HomeMy WebLinkAbout#20 Hammes 2nd Addition Final PlatMAYOR AND COUNCIL COMMUNICATION
DATE: 1/3/2016
REGULAR
ITEM #: 20
AGENDA ITEM: Hammes 2nd Addition Final Plat
SUBMITTED BY: Stephen Wensman, Planning Director
THROUGH: Kristina Handt, City Administrator
REVIEWED BY: Emily Becker, City Planner
Jack Griffin, City Engineer
Mike Bent, Building Official
Sarah Sonsalla, City Attorney
Greg Malmquist, Fire Chief
BACKGROUND:
Racheal Development, Inc. is requesting final plat approval for the second phase of the Hammes
Estates (renamed Lake Ridge Crossing) planned 163-unit single family residential development to be
located on 78.1 acres of land west of Keats Avenue and within Stage 1 of the City’s I-94 Corridor
Planning Area. The second addition plat includes 37 new single-family lot residential subdivision.
The first addition included 57 single family residential lots.
ISSUE BEFORE COUNCIL:
Adoption of Resolution 2017-003 approving the final plat of Hammes Estates 2nd Addition
PROPOSAL DETAILS/ANALYSIS:
Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was
approved by the City. The developer has recently updated the preliminary plan submissions with
the first phase to comply with the conditions of approval, and the final plat application incorporates
these updates as well. The second phase will provide a connection to the Savona development and
a secondary access to the Hammes Estates development, a condition of preliminary plat.
The final plat street name has been corrected since the Planning Commission, so the related
condition of approval was removed from the resolution attached to this report.
Although there are some additional revisions and additions necessary for the final construction
plans that need to be addressed by the applicant, the majority of these revisions can be made
before the City releases the final plat for recording.
FISCAL IMPACT:
City Council Meeting 01/03/2017 Regular Agenda Item #20
Page 2
The Developer Agreement will be prepared by Staff and presented in a subsequent meeting for
approval by the City Council. Staff has been updating the Developer Agreement template and
should have all changes complete for incorporation into the Hammes Estates 2nd Developer
Agreement. The Developer Agreement will include a detailed accounting of any development costs
that will be the responsibility of the City.
OPTIONS:
The City Council must approve the final plat if it is found to be in substantial conformance with the
preliminary plat.
PLANNING COMMISSION:
The Planning Commission reviewed the final plat on 12/12/2016 and recommended approval with a 7-0
vote.
RECOMMENDATION:
Staff and the Planning Commission recommend that the City Council approve the Hammes Estates 2nd
Addition final plat with the following motion:
“Move to adopt Resolution 2017-003 approving the Hammes Estates 2nd Addition final plat.”
ATTACHMENTS:
• Resolution 2017-003 approving the Hammes Estates 2nd Addition final plat
• Planning Commission Report packet.
1 Resolution 2017-003
CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2017-003 A RESOLUTION APPROVING A FINAL PLAT FOR HAMMES ESTATES 2ND ADDITION WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and WHEREAS, Rachel Development Inc, 4125 Napier Ct NE, St. Michael, MN 55376 (Applicant) has submitted an application to the City of Lake Elmo (City) for a Final Plat for
Hammes Estates 2nd Addition, a copy of which is on file in the City of Lake Elmo Planning
Department; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on May 12, 2014 to consider the Hammes Estates Preliminary Plat and continued discussion on the
Preliminary Plat until its June 23, 2014 meeting; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Preliminary Plat as part of a memorandum to the City Council for the July 1, 2014 City Council Meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Preliminary Plat; and WHEREAS, the City Council reviewed the Preliminary Plat request at its July 1, 2014
meeting and adopted Resolution No. 2014-55 approving the Preliminary Plat; and
WHEREAS, the Lake Elmo Planning Commission met on December 12, 2016 to review the Final Plat for Hammes Estates consisting of 37 single-family residential lots; and
WHEREAS, on December 12, 2016 the Lake Elmo Planning Commission adopted a
motion to recommend that the City Council approve the Final Plat for Hammes Estates 2nd Addition with conditions; and WHEREAS, the City Council reviewed the recommendation of the Planning
Commission and the Final Plat for Hammes Estates 2nd Addition at a meeting held on January 3,
2017; and NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following:
2 Resolution 2017-003
FINDINGS 1) That the Hammes Estates 2nd Addition Final Plat is consistent with the Preliminary Plat and
Plans as approved by the City of Lake Elmo on July 1, 2013 and revised on September 19, 2016.
2) That the Hammes Estates 2nd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
3) That the Hammes Estates 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district.
4) That the Hammes Estates 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 Hammes Estates 2nd Addition Final Plat complies with the City’s subdivision
ordinance.
6) That the Hammes Estates 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 November 17, 2016.
CONCLUSIONS AND DECISION
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Final Plat for Hammes Estates 2nd Addition subject to the following conditions: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the
plans requested by the City Engineer in the Hammes Estates 2nd Addition – Final Plat
Engineering Review Comments and Hammes Estates 2nd Addition Construction Plan Review memos dated 11/17/2016 shall be incorporated into these documents before they are approved. The Final Plat shall not be recorded until final construction plan approval is granted.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the Final Plat by City Officials. This must include additional or expanded drainage and utility easements as outlined in the City Engineer’s Memorandum dated November 17, 2016.
4) The plat shall be incorporated into the Hammes Estates Common Interest Agreement concerning management of the common areas of Hammes Estates and establishing a homeowner’s association shall be submitted in final form to the Planning Director before a building permit may be issued for any structure within this subdivision. Said agreement shall
3 Resolution 2017-003
comply with Minnesota Statues 515B-103, and specifically the provisions concerning the transfer of control to the future property owners. The HOA documents shall be amended to require maintenance of the wetland buffers.
5) The applicant shall enter into a landscape license and maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the Final Plat.
6) The Final Landscape Plan shall be revised per the requested modifications and shall be approved by the Planning Director prior to the release of Final Plat for recording.
7) The applicant must provide written authorization from Xcel Energy to perform any work in the Electrical Transmission easement areas prior to the release of the Final Plat for recording.
8) The applicant shall abide by all conditions of the MN DNR Public Waters Work Permit #2015-
0193. 9) Prior to the issuance of building permits, for Hammes Estates 2nd Addition, all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City.
Passed and duly adopted this 3rd day of January 2017 by the City Council of the City of Lake Elmo, Minnesota.
__________________________________ Mike Pearson, Mayor ATTEST:
________________________________ Julie Johnson, City Clerk
BUSINESS ITEM 5A
PLANNING COMMISSION
DATE: 12/12/2016
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2016-52
ITEM: Hammes Estates 2nd Addition Final Plat (Phase 2)
SUBMITTED BY: Stephen Wensman, Planning Director
REVIEWED BY: Emily Becker, City Planner
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Mike Bent, Building Official
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Final Plat request from Rachel Development
for the second phase of the a planned 163-unit residential development to be located on 78.1 acres of
land west of Keats Avenue and within Stage 1 of the City’s I-94 MUSA area. The final plat will
include 37 single-family lots, all of which will be accessed off of Keats Avenue. The second phase
will connect the Hammes Estates development to the Savona development. Staff is recommending
approval of the request subject to compliance with a series of conditions as listed in this report.
GENERAL INFORMATION
Applicant and Owner: Rachel Development, Inc., 4125 Napier Ct NE, St. Michael, MN 55376
Location: Part of Section 34 in Lake Elmo, immediately west of Keats Avenue (CSAH 19),
approximately 1,300 feet south of 10th Street (CSAH 10), and south of Goose
Lake. Outlot E Hammes Estates. PID# 34.029.21.13.0001.
Request: Application for final plat approval of 37 residential lots, constituting the second
phase of Hammes Estates.
Land Use: Vacant outlot
Current Zoning: LDR - Urban Low Density Residential
Surrounding North –Goose Lake and Stonegate Residential Estates (RE) subdivision;
Land Use and West – Stonegate RE subdivision; South – Lennar Savona Urban Low Density
Zoning: Residential (LDR) subdivision; East: Rural Development Transitional.
Comp. Plan: Urban Low Density Residential (2.5 – 4 units per acre)
History: The site was previously utilized as an active mining and gravel operation. The site
has since been reclaimed. The property was rezoned from Rural Development
Transitional District (RT) to Urban Low Density Residential (LDR) on
7/22/2014. Preliminary Plat approved on 7/1/2014 (public hearing on 5/12/14).
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BUSINESS ITEM 5A
Final plat of 1st phase was approved on October 7, 2014. The final plat was
granted an extension to October 7, 2016 by Council on November 4, 2015.
Rachael Development purchased the project in 2016 and the Developer
Agreement and Final Construction plans for the first phase were approved on
August 16, 2016.
Action Deadline: Application Complete – 11/10/2016
60 Day Deadline – 1/9/2017
Applicable Chapter 153 – Subdivision Regulations
Regulations: Article 10 – Urban Residential Districts (LDR)
§150.270 Storm Water, Erosion, and Sediment Control
REQUEST DETAILS
The City of Lake Elmo has received a request from Rachael Development for final plat approval of
the second phase of the Hammes Estates residential development to be called Lake Ridge Crossing.
The second addition final plat is the replat of Outlot E Hammes Estates 1st Addition and includes 37
single family residential lots and associated infrastructure on 12.65 acres. The City Council
approved the Hammes Estates Preliminary Plat on July 1, 2013, which platted 163 single family lots
over approximately 78 acres of land within the I-94 MUSA Area. The first phase of the development
created 57 single family lots out of the 163 planned for the entire subdivision.
PLANNING/ZONING ISSUES
Final Plat Approval Procedure. 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 Hammes Estates Preliminary
Plat included a series of conditions that must be met by the applicant, which are addressed in the
“Review and Analysis” section below. There are no public hearing requirements for a final plat.
Consistency with Preliminary Plat. Staff has reviewed the final plat and found that it is consistent
with the preliminary plat that was approved by the City. The developer has recently updated the
preliminary plan submissions to comply with the conditions of approval, and the final plat
application incorporates these updates as well.
Street Naming. Street names have been reviewed and have been found to be mostly consistent with
the City’s new street naming ordinance, though the plat should include the directional suffix ‘North’
after ‘Lower 8th Street’.
Landscaping. Staff has reviewed the Final Landscape Plan for Hammes 2nd Addition and has
provided comments in the attached email memorandum. These plans will need to be modified to
show relocation of trees to accommodate drainage and utilities along with other comments provided
in the memo.
Construction Plans. 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. These must be revised in accordance with the Construction Plan engineering
review memorandum dated November 17, 2016, attached. Staff is recommending that all revisions
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BUSINESS ITEM 5A
and modifications noted within the City Engineer’s review memorandum be completed prior to the
release of Final Plat for recording as a condition of approval.
Infrastructure Improvements and Phasing. The infrastructure improvements will tie in with the
improvements completed in the 1st phase.
Drainage and Utility Easements. Additional drainage and utility easements are required for various
lots per the City Engineer’s Memorandum dated November 17, 2016.
Shoreland District. While the proposed 2nd Addition Final Plat is in the Shoreland Overlay District,
none of the lots are riparian, and there are no wetlands in the 2nd Addition.
Parkland Dedication. No dedicated park or public open space is proposed with the 2nd Addition.
There is a 550’ public trail to be constructed along Keats Avenue and connecting to Lower 8th Street.
The developer will not receive parkland dedication credit for the 2nd Addition.
Density. The entire portion of the approved Hammes Preliminary Plat is zoned Limited Density
Residential (2.5-4 units per acre). The property’s gross density is 2.9 units per acre with a net density
of 3.6 units/acre (37 units / (12.65 total acres – 2.393 acres right-of-way=10.257 developable acres) =
3.6).
Lot Size. The average lot size of the lots in the 2nd Addition is .28 acres. The smallest lot is .227
acres, and the largest lot is .533 acres. This meets minimum lot size requirements of the LDR zoning
district and consistent with Preliminary Plat. The lot widths and depths are all consistent with those
of the approved Preliminary Plat.
Neighboring Property Issues. The impact on the Stonegate development to the north and west was
addressed during Preliminary Plat through the provision of a buffer. The 2nd Addition should not
affect the Stonegate development due to its location within the development.
REVIEW AND ANALYSIS
The preliminary plat for Hammes Estates was approved with several conditions, which are indicated
below along with Staff’s comments on the status of each.
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold
italics):
1) Within six months of preliminary plat approval, the applicant shall complete the following: a)
The applicant shall provide adequate title evidence satisfactory to the City Attorney; and b)
The applicant shall 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. Comment:
a) all title work was submitted and reviewed by the City Attorney with the first phase of the
development b) revised preliminary plat were approved with the approval of the first phase
of the development.
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. Comments: This has been
completed (See Condition #1 response).
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BUSINESS ITEM 5A
3) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City
standards and design requirements. Comments: The preliminary plat was approved with the
first phase of the development.
4) All required modifications to the plans as requested by the City Engineer in a review letter
dated June 16, 2014 shall be incorporated into the plans prior to consideration of a Final Plat.
Comments: This condition has been met.
5) Prior to the acceptance of the public improvements for the Hammes Estates plat, all wetland
buffers shall be delineated and identified via staking or signage that is acceptable to the City.
Comments: The final construction plans (Grading, Drainage and Erosion Control)
include wetland buffer monuments to identify the locations of all wetland buffers. The
applicants are aware of this condition and it will be a condition of final plat for all phases.
6) The landscape plan shall be updated per the recommendations of the City’s landscape
consultant in a review memo dated 5/7/14. Comments: The City’s Landscape Consultant
approved the Preliminary Landscape Plan and a review of the second addition landscape
plans are in conformance with the preliminary plans and City requirements.
7) 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 May 6, 2014. The required improvements
shall include, but not be limited to: construction of a modified median crossing, construction
of a trail/sidewalk to the south side of the median, turn lanes, and other improvements as
required by the County. Comments: The Keats Avenue access is presently under
construction as part of the first addition project.
8) 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.
Comments: The site has been graded and VBWD permits were approved.
9) Landscape islands 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: A
landscape license agreement was executed as part of the first addition plat and will be
executed as part of the second addition plat. A condition of final plat will be that no
building permits will be issued until the agreement is executed.
10) With an eligible parkland dedication of 5.7 acres provided, the applicant is responsible to pay
a fee in lieu of land dedication for the equal market value amount of 2.1 acres of land at the
time of the Final Developers Agreement. The City will work with the developer to clarify any
and all park fee payments at the time of the Final Developers Agreement. Comments:
Parkland dedication was addressed with the first addition final plat. The city will have the
opportunity to review the park amenities prior to construction and the tot lot will be
constructed in a future phase of the development.
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BUSINESS ITEM 5A
11) No more than 100 units may be approved as part of a final plat until secondary access is
provided to the subdivision via a connection to 5th Street through the Savona subdivision.
Comments: The second phase development makes this connection. The construction plans
must be updated to show existing conditions of 150 feet outside of the construction limit
and must show plan and profile construction details to facilitate this connection as
outlined in the City Engineer Review Memo.
12) For trails proposed to be located in any wetland buffer, the applicant must present a suitable
design or material that is acceptable to the City and Valley Branch Watershed District.
Comments: The applicants have presented a boardwalk design to the watershed district and
the VBWD was agreeable to a boardwalk design through a small portion of the buffer
area. The construction details of the proposed limited boardwalk section within the wetland
buffer must be provided to the City as part of the Final Construction Plans for the
pertinent future phase of the Hammes Estates subdivision. This condition does not pertain
to the second phase of the development.
13) 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 project was
graded with the first addition.
14) The applicant must incorporate a play structure into the proposed park at Goose Lake per the
request of the Lake Elmo Park Commission. Furthermore, the applicant must submit an
updated design of the park property that meets City approval in advance of Final Plat.
Comments: An HOA owned and maintained tot lot play structure will be developed with a
future phase of the development.
The design of the Goose Lake Park amenities will require City approval prior to
installation and must maintain the required 25-foot setback from the OHWL as specified
in the Valley Branch Watershed District Permit. The applicant will be required to obtain
the necessary watershed district permit for the improvements to Goose Lake Park.
15) The applicant shall work with the Planning Staff to name all streets in the subdivision prior to
submission of a Final Plat. Comments: This condition has been met.
16) Lots 1-6, Block 10 and Lots 1-5 and 11-12, Block 9 shall not be platted until the southern
channel of Goose Lake is closed off from the lake, or the shoreland issue around the channel
is resolved in some other manner that is acceptable to the DNR. Comments: The applicants
have received MN DNR approval to restore the southern shore of Goose Lake back to its
original state, closing off the southern channel and Wetland G. The applicant is
responsible for following all requirements and conditions of the DNR permit, including the
5-year invasive species monitoring. The monitoring is required as part of the first phase
Landscape License Agreement.
17) The applicant shall work to relocate segments of the northern buffer trail further to the south
of the Stonegate subdivision wherever it is feasible as long as the trail does not encroach on
any required wetland buffers. Comments: The trail alignment has been staked as part of the
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BUSINESS ITEM 5A
first phase, but further refinements are ongoing based on feedback from Stonegate
residents.
Based on the above Staff report and analysis, Staff is recommending approval of the Final Plat with
conditions intended to address the outstanding issues noted above and to further clarify the City’s
expectations in order for the developer to proceed with the recording of the Final Plat.
The recommended conditions are as follows:
Recommended Conditions of Approval:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plans requested by the City Engineer in the Hammes Estates 2nd Addition – Final Plat
Engineering Review Comments and Hammes Estates 2nd Addition Construction Plan Review
memos dated 11/17/2016 shall be incorporated into these documents before they are
approved. The Final Plat shall not be recorded until final construction plan approval is
granted.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the Final Plat by City Officials. This
must include additional or expanded drainage and utility easements as outlined in the City
Engineer’s Memorandum dated November 17, 2016.
4) The plat shall be incorporated into the Hamme Estates Common Interest Agreement
concerning management of the common areas of Hammes Estates and establishing a
homeowner’s association shall be submitted in final form to the Planning Director before a
building permit may be issued for any structure within this subdivision. Said agreement shall
comply with Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners.
5) The applicant shall enter into a landscape license and maintenance agreement with the City
that clarifies the individuals or entities responsible for any landscaping installed in areas
outside of land dedicated as public park and open space on the Final Plat.
6) The Final Landscape Plan shall be revised per the requested modifications and shall be
approved prior to the release of Final Plat for recording.
7) The applicant must provide written authorization to perform any work in the Electrical
Transmission easement areas prior to the release of the Final Plat for recording.
8) The applicant shall abide by all conditions of the MN DNR Public Waters Work Permit dated
8/27/14.
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BUSINESS ITEM 5A
9) Prior to the issuance of building permits, for Hammes Estates 2nd Addition, all wetland
buffers shall be delineated and identified via staking or signage that is acceptable to the City.
10) The street name of Lower 8th Street shall be changed to Lower 8th Street North before
recording the Final Plat.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Hammes Estates 2nd Addition Final Plat:
1) That the Hammes Estates 2nd Addition Final Plat is consistent with the Preliminary Plat and
Plans as approved by the City of Lake Elmo on July 1, 2013 and revised on September 19,
2016.
2) That the Hammes Estates 2nd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
3) That the Hammes Estates 2nd Addition Final Plat complies with the City’s Urban Low
Density Residential zoning district.
4) That the Hammes Estates 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 Hammes Estates 2nd Addition Final Plat complies with the City’s subdivision
ordinance.
6) That the Hammes Estates 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 November 17, 2016.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Final Plat for Hammes
Estates 2nd Addition with the 10 conditions of approval as listed in the Staff report. Suggested
motion:
“Move to recommend approval of the Hammes Estates 2nd Addition Final Plat with the 10
conditions of approval based on the findings of fact listed in the Staff Report.”
ATTACHMENTS:
1. Application
2. Final Plat
3. Final Landscape Plans
4. City Engineer Review Memorandum, dated 11/17/2016
5. Landscape Review Comments
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BUSINESS ITEM 5A
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
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
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7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
PAGE 1 of 2
MEMORANDUM
Date: November 17, 2016
To: John Bender, P.E., Westwood Professional Services Re: Hammes Estates 2nd Addition
Cc: Stephen Wensman, Planning Director
Chad Isakson, P.E., Assistant City Engineer
Construction Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Hammes Estates 2nd Addition Construction Plans consisting of
the following documentation prepared by Westwood Professional Services:
Hammes Estates 2nd Addition Final Plat, not dated.
Hammes Estates 2nd Addition Construction Plans dated November 1, 2016.
Hammes Estates 2nd Final Plat Application and Narrative dated November 1, 2016.
STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat comment memo to
direct plan corrections necessary for final construction plan approval. When submitting revised plans and
specifications, please provide a point by point response letter that details all changes made to the plans.
FINAL CONSTRUCTION PLAN REVIEW COMMENTS
Specifications. Specifications for the Hammes 2nd Addition must be submitted for review by the City.
All Plan Sheets: Update the Block numbers to be consist with the proposed Plat.
Utility conduit crossing locations must be shown on all plans.
Sheet 2: Revise Street name for Juniper Avenue. The street name is listed correctly in one location and
listed incorrectly as Lower 8th Street in a second location.
Sheet 2: Revise plans to show the proposed residential street light locations and add plan note to identify
street light fixture/pole type and color specifications.
Sheet 3: Lower sanitary MH36 to avoid conflict between service pipe and storm sewer pipe.
Sheet 3: Add a mid‐block 8" gate valve along Lower 8th Street, near lots 6/7 and 10/11. The water system
must be designed to allow mains to be taken out of service with no more than 20 properties impacted.
Sheet 4: Add stationing for the watermain and sanitary sewer along the rear lot lines for Lots 1‐2, Block 3,
First Addition and Lots 1‐2, Block 1, Second Addition.
Sheet 4: Add a temporary hydrant at the end of the watermain stub to Block 2A.
Sheet 4: Adjust the vertical alignment of the watermain between sanitary sewer MH28 and MH40 to
remove the high point.
Sheet 4: Relocate the 8‐inch GV from approx. STA 2+50 on Juniper Avenue to the watermain connection
point at Savona to isolate the new watermain.
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
Sheet 5: The plan and profile view must be on the plans to the full edge of plat and include existing
conditions. The utilities along the rear lot lines for Lots 1‐4, Block 3 must be shown to facilitate city staff
plan review.
Sheet 5: Show the catch basin and storm pipe in the rear lot of Lot 1, Block 3 to review easement needs.
Sheet 5: The plan view must include the trail construction and corresponding construction details between
Lots 3‐4, Block 3. Add plan notes and add pedestrian ramp as the trail connects to Lower 8th Street.
Sheet 5: Add a CB on the north curb line of Lower 8th Street across (NW) from CBMH123. Extend draintile
and cleanout 100 feet west from the new CB.
Sheet 5: Remove draintile and cleanout running at negative grade east/north from CBMH123.
Sheet 5: Revise CBMH126 in plan view to read CB126.
Sheet 5: Extend draintile and cleanout 100 feet west from CBMH125 and CB126.
Sheet 5: Add a CB on the north curb line of Lower 8th Street across from CBMH129. Curb runs cannot
exceed 350 feet without a catch basin.
Sheet 5: Remove draintile and cleanout running at negative grade east from CBMH132.
Sheet 5 and 6: Add draintile elevations to structures in profile view.
Sheet 5: Add street sign on the corner of June Avenue and Lower 8th Street.
Sheet 5 & 6: Add proposed residential street light locations to the plan view.
Sheet 6: Juniper Avenue North must be constructed to connect into the Savona development.
Existing conditions must be shown on the plans up to the necessary construction limits plus 150
feet minimum and include plan and profile based on actual field survey.
The construction plans must be updated showing both plan and profile construction details to
facilitate this connection including the removal of the temporary turnaround. Curb and centerline
match point elevations must be identified.
Sheet 6: The sidewalk along Juniper Avenue in the Savona development is located on the east side of the
street. The Hammes development shows the sidewalk on the west side of the street. The plans should be
revised to relocate the sidewalk to the east side of Juniper Avenue North.
The sidewalk relocation to the east side of the street must also be revised along Juniper Avenue North for
the Hammes 1st Addition.
Sheet 6: Extend draintile and cleanout 100 feet south from CBMH135 and CBMH136.
Sheet 7: Install bituminous trail from 8th Street, along the rear property lines for Lots 1‐2, Block 3, First
Addition and Lots 1‐2, Block 1, Second Addition. Extend trail to the limits of the sanitary and watermain
construction.
LANDSCAPE PLAN:
This review does not cover the Landscape Plan or Irrigation Plan. Plan review to be completed by other City
representatives.
Landscape Plan must include a Plan Note that tree locations must be field located and inspected by City
prior to install.
PAGE 1 of 1
MEMORANDUM
Date: November 17, 2016
To: Stephen Wensman, Planning Director Re: Hammes Estates 2
nd Addition – Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Hammes Estates 2nd Addition development. Final Plat/Final
Construction Plans were received on November 2, 2016. The submittal consisted of the following documentation
prepared by Westwood Professional Services, or as noted:
Hammes Estates 2nd Addition Final Plat, not dated.
Hammes Estates 2nd Addition Construction Plans dated November 1, 2016.
Hammes Estates 2nd Final Plat Application and Narrative dated November 1, 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: HAMMES ESTATES 2ND ADDITION
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated November 17, 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.
Additional drainage and utility easement is required for Lot 4, Block 1 to provide a minimum 15 feet
separation from the catch basin located at the northwest corner of the lot.
A minimum 15 foot side lot drainage and utility easement is required along the south property line of Lot 1,
Block 2 to provide a minimum 15 foot separation from the existing storm sewer pipe.
Additional drainage and utility easements are required for Lots 14‐17, Block 3, to cover the rear lot drainage
swales. Lots 11‐13, Block 3 should also be carefully reviewed to ensure adequate drainage and utility
easement for the proposed lot grading.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
No construction for Hammes Estates 2nd Addition may begin until the applicant has received City Engineer
approval for the Final Construction Plans and Specifications; 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.
A separate memorandum will be provided to direct additional plan corrections necessary for final construction
plan approval.
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