalized and all necessary easements are documented on the Final Plat. Based on the above Staff report and analysis, Staff is recommending approval of the Final Plat with several conditions intended to address the outstanding issues noted above and to further clarify the City’s expectations in order for the developer to proceed with the recording of the Final Plat. The recommended conditions are as follows: Recommended Conditions of Approval: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in a memo dated April 21, 2016 shall be incorporated into these documents before prior to signing the Plat for recording. 5 BUSINESS ITEM 5a – ACTION ITEM 2) Prior to the release of Final Plat for recording, the developer shall provide evidence in a form satisfactory to the City Attorney that warrants it has fee interest in area included in the Boulder Ponds Final Plat. 3) 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. 4) The Final Irrigation Plan shall be submitted for review and approval by the City Landscape Architect Consultant prior to the release of building permits. 5) The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 6) The applicant must provide written authorization to perform any work in the BP Pipeline easement areas prior to the release of the Final Plat for recording. 7) The applicant shall provide a complete development lot book for all lots in Phase 2 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 8) That a Landscape and Irrigation License Agreement be executed for the maintenance of commonly held CIC and City outlots and rights-of-ways prior release of the final plat for recording. DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Boulder Ponds 2ND Addition Final Plat and Final PUD Plan: 1) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3) That the Boulder Ponds 2nd Addition Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans. 4) That the Boulder Ponds 2nd 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 Boulder Ponds 2nd Addition Final Plat complies with the City’s subdivision ordinance. 6 BUSINESS ITEM 5a – ACTION ITEM 6) That the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7) That the Boulder Ponds 2nd 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 April 21, 2016. RECCOMENDATION: Staff is recommending approval of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan with the 8 conditions of approval as listed in the Staff report. The suggested motion is the following: “Move to recommend approval of the Boulder Ponds 2nd Addition Final Plat and Final PUD Plan with the 8 conditions of approval as drafted by Staff based on the findings of fact listed in the Staff Report.” ATTACHMENTS:  Application Forms and Project Narrative  Final Plat  City Engineer Review Memorandum, dated 4/21/16  Fire Chief Review Memorandum, dated 3/24/16  Landscape Consultant Review Memorandum, dated 4/20/16  (Final Construction Plans are available upon request) 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 Boulder Ponds 2nd Addition Final Plat Application 1 Boulder Ponds 2nd Addition Final Plat Narrative/Written Statement Consisting of nearly 60 acres, Boulder Ponds offers a uniquely planned mixed-use neighborhood. The variety of land uses provides a seamless transition to the existing surrounding areas. From the south, the commercial parcels complement the existing commercial uses. Moving north, the medium density residential serves to buffer the commercial from the lower density single family homes. 5th Street further provides the separation between the commercial and residential uses. The design concept and goals for Boulder Ponds has generally remained consistent throughout the approval process. As opposed to the more standard grid approach, the curvilinear nature of the streets is designed around the existing topography of the site, which offers premium lots with maximum open space. Further, the design works to limit double fronted lots. The oversized cul-de-sacs, meandering sidewalks and varying setbacks not only enhance site lines, but also create a quality neighborhood with aesthetically pleasing characteristics. The detached single family lots consist of two types of housing; traditional single family homes and detached Villa homes. The single family homes are geared toward families typically with children with pricing starting around $390,000. The detached Villa product will include association maintained grounds which is largely geared toward empty nesters. Pricing for these start around $360,000. Please refer to attached Typical Elevation and Floor Plans for further details on product type. Boulder Ponds will have its own neighborhood theming evident in the signage, landscaping and site furnishings. Neighborhood signage will include monuments clad in natural stone at the main entry points as shown in the landscape plan set. Community gathering spaces will be located in key areas of Boulder Ponds including a larger centrally located gathering space along Jade Trail which will include a shelter, grill and seating. Another area will be in the southerly cul-de-sac to include a smaller scale shelter and seating. Consistent theming in all these elements creates a neighborhood with a stronger sense of identity. The homeowners associations will be responsible for the ownership and maintenance these special features. Boulder Ponds 2nd Addition Final Plat Application 2 INCLUDED ATTACHMENTS: Attachment A – Lot Tabulation, Zoning & Density Attachment B – Tree Study Plan Attachment C – Typical Villa House Plans Boulder Ponds 2nd Addition Final Plat Application 3 Written Statements a. Landowner’s Name(s), Project Representatives and Contact Information. LANDOWNER/ OP4 Boulder Ponds, LLC DEVELOPER c/o The Excelsior Group, LLC 1660 Highway 100 South, Suite 400 St. Louis Park, MN 55416 Ben Schmidt, Vice President 952.525.3225 Ben.Schmidt@ExcelsiorLLC.com Deb Ridgeway, Asset Manager 952.525.3223 Deb.Ridgeway@ExelsiorLLC.com ENGINEER SEH Dave Blommel 320.229.4349 dblommel@sehinc.com SURVEYOR EG Rud Jason Rud 651.361.8200 jrud@egrud.com LANDSCAPE Westwood Professional Services ARCHITECT Cory Meyer 952.906.7437 cory.meyer@westwoodps.com b. Property Address, Zoning, Parcel Size, PID and Legal Description Boulder Ponds 2nd Addition ADDRESS n/a CURRENT ZONING LDR - PUD PARCEL SIZE Acres 5.07 Sq. Ft 22,0795 PID 34-029-21-32-0035 LEGAL DESCR Outlot H, BOULDER PONDS Boulder Ponds 2nd Addition Final Plat Application 4 c. Final Subdivision & Lot Information Please refer to ATTACHMENT A Lot tabulation sheet for lot information. d. How issues have been addressed since Preliminary Plat Below are the conditions of preliminary approval per Resolution 2014-73 with responses: CONDITION RESPONSE/STATUS 1 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. COMPLETE 2 The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of 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 in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. The greenway park lot will be dedicated with the third phase of development along with trail improvements. 3 The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. PERMIT RECEIVED 4 The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Modifications to the Preliminary Plat and Preliminary PUD Plans COMPLETE 5 The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. COMPLETE for 1st phase 6 In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of- way. Where sidewalks encroach onto lots, easements are shown on the Final Plat. 7 The landscape plan shall be updated to locate all boulevard COMPLETE Boulder Ponds 2nd Addition Final Plat Application 5 CONDITION RESPONSE/STATUS trees in between the public street and sidewalk to not interfere with private utilities. 8 All islands and medians internal to the Boulder Ponds development shall be platted as part of the right-of-way and shall be maintained by the Home Owners Association. 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. HOA documents specify that public islands and medians (except 5th Street) are the responsibility of the HOA. 9 The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. COMPLETE 10 The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. COMPLETE Plat Restrictions 11 Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements. COMPLETE for the 1st phase. 12 The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. COMPLETE for the 1st phase and will be done for the 2nd Addition, as well. e. Site Density Calculation The Lot Tabulation submitted with the 1st phase approvals showed density information for the entire site. In summary:  The overall gross site density (for all phases of development) is calculated at 2.74 dwelling units per acre (DUA).  Net of commercial, ponding and right-of way, the total site density is calculated at 5.18 DUA. f. Phasing of Infrastructure and Other Improvements Grading. Grading for the entire site was completed in 2015. Streets & Utilities. Utility and street construction is complete for the 1st phase, with the exception of the final lift of asphalt. The 2nd Addition includes improvements for Boulder Ponds 2nd Addition Final Plat Application 6 18 Villa lots. It is anticipated that the 1st lift of asphalt will be complete mid-summer 2016. Site Amenities. The main monument on 5th Street and Jade Trail is complete. The planned monument at the Hudson & Jade Trail entrance along with site furnishings and remaining landscaping for the 1st phase will be complete spring 2016. The 2nd Addition landscaping will be complete August 2016. Model Homes. All the single family and Villa style lots are under contract with one builder. Model homes for each of these product styles are complete and currently used to market the site. Future Phases. The last phase of the development including the completion of 5th Street will occur dependent on sales. This will likely occur in 2017. g. How Concerns of Neighboring Properties Have Been Addressed The only concern raised was at the 2014 public hearing by a Stone Gate Estates neighbor. It was requested that the trail be located as far south as possible. With some grade adjustments, this has been achieved. h. How Conflicts with Nearby Land Uses and/or Disturbances to Wetlands or Natural Areas Have Been Mitigated Northerly Buffer. The future trail between Stone Gate Estates to the north softens the impact of the lot sizes between the two neighborhoods. Transition. The future senior housing (MDR) provides a transition between the commercial and residential (LDR) uses. 5th Street. 5th Street provides a separation of the residential neighborhood from the surrounding commercial uses. Supplemental Uses. The Boulder Ponds commercial area compliments the other commercial uses along Hudson Blvd. Preservation. The existing wetland is being preserved. i. Justification that Proposal will Not Place Excessive Burden on Infrastructure in the Area. Roads / Traffic. We are participating in the construction of 5th Street, a regional MSA road that runs east/west. The City of Lake Elmo has studied the area and determined the new MSA road will be sufficient to serve the new developments in the area. In addition to participation with the construction of 5th Street, we are proposing the construction of a north/south road (Jade Trail) connecting Hudson Boulder Ponds 2nd Addition Final Plat Application 7 Blvd to 5th Street. Future turn lanes are shown on Hudson Blvd, which are planned for installation when Hudson Blvd is expanded. Sewer. The site has gravity sewer access along Hudson Blvd that is served by the regional sewer system. This additional capacity has been accounted for in the City of Lake Elmo's Comprehensive Plan. Water Supply. Water will be served by Oakdale’s water supply until such time the City of Lake Elmo can run its own trunk lines to the wider regional development area. Staff has indicated there is sufficient water to serve the development. Parks. A 3.85 acre linear park in the 2nd phase of development will connect to the regional system. Staff has indicated that the trail construction or other related improvement costs may be used as an offset to park dedication fees. It is understood that the City is not requiring additional parkland. Fire / Police. The streets were designed to accommodate a ladder fire truck. Boulder Ponds is primarily residential, which tends to have less calls per capita than other property types. j. Proposed Lakeshore Access N/A k. Parks and Open Space Description The linear park located along the northerly property line will be dedicated and improved with a trail and landscaping with the 3rd phase of development. l. Development Schedule • Grading - COMPLETE • 1st Phase Utility Installation - COMPLETE • 1st phase street & sidewalk construction (1st lift) - COMPLETE • 1st Phase landscape and monument installation – SPRING 2016 • 2nd lift asphalt on 1st phase streets – FALL 2016 • 2nd Addition Improvements (Street & Utilities) – JULY 2016 • 3rd Addition Improvements – 2017 (sales dependent) Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT A Lot Tabulation BOULDER PONDS 2ND ADDITION, Lake Elmo Final Plat Lot Tabulation 2/19/2016 LOT BLK SQ FT ACRE LOT TYPE PROPOSED ZONING LOTS 1 1 9,057 0.21 Villa LDR 2 1 8,001 0.18 Villa LDR 3 1 8,012 0.18 Villa LDR 4 1 9,582 0.22 Villa LDR 5 1 9,959 0.23 Villa LDR 6 1 8,783 0.20 Villa LDR 7 1 8,455 0.19 Villa LDR 8 1 9,080 0.21 Villa LDR 9 1 12,793 0.29 Villa LDR 10 1 21,111 0.48 Villa LDR 11 1 10,190 0.23 Villa LDR 12 1 9,331 0.21 Villa LDR 13 1 8,270 0.19 Villa LDR 14 1 8,973 0.21 Villa LDR 15 1 8,645 0.20 Villa LDR 16 1 10,929 0.25 Villa LDR 17 1 10,342 0.24 Villa LDR 18 1 9,546 0.22 Villa LDR RIGHT OF WAY 39,735 0.91 Right of Way 5.07 TOTAL SITE ACREAGE Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT B Tree Study Plan All trees have been cleared from the site, most of which were around the former homestead. A summary of the significant trees surveyed in May 2014 was included with the 1st Phase application. Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT C Typical Villa Elevations and Floor Plans LEXINGTON 2-4 Bedrooms | 3 Baths | 2-Car Garage | 1,936-3,426 sf VILLA FLOOR PLANS 707 Commerce Dr | Suite 410 | Woodbury, MN 55125 | 651-289-6800 | CREATIVEHCI.COM All prices, promotions, features, options, amenities, floor plans, elevations, materials and dimensions are subject to change without notice, All information is deemed reliable but not guaranteed. Please ask the new home specialist for more information. ©2015 Creative Homes, Inc. MN Builder License #BC667667. WI Builder License #1248864. Future Basement1,020 -1,463 sfMain Level: 1,963 sf WESTON 2-4 Bedrooms | 2-3 Baths | 2-Car Garage | 1,791-3,582 sf VILLA FLOOR PLANS 707 Commerce Dr | Suite 410 | Woodbury, MN 55125 | 651-289-6800 | CREATIVEHCI.COM All prices, promotions, features, options, amenities, floor plans, elevations, materials and dimensions are subject to change without notice, All information is deemed reliable but not guaranteed. Please ask the new home specialist for more information. ©2015 Creative Homes, Inc. MN Builder License #BC667667. WI Builder License #1248864. Future Basement1,326 -1,791 sfMain Level: 1,791 sf BOULDER PONDS 2ND ADDITION, Lake Elmo Final Plat Lot Tabulation 2/19/2016 LOT BLK SQ FT ACRE LOT TYPE PROPOSE D ZONING NOTES LOTS 1 1 9,057 0.21 Villa LDR 2 1 8,001 0.18 Villa LDR 3 1 8,012 0.18 Villa LDR 4 1 9,582 0.22 Villa LDR 5 1 9,959 0.23 Villa LDR 6 1 8,783 0.20 Villa LDR 7 1 8,455 0.19 Villa LDR 8 1 9,080 0.21 Villa LDR 9 1 12,793 0.29 Villa LDR 10 1 21,111 0.48 Villa LDR 11 1 10,190 0.23 Villa LDR 12 1 9,331 0.21 Villa LDR 13 1 8,270 0.19 Villa LDR 14 1 8,973 0.21 Villa LDR 15 1 8,645 0.20 Villa LDR 16 1 10,929 0.25 Villa LDR 17 1 10,342 0.24 Villa LDR 18 1 9,546 0.22 Villa LDR RIGHT OF WAY 39,735 0.91 Right of Way 5.07 TOTAL SITE ACREAGE   PAGE 1 of 2  MEMORANDUM           Date: April 21, 2016      To: Stephen Wensman, City Planner Re: Boulder Ponds 2nd Addition – Final Plat   Cc: Ryan Stempski, P.E., Assistant City Engineer  Engineering Review Comments  From: Jack Griffin, P.E., City Engineer        An engineering review has been completed for the Boulder Ponds 2nd Addition. Final Plat/Final Construction  Plans were received on March 17, 2016. The submittal consisted of the following documentation:     Boulder Ponds 2nd Addition Final Plat, dated March 2, 2016, prepared by E.G. Rud & Sons, Inc.   Boulder Ponds 2nd Addition Construction Plans dated March 16, 2016, prepared by SEH, Inc.   Boulder Ponds Landscape Plans, dated March 17, 2016, prepared by Westwood Professional Services.      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: BOULDER PONDS 2ND ADDITION   Final Construction Plans and Specifications must be revised in accordance with the Construction Plan  engineering review email dated April 2, 2016 and any subsequent engineering review completed upon  receipt of updated construction plans.    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. Easements may need to be revised pending  review by the City of a detailed right‐of‐way boulevard plan. Boulder Ponds 2nd Addition includes  meandering sidewalks which, when implemented, does not comply with the City standard boulevard  layout. Therefore an alternate boulevard layout plan must detail the proposed changes for City review and  approval and easements must be amended as necessary to accommodate all right‐of‐way infrastructure,  including sidewalk location, boulevard trees, hydrants, street lights, street signs, water and sewer service  stubs, and location for the private utility trench.   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.  FOCUS ENGINEERING, inc.  Cara Geheren, P.E.  651.300.4261 Jack Griffin, P.E.               651.300.4264  Ryan Stempski, P.E. 651.300.4267  Chad Isakson, P.E. 651.300.4283    PAGE 2 of 2   Final Plat should be contingent upon receipt and City Attorney review of any agreements between the  Developer and the BP Pipeline easement area and the Xcel Energy Transmission Easement area,  demonstrating that said agreements in no way unacceptably encumbers the City.      FINAL CONSTRUCTION PLANS & SPECIFICATIONS   No construction for Boulder Ponds 2nd 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  applicable permits, easements and permissions needed for the project; and a preconstruction meeting has  been held by the City’s engineering department.   The construction plans, landscape plans and grading plans must incorporate a complete project, including  completion, as part of the Boulder Ponds 2nd Addition, of the infiltration basins and wetland areas within  Outlots G and I, including the installation of draintiles and any soil corrections. The plans must also  incorporate an erosion and sedimentation control plan specific to the work to be completed for the  Boulder Ponds 2nd Addition.    Landscape Plans must be prepared to identify the specific improvements to be completed with the Boulder  Ponds 2nd Addition including plantings and restoration within Outlots G and I.   The Final Plat shall not be recorded until final construction plan approval is granted.   A separate memorandum has been provided, dated April 2, 2016 to direct additional plan corrections  necessary for final construction plan approval.  2350 BAYLESS PLACE• ST. PAUL, MN • 55114 PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM BOULDER PONDS PHASE 1, 2 & 5TH STREET – DESIGN REVIEW LAKE ELMO, MN LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED APRIL 20TH, 2016 REVIEWED PLAN SET DATED MARCH 17TH, 2016 Landscape Plans are Approved (with condition below - Item #1) Required Items still in process by Boulder Ponds Project Team 1. Landscape irrigation plans dated 04 15 2016 have been submitted by Northway Irrigation on behalf of your project team with City review in process for all commonly held HOA & City Outlots / R.O.W. areas. SINCERELY, LANDSCAPE ARCHITECTURE, INC. STEPHEN MASTEY, ASLA, CLARB, LEED AP