HomeMy WebLinkAbout#06 Royal Golf Prelim PUD STAFF REPORT
DATE: 5/2/17
REGULAR
ITEM #: 6
TO: City Council
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo Preliminary Plat/PUD
REVIEWED BY: Kristina Handt, City Administrator
Sarah Sonsalla, City Attorney
Emily Becker, City Planner
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Mike Bent, Building Official
BACKGROUND:
HC Golf Course Development made application for preliminary plat and preliminary planned unit
development (PUD) plans on 2/10/2017. The Planning Commission held a public hearing on March 13,
2017 and recommended approval on March 27, 2017. The City has 120 days to complete its review of
the preliminary plat, therefore the City Council is required to make a determination by June 10, 2017.
The City Council should not approve the preliminary plat until the Metropolitan Council has reviewed the
comprehensive plan amendment that will allow the development to proceed. The Metropolitan Council’s
Community Development Committee meets on May 15th and the Metropolitan Council will meet on May
24th. Staff is not recommending any action on this agenda item tonight. The purpose of the meeting is to
allow the Council to review the application and to provide feedback to the developer if warranted.
ISSUE BEFORE COUNCIL:
The issue is to review the Royal Golf Club at Lake Elmo preliminary plat and PUD plans, but not to
approve or deny them.
PROPOSAL DETAILS/ANALYSIS:
Since the Planning Commission review, City Staff requested the developer update his preliminary plat
and PUD plans to address some of the comments and issues raised prior to and during the Planning
Commission meeting. Although it is not customary to request changes prior to City Council review, there
were a number of issues that Staff felt were potentially critical to the preliminary plat layout. Many of the
issues related to the Valley Branch Watershed District review as it pertains to the floodplain replacement
and the stormwater modelling in the northeast portion of the development and the lift station site designs.
The developer submitted revised plans to the VBWD for their review and to the City on April 10, 2017, in
conjunction with the phase 1 grading permit application. As of the writing of this report, the VBWD has
not completed its review of the resubmitted preliminary plans. Until the VBWD review is substantially
complete and the VBWD key issues are addressed, the City cannot complete its review. In addition, the
City will be retaining BMI to design the 3 lift stations proposed to serve this development. Therefore the
City has retained BMI to review the proposed lift station site plans to verify whether the developer’s
City Council Meeting
April 2, 2017 Regular Agenda item #
Page 2
proposed outlots are of adequate size and configuration. At the time of the writing of this report, BMI’s
review was not complete.
The updated plans received on April 10, 2017 addressed several of the conditions of preliminary plat
recommended by the Planning Commission:
Condition #2: Lots 1, Block 1 and Lot 3, Block 1 were combined into a single lot - combining the area
for future “cottages” with the clubhouse lot.
Condition #3: Providing frontage for Lot 1, Block 1 onto 20th Street N – giving the clubhouse street
frontage without having to pass into a park property.
Condition #15: An 8 ft. concrete public trail was provided in the right-of-way in front of Lots 1-11,
Block 13.
Condition #18: Sidewalks were provided along one side of all streets except for Street C (Annie
Avenue).
Additionally, the revised plans show revisions to the proposed lots on Annie Avenue discussed during the
3/27 Planning Commission meeting.
FISCAL IMPACT:
The fiscal impact will be determined with the developer agreement after final plat approval.
OPTIONS:
None, the City Council should review the preliminary plat/preliminary PUD plans and take no action.
RECOMMENDATION:
Staff is recommending no action be taken at tonight’s meeting, however, the City Council can ask
questions of the developer or staff and can provide feedback to the developer if it is warranted.
ATTACHMENTS:
• Planning Commission report for 3/13/17
• Planning Commission report for 3/27/17
• Planning Commission minutes 3/13/17
• Planning Commission minutes 3/27/16
• RGC at Lake Elmo preliminary plat and plans submitted 4.10.17
PUBLIC HEARING ITEM 4c & 4d
STAFF REPORT
PLANNING COMMISSION
DATE: 03/13/2017
AGENDA ITEM: 4C & 4D– PUBLIC HEARING
CASE # 2017-07
TO: Planning Commission
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Zoning Map Amendment to Golf Course Community, and the Royal Golf
Club at Lake Elmo Preliminary Plat and Preliminary PUD Plans
REVIEWED BY: Stephen Wensman, Planning Director
Emily Becker, City Planner
Mike Bent, Building Official
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Kristina Handt, City Administrator
Sarah Sonsalla, City Attorney
BACKGROUND:
HC Golf Course Development is requesting approval of:
1. A zoning map amendment rezoning from PF – Public Facilities to GCC – Golf Course
Community; and
2. Preliminary Plat and Preliminary PUD Plans for the Royal Golf Club at Lake Elmo golf
course/residential development.
The Royal Golf Course Planned Unit Development is being proposed for the former 3M Tartan
Park properties in Lake Elmo. The former 3M Tartan Park property was purchased from 3M in
March, 2016. The Royal Golf Club at Lake Elmo received Concept PUD Plan approval on
September 6, 2016. A Comprehensive Plan Amendment was approved on January 9, 2017 by the
City Council contingent on Metropolitan Council approval and Preliminary Plat approval. An
Environmental Assessment Worksheet (EAW) was prepared and the City Council gave a negative
declaration for an Environmental Impact Statement (EIS) on January 17, 2017. The applicant applied
for a zoning text amendment creating the GCC zoning district which was approved on February 7,
2017. The GCC zoning district is the district that corresponds to the new comprehensive land use
guidance for the properties. The former Tartan Park properties are currently zoned PF-Public
Facilities and to develop the property into a golf course/residential development, the applican t is
requesting a rezoning to the new GCC – Golf Course Community Zoning District to be consistent
with the new comprehensive plan designation. If the rezoning is approved, the GCC regulations will
be base zoning district which will be used to evaluate the PUD development and to evaluate any
proposed deviations from the base zoning regulations.
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PUBLIC HEARING ITEM 4c & 4d
The Preliminary Plat and Preliminary Planned Unit Development is being proposing to
redevelopment of the 27-hole golf course and recreational facility into an18-hole golf course
with 292 single family residential lots and corresponding open space. The City can review the
preliminary plat, but it cannot be approved until the Metropolitan Council approves the
Comprehensive Plan.
ISSUE BEFORE THE COMMISSION:
The issue before the Commission is review and make recommendations to the City Council on:
1) A zoning map amendment, rezoning the former Tartan Park from PF to GCC; and
2) The Preliminary Plat and Preliminary PUD Plans for the Royal Golf Club at Lake Elmo.
GENERAL INFORMATION:
Applicant: HC Golf Course Development, LLC
Property Owner: HC Golf Course Development, LLC, 11074 Radisson Road NE, Blaine, MN
55449
Location: Former 3M Tartan Park, PIDs: 25-029-21-12-0001, 25-029-21-13-0001, 25-
029-21-14-0001, 25-029-21-21-0001, 25-029-21-31-0001, 25-029-21-42-
0001, 25-029-21-43-0001, 25-029-21-43-0002, and 25-029-21-44-0002
Request: Zoning Map Amendment to GCC
Preliminary Plat and Preliminary PUD Plans approval
Development Site Area: +/-428.06 acres
Land Use Guidance: Public/Park
Current Zoning: PF-Public Facility
Proposed Zoning: GCC/PUD-Golf Course Community/Planned Unit Development
Surrounding Zoning: OP and Rural Single Family to the southwest, Rural Single Family
and Rural Residential to the North, Rural Single Family, Rural
Residential and West Lake Land Township to the east.
History: Tartan Park was purchased by HC Golf Course Development, LLC in
March of 2016. A Concept PUD Plan was approved on September 6,
2016. Comprehensive Plan Amendment was approved on January 11,
2017 by the City Council contingent on Metropolitan Council
approval and Preliminary Plat Approval, EAW negative declaration
by the Council was on January 17, 2017, Zoning Text Amendment
creating the GCC Zoning was approved on February 7, 2017.
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PUBLIC HEARING ITEM 4c & 4d
Deadline for Action: Application Complete – 2/10/17
60 Day Deadline – 4/11/17
Extension Letter Mailed – No
120 Day Deadline – 6/10/17
Applicable Code: Article XII – Urban Residential Districts
Article XVIII – Planned Unit Development Regulations
Chapter 153 – Subdivision Regulations
§150.270 Storm Water, Erosion, and Sediment Control
PROPOSAL DETAILS/ANALYSIS:
The Royal Golf Club at Lake Elmo is a unique development designed to incorporate a the
renovation of the former 27- hole 3M Tartan Park into an 18-hole golf course and 292 single
family residential development on roughly 428 acres. The proposed development is within the
Shorelands of Lake Elmo, Rose, Downs and Horseshoe Lakes, requiring the development to be
compliant with the City’s shoreland ordinance and developed as a Planned Unit Development.
The area recently received approval from the City Council for a comprehensive plan amendment
guiding the property from Public/Park to Golf Course Community and the inclusion of the land
area into the City’s (MUSA) Municipal Urban Service Area, subject to Metropolitan Council
approval and contingent on the approval of the Preliminary Plat.
The Royal Golf Club Concept PUD Plans were approved on September 9, 2017 with
recommendations for changes. Since the Concept PUD Plans, the developer has incorporated
many of the recommendations into this preliminary plat submittal. The most notable changes
include:
A provision for access to the south connecting the residential development to 10th Street.
A provision for a public trail connection from 10th Street to 20th Street.
Elimination of cul-de-sacs exceeding City ordinance.
Additional access from 20th Street to the east neighborhood
Elimination of 11 lots in the area east of Homestead and north of Tartan Meadows.
Connection of the NW neighborhood to the west-central neighborhood while leaving a
100’ green corridor.
Removal of 19 lots (cul-de-sac) in the Lake Elmo shoreland in the NW portion of the site.
Zoning Map Amendment
The Tartan Park property is currently zoned PF – Public Facilities. Based on the recently
approved comprehensive plan amendment, the property is now guided as Golf Course
Community. The corresponding zoning district is the recently approved GCC – Golf Course
Community district. In order for the development to proceed, the property needs to be rezoned to
GCC to be consistent with the comprehensive plan. The GCC will be the based zoning district to
which the development will be reviewed against. Subsequent to the rezoning, and with the
preliminary plat, the applicant is applying for Preliminary PUD Plan approval. The PUD is an
overlay zoning. With the PUD Plans, the developer is requesting some deviations, or flexibility
from the GCC regulations as part of the preliminary plat and PUD submittal, which if approved
will be the overlay regulations that apply to specifically to this development or PUD.
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PUBLIC HEARING ITEM 4c & 4d
Preliminary Plat/PUD Plans
Site Data. The Royal Golf Club at Lake Elmo consists of an 18-hole golf club and a residential
development of 292 single family homes over 428.06 acres. The residential portion of the
development is over 231.25 acres. The lots average size is 13,499 sq. ft. with the largest lot being
38,814 sq. ft. and the smallest, 6,600 sq. ft. in size. The minimum lots size allowed in the GCC
zoning district is 9,000 sq. ft.
Total Site Area 428.06 acres
Residential Site Area 231.25 acres
Outlot Area 288.78 acres
Right-of-Way 37.61 acres
Wetlands 19.71 acres
Residential Lot Area 90.49 acres
Golf Course Lot Area 11.18 acres
Gross Density .068 du/acre
Net Density 1.56 du/acre
The calculation of net density is as follows:
Development Area 231.25 acres
10th Street Right-of-Way 2.88 acres
Lake Elmo Avenue Right-of-Way 2.82 acres
Wetlands 19.71 acres
Wetland Buffers 9.81 acres
Open Water (area of easement) 1.61acres
Park Trail Easement 6.66 acres
Bluff 0.85 acres
Floodway
Net Residential Area 186.92 acres
Total Number of Lots 292 units
Net Density 1.56 du/acre
Planned Unit Development Overlay. The Royal Golf development is required by the shoreland
regulations to develop as a Planned Unit Development. The intent of the shoreland PUD is to
allow flexibility from strict zoning provisions by allowing residential density to transfer away
from the shoreland in tiers, allowing density transfer away from the DNR designated water body.
The PUD allows the flexibility for this transfer of density such as allowing smaller lot sizes.
PUDs can also provide flexibility from other zoning district regulations such as, setbacks,
impervious surfaces, etc. The PUD zoning regulations are a negotiation intended to provide more
creativity and higher quality design in exchange for the flexibility. According to the Royal Golf
application narrative the developer is requesting PUD flexibility from the underlying zoning
regulations:
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PUBLIC HEARING ITEM 4c & 4d
1. To allow a single driveway entrance to the clubhouse on the golf course.
2. To allow smaller lot sizes for some villa lots, less than the 9,000 required by zoning.
3. To allow impervious surfaces on some lots greater than the 30% maximum allowed by
zoning.
4. To allow 20 foot front yard setbacks for villa lots (the underlying zoning district requires
25’).
5. To allow the “trail” in the front yards to be 6 feet wide rather than 8 feet.
6. To allow R/W to be 50 feet wide for Street C for a villa enclave, rather than the 60’
standard width.
7. To allow 4 subdivision signs rather than the 2 allowed by ordinance. The developer
would also like to have up to 6 neighborhood identification to identify the villa enclaves.
8. To allow streets without sidewalks in two areas in the development, whereas the street
standards require sidewalks on one side of the street.
9. To allow garages greater than 1,000 sq. ft. as a permitted use. The developer is accepting
of other restrictions on garages, such as limiting the amount of garage facing a public
street.
In addition to the items identified by the developer, Staff is suggesting the PUD flexibility be
used to address other issues within the Preliminary Plat/Preliminary PUD Plans:
1. To allow an alternative to tree replacement required by the Tree Preservation Plan.
2. To waive some of the landscape requirements in exchange for enhanced forest
management and landscape screening as needed.
Each of these is discussed further in the Staff report below. Any special overlay regulations
approved by the Council will be codified within the City Council’s Resolution of approval.
Shoreland Evaluation. As stated above, the Royal Golf Course development is within the
shorelands of Lake Elmo, Rose, Downs and Horseshoe Lakes, requiring the development to be
compliant with the City’s shoreland ordinance and developed as a Planned Unit Development.
The Royal Golf residential development proposes 100 units within the shorelands with 59.9% of
the shoreland to be left as open space, protected by a conservation easement. The development
protects steep slopes and shoreland impact zones of Lake Elmo and Downs Lake and the
shoreland impact zones of Lake Rose and Horseshoe Lake will be at least 70% open space. The
shorelands were evaluated according to the DNR’s rules. The developer divided the shoreland
into tiers based on the DNR’s tier dimensions. Suitable areas were calculated by subtracting
regulated wetlands and bluffs from shoreland areas. Suitable areas were divided by required lot
sizes to calculate the allowable density for each tier. Proposed densities were tallied from the
number of lots on the Site Plan (See Table 1). Open space was calculated by subtracting areas of
street right-of-ways, residential lots, and the entry monument lot from total shoreland areas (See
Table 2.)
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PUBLIC HEARING ITEM 4c & 4d
Table 1. Overall Shoreland Density Evaluation
Shoreland
Total Area Regulated
Wetlands
(sq.ft.)
Bluffs
(sq.ft.)
Net Suitable
Area Required
Lot Size
(sq. ft.)
Allowable
Base
Density
Proposed
Density Sq. Ft. Acres Sq. Ft. Acres
Lake
Elmo/DNR
Watercourse
1,240,208 28.47 2,057 39,287 1,198,864 27.52 15,000 79.9 21
Downs Lake 338,333 7.77 27,364 0 310,969 7.14 20,000 15.5 3
Lake Rose 1,799,640 41.31 16,443 0 1,783,197 40.94 20,000 89.2 41
Horseshoe
Lake
886,313 20.35 12,032 0 874,281 20.07 20,000 43.7 35
Total 4,264,494 97.90 57,896 39,287 4,167,311 95.67 228.3 100
Table 2. Overall Shoreland Open Space Calculation
Shoreland
Total
Area
(sq.ft.)
Not Open Space Net
Open
Space
(sq.ft.)
% Open
Space
Lots
(sq.ft.)
Street
Right-of-
Way
(sq.ft.)
Lake Elmo 1,240,208 317,994 179,618 742,596 59.9
Downs Lake 338,333 27,048 78,225 233,060 68.9
Lake Rose 1,799,640 506,747 377,169 915,724 50.9
Horseshoe Lake 886,313 507,334 117,552 261,427 29.5
Total 4,264,494 1,359,123 752,564 2,152,807 50.5
Since the Concept phase, the developer has (see Figure 1):
reduced the overall shoreland density from 111 to 100 single-family lots, resulting in a
PUD that has only 44% of the allowed residential density;
Removing 10 residential lots and the related street from the Lake Elmo shoreland to
increase protection of steep slopes, open space, and natural communities;
Increased the open space proportion of the Lake Elmo shoreland from 49.8 to 59.9%;
Improved street connectivity and community connectivity in the Lake Elmo and Downs
Lake shorelands;
Decreased the residential density of the Downs Lake shoreland from 7 to 3 residential
lots and increasing the open space proportion of the Downs Lake shoreland from 52.3%
to 68.9%;
Refined the residential design of the Lake Rose shoreland to reduce the depth of selected
lots and increase the open space; and
Removed the narrow ribbon of open space previously proposed along the shoreline of
Horseshoe Lake on the golf course portion of the development from the calculation, yet
still exceeded the minimum requirements.
The DNR allows the required open space to preserved across the entire shoreland area and not
specific to any single shoreland within the development. The development barely meets the
minimum shoreland openspace requirement, however, the developer has exceeded the required
open space in the most pristine shoreland of Lake Elmo, protecting the trees, slopes and
desireable wildlife corridor. The development exceeds the minimum 50% open space
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PUBLIC HEARING ITEM 4c & 4d
requirement in all but the Horseshoe Lake shoreland which brings the average down. The
Horseshoe Lake, Downs Lake and Rose Lake shorelands all have very degraded woodlands and
much of which is existing golf course.
Figure 1 – Shoreland Tiering/Impacts
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PUBLIC HEARING ITEM 4c & 4d
Lot Sizes. The lots within the development will have a range of widths and length s with the villa
lots being the smallest, and the custom-built golf course lots being the largest. Typically, the villa
lots will have two different sized lots, 55 ft. wide and 65 ft. wide. The average lot size is 13,499
sq. ft. with the largest lot being 38,814 sq. ft. and the smallest, 6,600 sq. ft. in size. The minimum
lots size allowed in the GCC zoning distict is 9,000 sq. ft. Although some of the villa lots are less
than 9,000 sq. ft. in size, it is the intent of the shoreland PUD to allow density to tier away from
the shoreland transferring this density. Therefore, the smaller lots are consistent with the intent of
the shoreland ordinance and the purpose of the shoreland PUD. On average the residential lots
within the development exceed the minimum requirements of the GCC Zoning District.
GCC District Setbacks. The GCC zoning district establishes setbacks as:
Front – 25 feet
House side – 10 feet
Garage side – 5 feet
Corner side-15 feet
Rear – 20 feet
Consistent with the other urban districts, the City allows the side yard setbacks to be averaged such
that each side has a minimum 7.5 feet in lieu of the 5 ft. / 10 ft. side yard setbacks provided there
are no encroachments into drainage and utility easements. The 7.5 ft. setback have proven to be
problematic for builders planning for egress windows in basements in some instances. The
developer/builder will need to be aware of the “no encroachment” policy. The developer is
requesting PUD flexibility to allow the front setbacks for proposed homes with some villa lots to
be 20 feet from the front property line in instances when the garages are side-loaded and not facing
the public street. Staff is comfortable with the request, because with a side loaded garage, there
should be adequate space in the driveway to allow a car to be parked without encroachment into
the public right-of-way, provided the garages are adorned with windows or other architectural
features are part of the architecture for sides of garages facing the public R/W.
The proposed Royal Golf Club PUD proposes the following setbacks for their development:
Royal Golf Club at Lake Elmo Planned Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 15 ft.
10 ft. 7.5 ft.
Corner Side 15 ft. 15 ft. 15 ft.
Rear 30 ft.
30 ft. 20 ft.
For the most part, the Royal Golf Club’s planned setbacks exceed the setbacks in the GCC zoning
district. As is typical, some encroachments into the side setback will be allowed for bump-outs,
egress windows, and eaves, as defined by the Code, but in no case will the encroachment be
allowed in the drainage and utility easements. The developer and builders will need to plan
accordingly.
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PUBLIC HEARING ITEM 4c & 4d
Impervious Surfaces. The allowed impervious surfaces within the GCC district is 30% of the lot
area. This is consistent with the impervious surfaces allowed per lot within the shoreland. The
developer is unsure as the actual impervious surface amount that will be needed, but they anticipate
it will need to be greater on the smaller villa lots. The developer is requesting PUD flexibility for
an increase in the impervious surface maximums for the villa products, up to 40% impervious,
consistent with the LDR zoning. Staff supports this request and recommends approval of a 40%
impervious for the smaller villa lots within the development.
Sidewalks. The City’s standard street detail requires a 6 ft wide public sidewalk be constructed
on one side of any public street and to accommodate a sidewalk, the standard right-of-way width
is 60 feet wide. The developer is requesting PUD flexibility and has identified several areas where
they wish to forgo the public sidewalk requirement. The areas are:
Along Street C -The developer has proposed a 50 foot right-of-way for this street which
limits the ability to construct a public sidewalk. According to the developer, the right-of-
way was narrowed from 60 feet to 50 feet to increase the buffer along the east edge of the
development and to preserve trees. This request would impact 18 lots that front on the
Street.
Along Street K cul-de-sac. The cul-de-sac is short and the request would impact 9 lots.
The right-of-way is 60 feet wide and is adequate right-of-way to install a sidewalk.
Along the cul-de-sac end of Street A. This request would impact 10 lots. There is adequate
right-of-way proposed to accommodate a public sidewalk.
Along Street H – This request would impact 17 lots. There is adequate right-of-way to
accommodate a public sidewalk. The street is very curvilinear which also makes for poor
site-lines and a perceived narrowing of the street.
In general, staff is not supportive of the elimination of the public sidewalk requirement on any of
the above streets; except for Street C; the developer has provided a narrower right-of-way in order
to maximize lot creation in an area squeezed between the planned golf course and the property
boundary. Staff is willing to compromise by allowing Street C to be constructed without a
sidewalk.
Garages. The GCC district allows a 1,000 sq. ft. maximum for an attached garage and larger with
a conditional use permit. The developer is seeking PUD flexibility from this requirement as they
anticipate many homes will have 4-stall garages. The developer feels the additional garage area is
necessary as many of the homes will have golf carts to shelter in addition to cars. This increase
will not increase the amount of garage face to house face allowed. The developer intends to comply
with the requirement that the garage door will not exceed 60% of the principal building façade
fronting the primary street. Staff is agreeable to this request provided that the lot coverage
requirements are complied with and that an upper limit be established. Staff recommends an upper
limit of 1,300 sq. ft.
Buffers. The GCC district regulations require a minimum 100 ft. buffer from external residential
lots within the City of Lake Elmo residential properties. The proposed development exceeds this
requirement. The locations where the development is closest to adjacent residential lots are as
follows:
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PUBLIC HEARING ITEM 4c & 4d
Lot 6, Block 9 is 310 ft. to the nearest Tartan Meadows lot
Lots 4-7, Block 10 are 100 ft. to the nearest Tartan Meadows lot
Lots 6-14, Block 14 are 150 ft. to the nearest Homestead lot
Lot 13, Block 17 and Lot 1, Block 18 are 100 ft. to the nearest Schwartz Martinco Addition lots.
Lot 1, Block 2 is 190 ft. from the Eden Park 2nd Addition Lots
Parks and Trails. The City’s park dedication ordinance, Section 153.14 requires parkland
dedication, up to 10% of the development area, or a park dedication fee in lieu of park land. The
golf course portion of the development is essentially unchanged from a land use perspective; it
remains a golf course, so it is being excluded from the park dedication requirements. The Parks
Commission reviewed the Royal Golf development and recognizes the golf course provides a
significant recreational amenity that will serve this future development. In previous meetings
discussing the development, the Commission discussed the need for a playground in the
development, but that the need could be fulfilled by an HOA facility. The developer is considering
an HOA tot lot for Outlot R, although no specific equipment or design for Outlot R has been
provided. The Parks Commission endorsed the north-south trail corridor through the development
including the short segment that will be within the front yards of Lots 4-12, Block 16 (9 lots). The
Commission was asked whether the trail segment should be 6 ft. or 8 ft. wide and the consensus
was that it should be 8 ft. wide, or that the trail segment might be located on-street (the developer
is requesting 6 ft. wide trail per PUD flexibility). This trail segment has been located on the right-
of-way because of severe topography and the desire to save trees. Except for in the right-of-way
in front of these 9 lots and in the Street D right-of-way south of Outlot T, the developer is proposing
dedicating 6.65 acres of park land within Outlots B and T. Typically, the city requires a 30 ft.
wide park area centered on the trail. The proposed trail dedication area is not centered on the trail
in some areas and it includes areas of wetland buffer. A six foot mow strip should be maintained
along all public trails. Staff recommends that the parkland dedication be given for only a 30 ft.
wide corridor centered on the trail, but not including any area that is wetland or wetland buffer.
The developer will also be constructing the trail with each corresponding phase of the
development. The phasing of trail construction needs to be clarified. The trail corridor park land
dedication and the cost of constructing the public trails will be deducted from any fees in lieu of
park land dedication. As allowed by ordinance, the City will be hiring an appraiser to determine
the market value of the development land for the purposes of determining the park dedication fee.
The cost of the appraisal shall be paid by the developer as per City Ordinance.
The City/County Comprehensive Trails Plans show the need for trails along 10th, 20th and Lake
Elmo Avenue. The trails within the development are intended to provide the access along 20 th
and Lake Elmo Avenue as it is unclear whether trails could be provided along these collector
roadways without significant impact to existing trees and without significant grading and
stormwater impacts. Washington County is not requesting any dedication for trails, nor requiring
any trails. The developer will also be widening the 20th Street shoulder to accommodate the need
for bike and pedestrian access to the roadway.
In addition to the public trails on the site, there are roughly 2 miles of HOA owned nature and
exercise trails in the northwest corner of the site, Outlot DD, that remain from the former Tartan
Park.
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PUBLIC HEARING ITEM 4c & 4d
Open Space. The shoreland ordinance requires shoreland PUDs to set aside a minimum of 50%
of the shoreland area as protected open space. The Royal Golf development proposes to set aside
2,152,807 sq. ft., or 49.42 acres (50.5%) of the shoreland within the residential portion of the site
as protected open space. In addition to the shoreland open space the plat will include 182 acres of
golf course area (Outlots C and D) and outlots containing wetlands, wetland buffers, easements
and landscape outlots. The total combined open space on the site is 288.60, which represents 67%
of the plat area.
Restrictive Covenants. The development will be encumbered by a number of restrictive
covenants for the benefit of the residents including architectural guidelines, use restrictions,
exterior storage requirements, vehicle parking (RV, etc). In addition, the open space within the
shoreland is required to be protected with a conservation easement. The developer is proposing to
develop the HOA documents incorporating any concerns that might arise during the development
review process and submitting them prior to final plat for approval.
Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential
development with a maximum sign area of 24 sq. ft. per sign. The developer is requesting PUD
flexibility from this regulation in order to allow four subdivision signs. In addition to the
subdivision signs, the developer would like to install up to 6 neighborhood markers to identify the
villa enclaves within the development. These neighborhood markers will consist of 2 ft x 2 ft
pillars with the Royal Golf Course Logo and the name of the neighborhood . The development is
unique due to its size and the number of access points onto adjacent collector roadway, therefore,
Staff believes the request for flexibility has merit. The subdivision signs would be located at the
intersection of Street a and 20th Street, at the Clubhouse entrance, at Lake Elmo Ave, and another
about 600 feet north of the south entrance on Street D.
Streets. The Royal Golf development is proposing new streets A-I. The streets are all proposed to
have the standard 60 ft. right-of-way width with the exception of Street C on the east side in the
villa area, and near entrances to accommodate landscaped islands, and turnlanes. The City’s
Engineering Standards show a standard street right-of-way to be 60 feet wide to accommodate a
six foot sidewalk on one side, a 28 ft wide back-to-back paved surface, and street trees, all with
proper setbacks from each other for safety and maintenance considerations. The developer is
requesting 50 ft. wide rights-of-way for Street C without a sidewalk on one side. The need for
right-of-way width is determined by the improvements being installed in the right-of-way. If no
sidewalk is required, then a 50 foot right-of-way is sufficient. The City Engineer has identified
issues related to street width to accommodate landscaped medians, trails and turnlanes near the
development entrances. The developer will also need to update the Typical Street Sections in the
preliminary plat submittal to accurately depict the proposed street right-of-ways in the
development.
Street Parking. All streets within the development are proposed to be 28 feet wide, back to back,
except where lanes are separated by a median. Other than where there are medians, the 28 foot
wide streets will accommodate parking on both sides of the street.
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PUBLIC HEARING ITEM 4c & 4d
Street Names. The developer is proposing a unique theme for street naming within the
development as allowed in the most recent update to the City’s street naming ordinance. Staff has
reviewed the proposed street names and finds them to be consistent with the ordinance.
Architecture. The Royal Golf Course residential development contemplates a range of single
family homes providing a range of lifestyle choices and price points, from HOA maintained villa
products to high-end custom homes. The villas are in 5 different neighborhood areas, 3 on the
west side of the golf course and 2 on the east. The villa homes are anticipated to have 1,800-2,000
sq. ft. of floor area on the main level and full basements. The neighborhood toward the south of
the development is intended to have a new housing type for “new families on the go” that will be
two stories, but HOA maintained. The developer has suggested that there will be an architectural
review committee that will approve all house plans in accordance with a prescribed set of
architectural guidelines including 4-sided architecture, minimum roof pitches and materials,
wrapped windows and doors, Hardie-board siding and Anderson Windows. The developer
anticipates up to 7 custom builders for the traditional homes and 2-3 for the villas.
Tree Preservation. The developer has submitted a tree preservation plan as required. The tree
replacement plan is based on individual surveyed trees and areas where tree density and type are
determined by random tree plots. Staff reviewed the tree plots and has determined the
methodology to be consistent with City Code. Staff has also reviewed the grading for the site to
determine whether grading the site differently, for instance, creating lookout lots rather than
walkout lots to save trees. The developer has already done a relatively decent job determining the
types of homes for each lot to minimize grading and tree removal. All the lots will be custom
graded with the hope of minimizing tree loss during the building permit stage of the project. The
Developer is interpreting the development as a “mixed-use” development in order to use the tree
replacement for required landscaping. Staff has interpreted the City code such that the
development is not a mixed use development (commercial/residential), but rather it’s essentially
an open space/recreation/residential development. The commercial aspect of the clubhouse is
accessory to the golf course. This interpretation is consistent with the City Attorney’s
interpretation (see attached email). Furthermore, the due to the quantity of forest on the site, it is
has been difficult for the developer to develop the site without significant tree removal. The tree
replacement has become an issue because it is difficult to find suitable placement for all the
required trees. Staff is recommending PUD flexibility from the tree preservation ordinance such
that the developer receives some credit for forest management and establishment of pollinator
friendly native seeding. In the northwest portion of the development, there exists a mature oak
forest, however, the understory has been increasingly choked out by invasive specifies. By
managing the understory, removing buckthorn and other species, and introducing native grasses,
the forest will likely be able to regenerate and result in a more sustainable landscape than simply
requiring tree replacement trees.
Landscaping. The developer has submitted preliminary landscape plans as required; however,
until the tree preservation requirements are established, it is difficult to determine the overall
landscape requirements.
Landscape Walls. Throughout the development, the developer has proposed landscape walls to
control grades. These walls cross residential property lines and HOA property and some are shown
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PUBLIC HEARING ITEM 4c & 4d
within public rights-of-ways and City outlots. Staff recommends that any walls that cross
residential property lines or residential property lines and HOA property be owned and maintained
by the HOA. Staff also recommends that the walls shown within City Outlots and Rights -of-way
be moved to HOA owned outlots, or maintained by the HOA.
Golf Cart Friendly Neighborhood. Central to the developer’s golf course community concept is
to have all of the development accessible by golf cart. According to the developer, they would
like to have golf carts be allowed on internal public streets and the off-street trails that connect the
neighborhood to the club house, some of which are to be public trails. No golf cart access is
proposed for sidewalks, or trails that do not connect to the clubhouse. The city’s current ordinances
do not allow for the use of golf carts on public streets or trails. The developer is interested in
pursuing an ordinance that would permit such use on public streets and trails, often referred to as
a “slow moving vehicle ordinance”
Emerson Property and 10th Street Access. The access to 10th Street was achieved through
negotiation with Terry Emerson, the property owner to the south-east. The negotiated agreement
will result in a land swap with Outlot P being transferred to Mr. Emerson in exchange for the Street
D access onto 10th Street and Outlot N. Mr. Emerson has granted permission to have this portion
of his property to be included in the preliminary plat with his signature on the preliminary plat
application. Access to 10th Street should be a condition of preliminary plat.
Development Phasing/Grading Phasing. The developer is planning to begin the first phase of
the development on the east side along with a small portion in the south-west corner of the
development. All of the first phase utilities will be contained in Phase 1 except for a sewer force
main along 10th Street and its intersection with Lake Elmo Ave and a watermain along the south
side of 20th Street to its intersection with Lake Elmo Ave. The grading phasing is being driven by
the need to provide public sere and water to the clubhouse within 2 years of its opening, which is
expected to be the summer of 2017. The pace of the phasing will be determined by market demand,
but future phases are expected to proceed from the from the south-west corner to 20th Street.
Further discussions related to phasing are needed with such a large development as it pertains to
public infrastructure such as streets, utilities and trails. The approximate timing of phasing is:
Phase 1, 2017
Phase 2, 2019
Phase 3, 2021
Phase 4 – 2023
Grading, Stormwater Management and Storm Sewer System Improvements. The City
Engineer provided comment on the grading, stormwater management and storm sewer system
improvements and raised a number of issues that may require changes to the preliminary plat (See
Engineer’s report dates March 8, 2017) including:
Pond 60 on Outlot V Pond 60 on Outlot V proposes storm water ponding over the
existing dual gas pipeline and easement area. It is the City’s understanding that this
improvement will not be allowed as proposed and if allowed would pose undue
maintenance and ownership burden on the City. The plans should be revised to remove
this encroachment or the applicant must provide written correspondence to the City from
the gas main utility owner stating that the proposed improvements are acceptable as
proposed including no ongoing maintenance restrictions to the City.
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PUBLIC HEARING ITEM 4c & 4d
Revisions to the Preliminary Plat may be required for the plat to obtain VBWD and State
stormwater permit approvals.
Sewer Utility Lift Stations. Outlots M, N and EE do not appear to be adequate for City
owned/maintained lift stations. Preliminary Plat approval should be contingent upon expanding
Outlots M, N, and EE, or otherwise revising the Preliminary Plat/Plans to the City’s satisfaction
such that the proposed sanitary lift station sites are acceptable to the City’s lift station consulting
engineer and Public Works staff.
Outlots.
Outlots E, H, M, N, V, W, AA, EE, GG and HH contain stormwater ponds, infiltration
basins, sanitary lift stations and utility easement and should be dedicated to the City with
the plat.
Outlots B and T contain public trails and should be dedicated to the City for parkland with
the plat (see parkland dedication).
Transportation Improvements. The City Engineer’s report dated March 8, 2017 includes the
following review comments related to required right-of-way dedication and improvements for
transportation:
40 feet of R/W is being dedicated along the entire length of 20th Street.
50-55 ft. of R/W is being dedicated along Manning Trail North within the city limits.
An additional 17’ of right-of-way is required along 10th Street north.
Turnlane improvements are required at Street D and Street E at intersections with County
roads meeting Washington County standards and paid for solely by the developer.
The City requires right turnlanes meeting City State Aid design standards along 20th Street
North at Streets E, J, A, the golf course entrance and Manning Trail to be paid for soley by
the developer. No turnlanes are required at the Manning Trail/Street B intersection.
HOA Fitness Center. Near the golf course clubhouse, on the west side of the parking lot on Lot
2, Block 1, the developer has proposed a private fitness center and swimming pool that will be
HOA owned and maintained. The fitness center is a conditional use, so prior to any construction;
a conditional use permit will be required. Access to the lot will utilize the clubhouse entrance drive
and parking lot. A cross access easement will be needed between the clubhouse and HOA to ensure
access to the property which will be under different ownership than the golf club.
Golf Course Amenities.
Cottages. The developer and owner of the golf club has suggested that there may be up to
four “cottages” to be located to the east of the golf club parking lot on what is labeled as
Lot 3, Block 1. Based on images provided of cottages found on other golf courses outside
the city, the cottages will be more or less entertainment homes for the private use of the
golf club owners and guests. The use in the GCC zoning district will be regulated as Semi-
Transient Accommodations, which are an accessory conditional use. Because they use is
allowed only as an accessory to the club house, the clubhouse and the cottages need to be
on the same platted lot. The preliminary plat will need to be revised such that Lot 1, Block
1 and Lot 3, Block 1 are combined. Staff believes this is important so that once constructed
the cottages remain under ownership of the golf club and cannot be sold off separately.
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PUBLIC HEARING ITEM 4c & 4d
Clubhouse and Access. The former 3M Tartan Park clubhouse is presently being renovated.
The renovation began prior to the platting process. The renovated club house uses will
remain essentially the same and will include a restaurant and pro-shop. An intensification
of the site or use will require a conditional use permit. Access to the clubhouse is via a
single driveway; the secondary entrance was displaced by residential development. The
City code requires two entrances. The developer has modified the single entrance by
introducing an island which divides the drivelanes. The Building Official and Fire Chief
Staff have no objections to a single entrance as the clubhouse will be have fire suppression
sprinklers installed. Staff is therefore recommending flexibility to the requirements to
allow a single entrance to the clubhouse.
Golf Course. The former 3M Tartan Park golf course was a 27-hole facility that is being
transformed into an public 18-hole facility with a driving range. The developer has
suggested that there will also be a small par 3 youth course. During the concept phase, the
developer indicated that this course would be open to the public for no charge. The excess
land being developed into the residential development.
Maintenance Building. The former 3M Tartan Park golf course maintenance building will
remain in its current location and purpose and is shown to be located on Lot 1, Block 1.
Parking. The parking for the clubhouse will serve the clubhouse restaurant, proshop, golf
course, HOA fitness center and cottages. At present, no additional parking has been
provided or planned for other than what existed with the former 3M Tartan Park clubhouse.
With any expansion to the clubhouse, cottages, or fitness center, a conditional use permit
will be required and the need for parking will be evaluated among other items. A cross
access easement will be required between the HOA and the club house ow ners to ensure
access to both over the clubhouse entrance drive and parking lot.
HOA/Clubhouse Trails. There are trails owned by the golf course and trails owned by the
HOA. A cross access easement is needed between the HOA and the golf course to allow
the HOA to access the clubhouse over the trails.
PRELIMINARY PLAT RECOMMENDED CONDITIONS OF APPROVAL
Staff recommends the Planning Commission recommend approval of the preliminary plat and
preliminary PUD plan approval with the following suggested conditions:
1. That cross access easements be recorded between the owner of the golf course/golf club and
the HOA to permit HOA and resident access to the future fitness center, clubhouse and other
amenities by the HOA residents over the clubhouse entrance drive and parking lot and trails.
2. That the preliminary plat be revised such that the Lot 1, Block 1 and Lot 3, Block 1 are
combined into a single lot.
3. That the preliminary plat be revised such that Lot 1, Block 1 has frontage onto 20th Street
without crossing through the public park on Outlot B.
4. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a
conditional use permit.
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PUBLIC HEARING ITEM 4c & 4d
5. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
6. That the developer prepare an exhibit that clearly identifies the proposed setbacks for specific
lots within the development.
7. That the PUD overlay zoning allow for the following:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 15 ft.
10 ft. 7.5 ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft.
30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 40%. All other lots shall have a maximum impervious coverage of
30%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade
(including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivison identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet
in sign area each, located no closer than 10 feet to any public right-of-way. In
addition neighborhood identification markers (pillars) shall be permitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood.
8. Prior to the execution of a Final Plat for any phase of the development by City officials, the
Developer shall enter into a Developer’s Agreement for that phase 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.
9. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association which shall be submitted in final form to the Planning Director
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PUBLIC HEARING ITEM 4c & 4d
before any building permit may be issued for any structure in any phase of the
development. Said agreement shall comply with Minnesota Statues 515B-103, and
specifically the provisions concerning the transfer of control to the future property owners.
The HOA documents shall include required maintenance of wetland buffers.
10. That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or other
architectural features.
11. 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 for each platted phase of the
development.
12. That the HOA be responsible for the maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
13. The developer shall provide for an HOA owned and maintained children’s play structure or
other similar improvement on Outlot R as discussed by the developer during the PUD
concept review.
14. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an
appraiser to be chosen by the City and paid for by the developer. Also that a 30 ft. wide trail
corridor be dedicated to the City centered on public trails in the development and that the
value of the dedicated land be credited toward any fees in lieu of parkland dedication. The
park land dedication shall not include wetlands, wetland buffer area, and no credit will be
given for land beyond the 30 ft. centered on public trails. And lastly, that the cost of
constructing any public trails within the dedicated park land be credited towards any fees in
lieu of park dedication.
a. Outlots B, and T shall be dedicated to the City as parkland for trails.
15. That the PUD Plans provide an 8 ft. public trail (concrete or bituminous) in the right-of-way
in front of Lots 4-12, Block 16.
16. That a trail phasing plan be submitted by the developer to be approved by City Staff and that
the public trails be constructed within each phase prior to building permits being issued for
that phase of development.
17. That a 10’ wide trail segment be provided from Street D to the east edge of the plat within the
County Right-of-Way.
18. That a sidewalk be provided on one side of every street in the development with the
exception of Street C.
19. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to comply
with the City’s tree preservation requirements and the City’s landscape requirements for
review and approval by the City prior to recording the final plat.
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PUBLIC HEARING ITEM 4c & 4d
20. The developer shall provide woodland management and pollinator friendly native seeding in
lieu of some required tree preservation replacement tree requirements as recommended by the
City’s Landscape Architect.
21. All changes and modifications to the plans requested by the City Engineer in the Engineer’s
report dated, March 8, 2017 shall be incorporated into the preliminary plat and PUD plans.
22. The Preliminary Plat approval is conditioned upon the applicant meeting all City standards
and design requirements unless specifically addressed otherwise in this resolution.
23. The developer shall comply with all comments identified within the Washington County
letter dated March 6, 2017, including providing an additional 17 feet of right-of-way along
10th Street N. and constructing turn lane improvements meeting Washington County
standards at the developer’s sole expense.
24. The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
25. That all openspace within the shorelands be protected with a conservation easement and that
conservation easements be provided for review by the City Attorney and to be executed prior
to final plat approval.
26. That golf carts shall be prohibited on city streets and city trails unless specifically allowed by
City Ordinance.
27. Prior to the issuance of building permits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
28. The applicant must provide the city a letter of approval to perform the proposed work in
the gas pipeline easement within the development area as a condition of preliminary plat
approval.
29. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a sign
permit from the Planning Department.
30. That the preliminary plat be updated to include street names that are consistent wi th the
City’s street naming ordinance and approved by the City Council.
31. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
32. The developer shall enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and PUD 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.
33. The developer 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.
34. That approval of the preliminary plat be contingent on Street D access to 10th Street.
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PUBLIC HEARING ITEM 4c & 4d
RECOMMENDED FINDINGS FOR REZONING:
1) That the rezoning is consistent with the comprehensive plan
RECOMMENDED FINDINGS FOR PRELIMINARY PLAT/PRELIMINARY PUD:
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Royal Golf Club at Lake Elmo preliminary plat and PUD plans:
That the Royal Golf Club at Lake Elmo PUD General Concept Plan was approved by the
City on September 6, 2016 and the submitted Preliminary Plat and Preliminary PUD Plan is
consistent with the approved PUD General Concept Plan.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this
area.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by the
PUD regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with the City’s subdivision ordinance.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with the City’s Planned Unit Development Regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with City’s Engineering Standards, except where noted in the review memorandum from the
City Engineer dated March 8, 2017 and modified by the PUD regulations.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply
with other City zoning ordinances, such as landscaping, tree preservation, shoreland, and
erosion and sediment control, except as noted in this staff report review memorandum from
the City Engineer dated March 8, 2017.
That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan achieve
multiple identified objectives for planned developments within Lake Elmo.
RECOMMENDATION:
Staff recommends the Planning Commission recommend approval of the 1) Rezoning of the
former 3M Tartan Park properties from PF – Public Facilities to GCC – Golf Course Community
with the following motion:
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PUBLIC HEARING ITEM 4c & 4d
“Move to recommend approval of the rezoning of the Royal Golf Course Development
properties from PF-Public Facilities to GCC-Golf Course Community based on the findings
identified in the Staff report.”
Staff recommends the Planning Commission recommend approval of the Preliminary Plat and
Preliminary PUD Plans for the Royal Golf Club at Lake Elmo with the following motion (this item
cannot be approved by the Council until the Metropolitan Council approves the comprehensive
plan amendment):
“Move to recommend approval of the Preliminary Plat and Preliminary Planned Unit
Development Plans for the Royal Golf Club at Lake Elmo with 33 conditions based on the
findings identified in the Staff report.”
ATTACHMENTS:
1. Application Narrative
2. Preliminary Plat
3. Tree Preservation Plans
4. Preliminary Landscape Plan
5. Phasing Plan
6. Shoreland Evaluation
7. City Engineer’s Report, dated March 8, 2017
8. Washington County’s Report, dated March 6,2017
9. Street Names Exhibit
10. Concept Plan Staff Report
Lake Elmo Planning Commission Minutes; 3-13-17
City of Lake Elmo
Planning Commission Meeting
Minutes of March 13, 2017
Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Kreimer, Dodson, Dorschner, Emerson, Larson, Williams,
Lundquist and Hartley
COMMISSIONERS ABSENT: Fields
STAFF PRESENT: Planning Director Wensman and City Administrator Handt
Approve Agenda:
M/S/P: Dodson/Williams, move to approve the agenda as presented, Vote: 7-0, motion
carried, unanimously.
Approve Minutes: January 23, 2017
M/S/P: Dodson/Larson, move to approve the January 23, 2017 minutes as presented,
Vote: 7-0, motion carried unanimously.
Approve Minutes: February 27, 2017
M/S/P: Williams/Lundquist, move to approve the February 27, 2017 minutes as
amended, Vote: 4-0, motion carried unanimously.
Public Hearing – PUD Concept Plan – Lakewood Crossing 2nd
Wensman started his presentation regarding the Lakewood Crossing 2nd Addition PUD
Concept Plan. This will be a 3 lot subdivision on 3.82 acres. The proposal is for a full
service restaurant, chiropractic and other retail activities. This property is currently
vacant but is guided for commercial. This PUD Concept Plan is intended to be intended
to provide the applicant guidance so that they can adjust the proposal if necessary. The
PUD will give flexibility to maximize the use of the property when straight zoning does
not work. There is a requirement that 20% of the project area be open space. There are
no open space calculations which must be provided. Lot dimensions and Bulk
requirements are largely met, but flexibility is being requested for the following 1)
minimum lot width 2) Impervious surface 3) Parking setbacks.
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Lake Elmo Planning Commission Minutes; 3-13-17
There are some deviations from the commercial design standards. Some of the
standards do not apply to this site and the unique shape of the lot make some of them a
challenge. There is not much landscaping proposed, especially along the exterior
streets. Most of the review comments come from engineering and have to do with
traffic and access management. Hudson Blvd is a main collector and there is spacing
limitations to 660 feet spacing for full access intersections. That would put the West
access in the Ebertz property. The City is suggesting working with the Ebertz to develop
together.
There are 18 recommended conditions of approval including meeting all engineering
comments, a comprehensive sign plan, open space calculations, amended landscape
plan to meet city standards, financial security, obtain necessary permits, etc.
Kreimer asked if this could be done with one entrance or if there would need to be two
for safety. Wensman stated that to his knowledge there would not need to be two, but
should be run by the fire chief and city engineer.
Williams asked why there would be no deed restriction on the shared parking as part of
this as it states it is at the time of sale. Wensman stated that there should be a cross
access agreement with the plat, not at time of sale.
Hartley asked if the city engineer reviewed this for drainage. Wensman stated that at
the concept plan, they are looking at the bigger picture and the issue is the access
management.
Kreimer asked why this property would need to provide the sewer and water. Is it not
in Hudson Road? Wensman stated that the sewer access does not extend all the way
down to Ebertz property.
Bruce Miller, CM Properties, they are building on speculation and hope that the
businesses will come. They are asking for some flexibility from the code so that they can
bring a much more quality development forward. The drive through component is a
CUP in the Commercial code through the PUD process and they would like to get those
approvals now so that they can market to those types of businesses with confidence.
He feels that the allowed signage is limiting and signs would be difficult to see. They
have been working on some signage proposals for a comprehensive sign plan. Miller
stated that rather than the 20% open space required with a PUD, he is proposing
upgraded architectural features. He is confident that there will be enough parking. It is
to there benefit to make sure there is adequate parking to meet the needs of their
tenants.
Hartley asked about a shared driveway on the West side with the Ebertz. Miller stated
that the first phase would not need the second access point unless the fire chief
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Lake Elmo Planning Commission Minutes; 3-13-17
requires it. He stated that he does not control the Ebertz property, but he is willing to
give them an easement for access.
Public Hearing opened at 7:52 pm
No one spoke and there were no written comments
Public Hearing closed at 7:52 pm
Williams feels that this is a good development and good for this spot. He does have
concerns about the access spacing, traffic flow for all the drive thru and parking needs
to be more detailed. The offsets to open space he is willing to discuss, but needs to be
convinced with more details of landscaping and architectural design. Dodson agrees
with Williams and would like to see an agreement worked out with the property owner
to the West. There was discussion regarding concern with the traffic flow of the drive
thru. Kreimer would like to see a couple of islands in the center of parking lot to break it
up a little bit. He is also concerned about the turn radius for the multiple drive -thru and
is concerned about the access spacing.
Lundquist thinks this will be a great addition to the community and she is not concerned
about the drive-thru radius. Hartley is uncomfortable permitting some of these
activities without knowing what the actual use or scale will be. He would like to see
them as Conditional Use Permits as the use comes in. Kreimer would like to add
condition #19 that the applicant shall be limited to 4 drive thru accesses and 2 of these
must be low intensity uses. Miller stated that the approval or denial for a drive th ru
would impact how you lay out the site and construct the building. Dodson is wondering
if the design of the buildings limits what types of businesses would go in there. Miller
stated that the design would dictate what types of businesses would go in th ere.
Williams is wondering if with the next phase the developer could give them information
regarding the drive thru traffic. Hartley stated that the drive thru traffic could be part of
the parking space analysis.
M/S/P: Dodson/Williams, move to add condition of approval #19 that an analysis be
done on the drive thru traffic volume, including any impact on the parking areas as well
as the secondary access and overall development, Vote: 7-0, motion carried
unanimously.
Dorschner feels that this would be self-managing as businesses will pick a location that
will accommodate their needs. He doesn’t see the concern with the parking as this
development doesn’t seem any more dense than in other communities. Lundquist
agrees. She sees the traffic going around with a flow.
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Lake Elmo Planning Commission Minutes; 3-13-17
M/S/P: Dorschner/Lundquist, move to recommend approval of the Lakewood Crossing
2nd addition PUD Concept Plan with the 19 conditions of approval as drafted by staff and
amended by the Planning Commission, based on the findings of fact listed in the staff
report, Vote: 7-0, motion carried unanimously.
Williams would like a friendly amendment to #14 that the word “for” be inserted at the
beginning of the sentence. This friendly amendment was accepted. Wensman
suggested that for condition #17, the first part of sentence should be struck and it
should read “a deed restriction that guarantees access to the parking for all uses must
be submitted.” This friendly amendment was accepted.
Public Hearing – Final Plat and PUD Plans – Inwood 5th Addition
Wensman started his presentation regarding Inwood 5th Addition final plat and PUD
Plans. This is the last addition of the residential portion of the development. This is a
replatting of Outlots A, B, F and G of Inwood 3rd Addition. They are proposing 101 Single
family lots. In 2014, Washington County conducted a Preliminary Plat review and
requested an additional 32 ft of ROW from future 10th Street improvements. This
condition was a condition of approval documented in several locations. It is in the 2014
Preliminary Plat report, the resolution approving Preliminary Plat and the signed
developer’s agreement. At one point the Developer was talking with the County about
ROW to the north. That never transpired and plans were never updated. The County
has control over the proposed Island Trail and 10th street intersection and they want the
32 ft of dedicated ROW with this plat.
Another condition of preliminary plat approval is that the developer install a mult i-
purpose trail along 10th street between Island Trail and Inwood Ave. Staff was
supportive of removal of this trail, but the Commission and Council’s resolution of
approval required this trail. Preliminary Plat was never updated and it is not included in
Inwood 5th Plat submittal. There are some Landscaping and engineering revisions that
are required, such as removal of certain trees and berms and required water main
easements.
Kreimer asked if there is room to build the homes if they do the 32 foot ROW
dedication. Wensman stated that those are deep lots, but the back yards will have part
of the berms and it will tighten things up. Williams is wondering why the application is
not deemed incomplete without that ROW dedication. Wensman stated that it was
originally deemed incomplete. The Developer provided more information and upon the
City Attorney’s advice, it can be dealt with through conditions. There was discussion
about the advantage of the trail ROW to the North vs. the South. The trail would be
located within the 32 feet of ROW being required. Wensman stated that from a
Planning perspective, the trail is desirable to move people to the future commercial
properties to the West. Dodson asked if the segment of trail along 10th street would be
a City trail. Wensman stated that he thinks it is HOA owned and maintained, but he is
not sure.
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Williams stated that condition #4 should be South Washington instead of Valley Branch
watershed district.
Hartley is wondering if this was reviewed by the Fire Chief, specifically if the Circles that
dead end are wide enough. Wensman stated that it was a concern of the City Engineer
and he would like the pavement widened there so that they function better.
John Rask, MI Homes, stated that the cul-de-sacs are standard radius for cul-de-sacs so
they would accommodate a fire truck. He does not necessary disagree with the
conditions of approval of Preliminary Plat, but what is missing is that there were
subsequent approvals granted for final plats and grading that didn’t have this trail. They
had discussions with the County and they agreed to take the ROW and trail to the
North. Rask feels that with the staff turnover, some things have fallen through the
cracks. Rask stated that these discussions were held after the Preliminary Plat was
approved. He feels that the County has changed the requirements. When Inwood was
approved, it was known and stated that both Inwood and 10th Street would someday be
4 lane roads with trails on one side. Rask stated that if they grant the ROW, they will
need to take out the berm and the trail was never once shown on any of their plans.
The berm was installed at expense to the developer to make the development look
better. They graded the berm with a grading permit and no one ever mentioned that
the trail wasn’t on the plan. Rask feels they are consistent with the City’s trail plan and
added trails at the City’s request. Rask is making the following request that 1) the
Planning Commission find that the trail along 10 th street is inconsistent with the City’s
Comprehensive Plan 2) Strike the conditions requiring additional ROW and a trail along
10th Street 3) Reconfirm that the trail and additional Row should be on the north side of
10th Street 4) allow the existing berm to remain as approved in the Development
contract approved by the City Council.
Dodson asked what would happen to the berm if the additional 32 feet of ROW is given.
Rask stated that they would need to take out the berm. Williams asked why it couldn’t
be moved to the south. Rask stated that the whole row of lots would be lost as it
couldn’t remain in the ROW. Williams asked when the developer was made aware of
the staff’s analysis of the ROW issue. Rask stated that it was probably in December.
What happened is they went to County for an access permit to construct the road and
then they were told about the trail and additional ROW. Rask doesn’t believe that the
County has that authority. Williams doesn’t see that the City should be involved in this
other than dealing with what is in written record which is the condition of approval.
Wensman stated that the trail and the ROW were conditions of approval that are in
multiple locations and were carried over from Preliminary Plat. It is typical for the
County to require these things with access and typical for the City to require that as part
of the plat.
Public Hearing opened at 9:00 pm
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No one spoke and there were no written comments
Public Hearing closed at 9:00 pm
Williams thinks that the trail and ROW issue is more complicated than they can deal
with tonight. He would suggest that under condition #9 that at the end add “unless the
County submits written permission for less ROW”. He feels that the written record
shows that the ROW should be dedicated, but it is up to the County. Wensman stated
that the County has reaffirmed their letter from November 17, 2014, that they would
still need that ROW. Handt stated that if the City does not get that ROW at the time of
plat, when the County does need to acquire the land, they will come back and charge
the City for the acquisition of the ROW. Rask disagrees with that statement.
M/S/P: Williams/Dodson, move to add finding #8 that the legal issues surrounding the
additional 32 feet of ROW and the trail from Island to Inwood along 10 th Street are
beyond the scope of the Planning Commission, Vote: 6-1, motion carried, with
Lundquist opposed. Lundquist feels that they have an obligation to remain consistent
with what the County is asking for.
M/S/P: Kreimer/Dodson, move to add finding #9 that the Planning Commission finds
significant value to the existing berm that the developer built along 10 th Street and the
County should be requested to retain the berm regardless of the ROW issue, Vote: 6-1,
motion carried, with Lundquist opposed.
Wensman stated that the County is fine with the berm staying as long as there is a wall
once it gets to the ROW. They don’t want to have to move or restore the berm if
improvements need to be made. Lundquist stated that 10 th street is a major thorough
fare with plans to go to a 4 lane and they need the space.
M/S/P: Dodson/Williams, move to recommend removing condition number 11
requiring a multi-purpose trail along 10th Street between Island Trail and Inwood Ave be
removed, Vote: 7-0, motion carried unanimously.
Kreimer remembers the discussion about the trails and he remembers giving up the
requirement for a trail on Inwood, but that they decided that they wanted the trail
along 10th Street. Larson stated that there is already a trail through the development to
the commercial so it is not like there is no trail at all. Dorschner remembers the
developer stating that they could get easements on the North side of 10th for the trail.
He feels it makes sense to make the connection. Rask stated that to give more ROW
and build the trail, he would have to remove the berm. Rask stated that when they sat
down with the County, he felt that there was no compromise. He feels that the County
wants everything and is willing to give nothing.
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M/S/P: Kreimer/Williams, move to add a condition requiring that the section of trail
from Island trail to the eastern buffer is built, Vote: 7-0, motion carried unanimously.
M/S/P: Dodson/Williams, move to add a finding #10 that the City consider any trail
required to be implemented by the development from Island Trail to Inwood be
credited towards parkland dedication, Vote: 7-0, motion carried unanimously.
M/S/P: Williams/Dorschner, move to recommend approval of Inwood 5th Addition Final
Plat and Final PUD plans with 11 condition s of approval based on the findings as
amended in the staff report, Vote: 7-0, motion carried unanimously.
Public Hearing – Zoning Map Amendment and Preliminary Plat and PUD Plans - Royal
Golf
Wensman started his presentation regarding the rezoning from PF to GCC – Golf Course
Community and the Preliminary Plat and PUD Plans. Wensman went through the issues
from the Concept plan that were addressed with the Preliminary plan. With the PUD
Overlay, the developer has requested flexibility. They would like single access to the
clubhouse, lot sizes smaller than 9000 for villa lots, 40% impervious and 20 ft front yard
setbacks on villa lots, 50 ft ROW on Street C, add’l subdivision and neighborhood signs,
and garages greater than 1000 sq ft to be permitted rather than a CUP.
With the Shoreland evaluation, there are 100 lots within the shoreland area, the
development is preserving 50.5% or the shoreland, where 50% is required, less than
allowed base density within each shoreland, shoreland impact zones and steep slopes
preserved in Lake Elmo and Downs Lake, 70% of shoreland impact preserved for Rose
and Horseshoe, 59.9% of Lake Elmo shoreland preserved, and preserved a
wildlife/drainage corridor from NW to SE. The developer needs to maintain a 100 ft
Natural Corridor outside of lot areas. They have 89 feet, so staff has made the 100 foot
corridor a condition of approval. The GCC minimum lot size is 9000 sq feet. The PUD
flexibility sought is 6,600 sq ft on some lots. The average lot size is 13,499 sq feet
because of some of the larger lots. There is also a request for PUD flexibility for 20’
front setback and 7.5’ setbacks. The 7.5’ setback averaging is already allowed by policy.
Staff is requesting there be an exhibit which clearly shows specific lots and setbacks, no
encroachments into D & U easements and lots with 20’ setbacks should have garages
adorned with windows or other architectural features for sides of garages facing the
public ROW. The GCC maximum impervious per lot is 30%, the request for PUD
flexibility is for 40%. Staff feels this is ok as it matches LDR zoning and will be limited to
the villa lots. The developer is asking to forego the sidewalk requirement on a number
of streets. Staff is only supportive of street C having no sidewalk because of site
limitations. Dodson would like the exhibit showing the setbacks to also show which lots
can have the larger garage.
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GCC allows 1000 sq ft maximum garage and the developer is asking for a deviation for a
larger garage to store golf carts. Staff is supportive of the request, provided that the
garage doors will not exceed 60% of the principal building façade fronting a public road,
impervious surface limits are not exceeded, and that the upper limit of permitt ed
garages is 1300 square feet.
Williams stated that in a PUD process the City is supposed to get something to give
something. He is wondering what we are getting for all of these deviations. Wensman
stated that a large part of what the City is getting is less impact to the Shoreland. There
are other things in the presentation and they can discuss the give and take at the end of
the presentation. GCC zoning requires a 100 foot buffer from external residential lots.
They are meeting or exceeding that buffer. Note that the City does not require the
buffer to properties outside of the City limits. There was some discussion about
parkland dedication and trails. The Park Commission is not recommending a park on
this property, but would like to see trail dedication. The trails in the development
connect all of the neighborhoods which was a goal. Wensman would like a trail phasing
plan as trails need to be constructed with each corresponding phase of the
development. The development exceeds the open space requirements both for GCC
zoning and for shoreland. There are restrictive covenants that need to be submitted
prior to final plat. These would include conservation easements over shoreland areas
and HOA/CIC documents.
The subdivision code allows for two 24 square foot subdivision signs per development.
Developer is requesting flexibility to have up to 4 subdivision signs (including one at
clubhouse entrance) and up to 6 neighborhood markers to identify the villa enclaves
within the development. Staff is supportive of the flexibility due to the unique layout
and size of the development and the multiple entrances. A sign permit is required prior
to construction. The developer is proposing unique street names that have a golf
theme. Wensman stated that it does not meet the County street naming conventions,
but does meet the City’s street naming ordinance. The allowed architecture would be
addressed in the HOA documents. For tree preservation and tree replacement, the
developer is interpreting the site as mixed-use which would allow replacement trees to
be used as landscape required trees. The City attorney and staff interpretation is that it
is not a mixed use. The landscape plan cannot be evaluated until tree replacement is
determined. Landscape walls crossing residential property lines shall be owned and
maintained by the HOA and within the maintenance easements. Williams asked if there
was a definition of “forest management and natural seeding”. He feels that it needs to
be clearly defined.
The developer’s vision is to have all the development accessible by golf cart. The public
ROW and trails would need to allow golf carts. This would require a special City
ordinance as it is currently prohibited. An agreement has been reached with the
Emerson property to provide access to 10th Street. Wensman talked about phasing of
the development. It is anticipated to be done in 4 phases from 2017 -2023. Phase one
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is a big phase as the infrastructure must be put in and the golf club is required to be
sewered within 2 years. There are some engineering issues that will need to be
addressed such as infiltration ponds located in gas line easement, lift stations on ou tlots
that do not appear large enough to accommodate them, outlots need to be dedicated
and others on the engineers report. There are some transportation requirements
including dedicating ROW and supplying turn lanes.
The Golf Course is planning to put in clubhouse cottages. The location is currently
shown as a separate lot. Staff is recommending that the lot be combined with the
clubhouse lot as these cottages are accessory to the clubhouse and will require a CUP.
Hartley asked if this property is then considered commercial. Larson feels that the
zoning is confusing when the golf course is taken out of it. There are a lot of different
things going on with this development and he is wondering why it would not be mixed
use. Wensman stated that the City Attorney does not feel it is a mixed use.
Wensman went through the 34 conditions of approval and findings of fact. Staff is
recommending rezoning from Public Facilities to GCC based on the findings identified in
the staff report. Staff is also recommending approval of the Preliminary Plat and PUD
plans with the 34 conditions with the understanding that the City Council cannot
approve this until the Met Council approves the comprehensive Plan amendment.
Wensman stated that the jurisdictional review period ends on March 24th. Once that
ends, the Comprehensive Plan Amendment can be submitted to the Met Council. The
Met Council has 60 days to review it and get back to the City.
Dodson is asking about impervious surface and drainage around the vi llas. Wensman
stated that the engineering plans were not included but the water has been addressed
through the engineering plans. Dorschner asked about reductions of golf fees and six
figures for replacing ball fields. He is wondering if it is not a condition, where would that
be captured for the City. Schroeder, HC Golf , stated that it would be in the developer’s
agreement. Kreimer asked if the Park Commission weighed in about the Tot lot
location. It seems in a location that would not serve many people. Wensman stated
that the Park Commission did not really talk about it. The developer is actually talking
about moving it where the more millennial product is located. Dodson is concerned
about the drive into the clubhouse. If there is a big tournament, people might try to
park along that driveway. Is there a way to mitigate that? Wensman stated that it could
be signed no parking.
Rick Packer & Clark Schroeder, Royal Golf, are not in favor of the sidewalk/trail and
prefer 6 ft. He does not like the look of sidewalks in a cul-de-sac and they do not help
with connectivity because they would dead end. Sidewalks are not typically put in a cul-
de-sac. There is discussion regarding the tree preservation. This is clearly a commercial
use and should be treated as a mixed use. They are not opposed to the forest
management. The golf cart access is very important to them as a golf course
community.
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Lake Elmo Planning Commission Minutes; 3-13-17
Lundquist stated that at one time there was talk about putting an 8 foot shoulder on the
south side of 20th street to make it safer. She is wondering if they still plan to do that.
Schroeder stated that they will be dedicating ROW, but what that is used for, they are
not sure. Packer stated that they will be building right turn lanes at 4 locations. There
will be widening at the turn lanes. Packer stated that the speed limit is 45 mph on the
road. If there is a concern about safety, maybe the speed limit should be reduced to 30
mph. Williams stated that a trail in the NW corner from 20th Street to Lake Elmo Ave
would be very useful. Packer stated that they could look at that and it would take tree
removal. Larson would like to discuss the zoning for the golf course as public facility vs.
golf course community. Packer stated that was the route the City Council chose to go
with. He feels that it helps preserve the golf course and the open space.
Kreimer asked about the tot lot location. Would it work by street “F”. Packer stated
that it might work there or in the Southern area, but they are trying to be sensitive to
the Homestead neighborhood. Packer stated that maybe it could go up with the pool
and fitness center on HOA maintained property.
Public Hearing opened at 11:10 pm
Michael Biebl, 12020 18th Street N, representing people on the East side of the
development, he feels some of the things that the City is asking for, such as increased
sidewalks, decreases the buffers. The City has no requirements to provide buffers to
anyone outside of the City. The tightest units are the one that border West Lakeland
and there are no buffers. Even though there have been traffic studies, he is concerned
that development traffic and wedding venue traffic will be too much for this road.
Would like to see a good give and take with the developer to make this a good plan.
Michael Zwiefel, 2055 Manning Trail, the common theme of this development is
flexibility. He would like to point out that this property was purchased with the only use
allowed a golf course. He heard at the very first presentation that a well-run golf course
is sustainable on its own, so everything else being mentioned is not necessary. He feels
with all of the uses on the site, close to 300 homes, restaurant, fitness center, wedding
venue, etc., the traffic count will increase 10, 20 or even 30%. The events held at this
location will be very hard on the community surrounding it. There are a lot of Villa lots
and it seems that there is an exception being asked for with almost all of them. Lot sizes
are being asked to be smaller, setbacks reduced, larger garages and less impervious
surface. All of these things seem to be counterproductive for what the City should be
looking for. He feels that to meet City requirements, they should reduce the density
and they could easily meet the standards.
Jim Voeller, 11314 12th Street N, it is hard to stay on top of this development as it
continues to change. He does not like the trail that goes to the northern of the existing
neighborhoods. He does not see the benefit of it with people running along their
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Lake Elmo Planning Commission Minutes; 3-13-17
backyards. The City has agreed to sewer and do all of these extra things. When is the
City going to say no to something? He feels the answer to the cottages should be no.
He feels that this development is totally inconsistent with the neighborhood. It seems
that the City is too willing to give the developer everything that they want. He feels that
if the golf course would not have been a part of this, the development would have been
done as an open space development as 18 units per 40 acres. Even if the golf course
property was included as an open space development, there would have been 200
houses vs 300 houses. Voeller feels that the neighbors are not being listened to as
there was a petition signed by 160 neighbors that were not in favor of the density here.
Ellen Johnson, 11050 14th Street, board member for Homestead community. Her
neighborhood feels that having the trail so close to their neighborhood infringes on
their privacy. Their neighborhood is currently in negotiations with the developer to
provide a custom shielding. They have an agreement in spirit, but would like it in
writing so it is clear. They are wondering if the neighbors will have access to Royal Golf
if the shielding isn’t adequate and they want to add to it.
Dana Smith, 2121 Legion Lane N, he likes the forest management and the fact that
about 60% of the trees are being preserved. He likes the idea of reducing the speed
limit on 20th Street to 30 mph because the safety of bikers and walkers is a big concern.
All of the deviations stem from the number of units being put in. He feels that if the
number of units are reduced, the deviations would be fewer. He is not sure why the
density discussion has been abandoned. He feels that the safety of 20 th street is very
important and he feels that the developer saying that they have done the best that they
can is not good enough. He is concerned about the light pollution from the lights. He is
wondering if there are regulations surrounding lighting.
Mary Leslie, 11546 20th Street, her husband negotiated the original purchase agreement
with the original property owner when 3M purchased the property. She is very
concerned with how steep the banks are on 20 th Street and the fog that is on the road
from Lake Elmo Lake. She feels with the intensity of the things going in at Tartan Park,
the speed limit should be reduced. She is concerned about the water and the ponding.
Public Hearing closed at 11:53 pm
Dorchner is still not clear why the golf course needs to be rezoned. Wensman stated
that it is currently public facilities. If it stays that way, there would be no development
and the comprehensive plan approved by the City Council guides it for a golf course
community zoning. Dorschner stated that when they approved the golf course
community zoning he did not understand that to be adding all of the commercial type
uses such as the clubhouse, rental units, restaurant and the fitness center. Williams
stated that as much as he is opposed to this development, the City Council has decided
on the direction and this proposal meets the GCC zoning.
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Lake Elmo Planning Commission Minutes; 3-13-17
M/S/P: Lundquist/Larson, move to recommend approval of the rezoning of the Royal
Golf Course Development properties from PF-Public Facilities to GCC-Golf Course
Community based on the findings identified in the staff report, and changing the finding
on page 19 to say “that the rezoning is consistent with the Comprehensive plan
approved by the City”, Vote: 7-0, motion carried unanimously.
M/S/P: Williams/Dodson, move to add condition #35 that a sidewalk be constructed
along the south side of 20th Street from what is labeled street E, West to Lake Elmo Ave,
Vote: 7-0, motion carried unanimously.
Lundquist was going to make a proposal or finding of fact that we do a little more work
on 20th Street as it doesn’t have any shoulders on either side. In all the public hearings,
people talk about the safety on 20th Street with current traffic, let alone adding more to
it. Dodson feels that the sidewalk is needed to get to the Park Preserve.
M/S/P: Lundquist/Larson, move to add finding of fact #9 that there has been a
significant amount of testimony that 20th Street is already dangerous because it has no
shoulders and poor line of site without any additional traffic and the City and developer
need to explore ways to make the road safer, Vote: 7-0, motion carried unanimously.
M/S/P: Dodson/Williams, move that the Royal Golf Development will not have any
street lighting, except at street intersections and that there be a photometric analysis to
ensure that any current lights in the parking lot meet the dark sky ordinance, Vote: 7-0,
motion carried unanimously.
Williams asked about the photometric analysis of the parking lot near the clubhouse.
Wensman stated that they are not making any changes. The position of the City is that
any intensification would require a CUP amendment. Wensman stated the current City
code does not require lighting, but there are standards for when they are placed. This
might be a topic that the Planning Commission looks at in the future. Packer stated that
they do not have a strong feeling one way or the other in regards to street lights. They
would like to see the street lights at intersections for safety however.
M/S/P: Dorschner/Lundquist, move to add condition #36 that the developer work with
all adjacent properties to get an agreement for shielding in place for screening and that
it be incorporated into the final landscape plan, Vote: 7-0, motion carried unanimously.
Williams stated that there was testimony from a West Lakeland resident that there was
not adequate screening and it is not shown on the plan for the Eastern border. Packer
stated that there is an email agreement with the resident for a septic and landscaping
agreement. Schroeder stated that the person that spoke regarding not having adequate
screening, actually lives across Manning Trail and is not actually an adjacent property
owner.
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Lake Elmo Planning Commission Minutes; 3-13-17
Dodson wanted to discuss the forest management proposal. Wensman stated that one
of the builders for the development is proposing different lot lines for the eastern
portion of the development. Wensman stated that staff would like to review this and
bring it back to the Planning Commission in the future. The developer is requ esting that
this be tabled to the next meeting to give staff time to review the changes with revised
plans. The forest management discussion can also be brought forward at that meeting.
There was some discussion regarding the irregular shaped lots.
Williams wanted to comment on the number of units for the development and the fact
that the time has passed to try to lower the number.
Dodson is wondering if the trail in outlot “T” can be re-routed to go along the new
homes of the development. Packer stated that there are wetland buffers that do not
allow trails and there is a retention basin. There is no way to get a trail closer to those
homes.
M/S/P: Williams/Larson, move to postpone consideration of the preliminary plat and
PUD plans until the next meeting, Vote: 7-0, motion carried unanimously.
Wensman asked about the forest management plan. Williams stated that buckthorn is a
big concern of his. Hartley stated that it should be a continuing effort and not a one
shot deal and there should be some assurance that the woodlands is preserved.
Williams reminded everyone to bring all of the data for Royal Golf to the next meeting
for Royal Golf so that the City doesn’t have to reproduce it.
City Council Updates – March 7, 2017 Meeting
i) Hammes Estates 2nd Addition Final Plat Extension –Passed
ii) Approve SHC Comp Plan Update Agreement – Passed
iii) Shoreland Management Overlay District Ordinance Amendment – Passed
iv) Planning Commission Appointment – Terry Emerson 2nd Alternate
Staff Updates
1. Upcoming Meetings
a. March 27, 2017
i. Comp Plan Amendment hearing for Tri-Lakes MUSA
ii. VMX rezoning hearing
iii. Possibly Hidden Meadows Final Plat
b. April 10, 2017
2. MAC CEP Report
Commission Concerns
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Lake Elmo Planning Commission Minutes; 3-13-17
Dodson is concerned that the commercial code was not adequate for the commercial
development that was brought forward tonight. He is concerned with the number of
PUD’s that keep coming forward. Wensman stated that once the PUD ordinance is in
place it will be easier and is a tool that is used to make development better.
Dodson mentioned that another thing that was not talked about with Royal Golf was the
use of golf carts. He is in favor of the use of golf carts in this development. Wensman
stated that it would be an ordinance amendment.
Lundquist is wondering if the City Engineer works with a hydrologist. Wensman stated
that they work with Valley Branch which is probably a hydrologist. Goose Lake is filling
up and probably can’t take much more.
Meeting adjourned at 12:47 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 3-27-17
City of Lake Elmo
Planning Commission Meeting
Minutes of March 27, 2017
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Larson, Dorschner, Emerson, Williams, Lundquist and
Hartley
COMMISSIONERS ABSENT: Fields, Kreimer and Dodson
STAFF PRESENT: Planning Director Wensman and City Administrator Handt
Approve Agenda:
The agenda was accepted as presented.
Approve Minutes: March 13, 2017
M/S/P: Lundquist/Dorschner, move to approve the March 13, 2017 minutes as
amended, Vote: 6-0, motion carried unanimously.
Public Hearing – Zoning Map Amendment – General Business to Village Mixed Use
Wensman started his presentation regarding the rezoning of properties from GB to
VMX. Since 2013, there have only been 3 properties rezoned to VMX based on
applications received by the City. In 2016, the Planning Commission discussed rezoning
all of the properties to VMX, but tabled it for the following reasons 1) densities within
this area are guided too high 2) VMX standards are less restrictive 3) form based code
should be created 4) updated population and development projections for area needed.
The rational for the rezoning is to bring the subject perperties’ land use consistent with
the Comprehensive Plan. Without the rezoning at this tiem, many improvements to
these properties would require owners to rezone to VMX and obtain variances.
Wensman went through the differences between GB and VMX such as lot width, lot
area and impervious surface maximum. There are 83 parcels currently zoned general
business. There are some parcels that are guided RS that are guided for VMX and there
are a number of parcels zoned RS being used for business, not single family homes. The
residential properties being used for business were not noticed, but should be included
in this rezoning. Re-publication of the public hearing to include these properties would
be needed. The properties that are guided for VMX, but currently used as single family
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Lake Elmo Planning Commission Minutes; 3-27-17
residences, staff is not recommending rezoning at this time. Staff feels that single
family residences should be an allowed use in the VMX. If that is the case, thos e
existing single family homes could be rezoned to VMX as it would have no impact on
them. New and existing homes should be treated the same.
Hartley is wondering why there is long list of condition uses as part of the VMX district.
Wensman stated it is the choice of the City Council to decide what is permitted and
conditional. Some uses are conditional to allow greater scrutiny of those uses. In the
Village, the lots and structures are very close to each other, so there could be uses that
should have greater scrutiny with conditions put in place to mitigate unforeseen
situations. Hartley thinks the veterinary services should be more specific to small
animals, not large animal services.
Wensman stated that if there are specific changes to the code, that code be discussed
through the public hearing for the zoning. Williams is wondering if the City Council
responded to the June Planning Commission request for updated population projections
for the Village area. Wensman stated that they did not specifically respond. They have
now launched into the Comprehensive Plan process and it will be addressed through the
process. Williams is asking if there were 2 houses fairly far apart on existing lots, could
they then subdivide and build another house. Wensman thinks there are greater
requirements for single family homes, but he will look at it. Williams asked about the
status of the form based code. Wensman stated that with the Comprehensive Plan
update, the priority for form based code was lowered. Emerson asked how many single
family homes would be affected if they change them to VMX. Wensman thought maybe
around 30 properties. Williams asked what the downside would be of those properties
being legal non-conforming. Wensman stated if the home burned down, they could
only rebuild on the footprint and would not be able to expand without a variance.
Williams is wondering about making single family homes conditional uses. Wensman
stated that might be a good solution.
Public Hearing opened at 7:32 pm
Sue Dunn, 11018 Upper 33rd Street, she would like the Commission to really think about
what things should be conditional uses. She is concerned about surface water and
impervious surface. She thinks the VMX could possibly add an additional 10,000 people
in the Village Area. She is concerned about the existing businesses. She thinks single
family homes are important to the Village Area. She thinks it is important to know what
the projections are for 2040 and how close we are to meeting those projections.
There is also a huge section to the East that is considered part of the Village area.
There were no written comments
M/S/P: Dorschner/Williams, move to continue the public hearing for the Zoning Map
Amendment Discussion to rezone properties to VMX – Village Mixed Use to the next
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possible meeting in order to properly notice the public hearing to include the additional
properties in the Zoning Map Amendment, Vote: 6-0, motion carried unanimously.
Public Hearing – Comprehensive Plan Amendment to add 2 properties to RSF Sewered
Wensman started his presentation regarding adding 2 properties to the Olson Lake Trail
sewer area and re-guiding them to Rural Single Family sewered. This would add 4497 &
4473 Olson Lake Trail to the MUSA. The feedback from the Met Council is that it would
just be an administrative review and would be similar to what was done in the Village to
add additional properties. This does not require any jurisdict ional review as we have a
joint powers agreement with Oakdale. We have not received any comments from the
public notice sent out and advertised.
Dorschner asked what the Oakdale capacity would be for hooking up the rest of the
properties around Olson Lake on that road. Wensman stated that they are not in the
MUSA so there has been no talk about Oakdale picking them up. Wensman stated that
they do not know, because there is no plan for it and the property owners are not
requesting it. Handt stated that the Engineers did reach out to neighboring properties
to see if they wanted to be included, and these were the only 2 properties interested in
being included.
Williams is wondering if there is a Zoning Text that is actually rural single family
sewered. Wensman stated that the City does not have that specific zoning, but it is
probably something that could be created. Wensman stated that there really is no
problem leaving them as Rural Single Family zoning, but the change to the land use
designation was something the City Council was interested in to distinguish those
properties within the MUSA. Met Council was only concerned with land use designation
in the Comprehensive Plan allowing for sewer connection.
Emerson is wondering if they would move the MUSA line without the property owners
asking for it. Wensman stated that the City has not required properties to be sewered
unless the property owner has petitioned for it and signed a waiver.
Public Hearing opened at 7:44 pm
No one spoke and there were no written comments
Public Hearing closed at 7:45 pm
M/S/P: Dorschner/Lundquist, move to recommend approval of the amendment to the
City’s Wastewater Facilities Plan by adding PID #’s 090292132001 & 080292140059 to
the Olson Lake Trail MUSA, Vote: 6-0, motion carried unanimously.
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Hartley stated that they are adding these properties because they specifically requested
it. Looking at the map, there are potentially 4-5 properties that would seem to fit the
same characteristics of the other properties and why they requested it. Why is the City
not adding those properties? Williams stated it is because they did not request it and
according to Handt, they actively declined by not responding. Wensman stated that
there was one additional parcel that was thinking about it, but after further discussion
with the Engineer, they declined. Dorschner is wondering if we have the means through
the MUSA to require connection. Wensman stated that with the joint powers with
Oakdale, we have the means to connect these properties. Dorschner is conc erned that
properties along the lake are still on old septic systems and what that means for the
future. Hartley stated that he is concerned because the City does not have a very good
mechanism to catch when drainfield fail and so we end up with even one house
affecting the Lake. Handt stated that most septic problems are caught when the
properties are sold or a building permit is issued. Williams stated that the same logic for
the additional properties could be applied to the whole Tri-Lakes area. If the MUSA was
opened up to the whole Tri-Lakes area, there would be numerous people speaking
against it. Wensman stated that there are a number of 201 septic systems in this area
that have been created to deal with some of the failing septic systems.
M/S/P: Lundquist/Dorschner, move to recommend approval of a Comprehensive Plan
Amendment re-guiding PID #’s 090292132001 & 080292140059 to Rural Single Family
Sewered on the City’s Land Use Plan, Vote: 6-0, motion carried unanimously.
Dorschner wanted to confirm that there was no Rural Single Family Sewered zoning.
Handt stated that there was not, but this is just guiding it as such in the Comprehensive
Plan. Hartley wanted to reinforce his concern from the standpoint of the
Comprehensive Plan, they do not have the potential pollution issues under control for
all of these properties that have individual septic systems and the inspection of them
comes well after the fact that they have failed. Williams doesn’t disagree, but doesn’t
feel that it will change anytime soon as he has heard the same discussion for 40 years.
Business Item –Preliminary Plat and PUD Plans - Royal Golf
Wensman started his presentation by stating that the Planning Commission approved
the rezoning to GCC on 3/13/17 and tabled the approval for the Preliminary Plan and
Preliminary PUD Plans. At the last meeting, the developer was proposing some changes
to the NW neighborhood. They have withdrawn those changes at this time. The
Planning Commission requested addition information on forest management , but the
developer is no longer interested in doing that. The developer has indicated he will
comply with the tree replacement requirements, but there is still dispute as to whether
the project is a mixed use. Since 3/13, the VBWD has raised concerns regarding some of
the infiltration basins. The developer is working through those issues and is confident
there are adequate solutions that will not impact the plat. Staff has slightly modified
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the condition pertaining to VBWD approval. Staff added a missing condition that the
green corridor in the NW neighborhood be a minimum of 100’ wide outside of the lot
area. Right now there is one area that is shown at 84’ with one of the lot lines.
Staff is recommending the same conditions with some corrections and additions. A
correction to #15, correcting the Lots and Block it pertained to. Condition #20 pertains
to the woodland management. It doesn’t hurt to keep that condition if the developer
changes his mind, but it is up to the Planning Commission how to handle that. Condition
#24 was reworded to make it clearer. #35 was added to capture the 100’ green
corridor. #36, #37 & #38 are the 3 conditions added by the Planning Commission
regarding the sidewalk along the South side of 20 th street and that there would be no
street lights except at street intersections to meet the dark sky ordinance and to work
with adjacent property owners to come up with screening that gets incorporated into
the landscape plans. The recommended findings are the same with the addition of #9
that a significant amount of public testimony regarding that 20 th street is already
dangerous without the additional traffic and the developer needs to explore ways to
make the road safer. Staff is recommending approval with 38 conditions of approval
and the 9 findings identified.
Dorschner asked what the dispute is around mixed use. Wensman stated that the tree
preservation plan has a provision that requires mitigation as well as landscape
requirements for residential development. For commercial and mixed use
developments there is an exception that all trees with the exception of ornamental
trees may be counted towards tree replacement requirements. The developer is saying
that this site is mixed use with the golf course being the commercial piece. They are
arguing that it the case so that all of the replacement trees will count towards their
landscaping requirements. Staff is saying that the golf course is the principle use; open
space. It was a public facility in the past and it had an accessory commercial use, which
is not the primary use. They will be creating a separate parcel for the more commercial
site, and possibly that could be exempted, but exempting the whole golf course is not
consistent with past practice and the City attorney does not support the mixed use
interpretation. Wensman stated the difference would be a large cost to the developer
in tree replacement or a significant loss of trees for the City. Staffs solution for this was
the idea of forest management to better serve the development. The develo per likes
the tree preservation better because it is more quantifiable vs the forest management
which is kind of a gray area.
Rick Packer, Royal Golf, stated that the attorneys were discussing the mixed use concept
and they had hoped that they could come to a compromise. They did not feel that the
forest management was a compromise, but an exchange for the tree preservation
requirement. The Royal Golf attorney opinion is that this development is mixed use.
There is economic incentive that the City has provided to commercial development.
There is currently no definition of mixed use in the City code. In the absence of a
definition, those terms are supposed to be given their plan and ordinary meaning. The
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Royal Golf Community has 4 different types of uses on the property. There is
residential, business services, food service and outdoor recreation. They feel that the
golf course is clearly a commercial use. This is a wooded site vs a cornfield, so the
number is really large. There are 8500 trees on this site, with about 3000 trees being
removed. They are allowed to remove roughly 2500 trees or 30%. They are removing
about 35% or 418 trees more than what is allowed. Based on the City code without the
mixed use exemption, they would need to plant 3024 trees or 10 trees per lot. Packer
states it would cost them $1.5 million dollars for trees alone. They had proposed 900
trees or 3 trees per lot. Packer stated that staff rejected that as there was no way for
them to inspect them. They are planting 214 trees that are ornamental which do not
count either. They feel that they legally qualify for a mixed use and should get the
exemption. They were looking for some compromise that they did not get.
Royal Golf is proposing to construct a wide shoulder between Street E and Lake Elmo
Ave vs a trail on 20th Street that has no shoulders. There is a significant grade change
where the trail would need to go and a loss of trees. They would argue that it would be
better served with adding a shoulder to the road that is wide enough to walk and bike
on. Packer talked about the alternate Villa design and would like that to move forward
to the City Council. There is one driveway that is in the sanitary sewer easement which
is a concern to the city engineer. They can enter something into documents recorded
against the property. Packer stated that this plan has one less unit than proposed with
plat, but is essentially the same grading plan.
Lundquist asked why the proposed sidewalk on 20th only goes just past the clubhouse.
Packer stated that there are places that are very steep and would be very disruptive to
that area. Williams asked why the City would not accept the sidewalk within the ROW.
Wensman stated that MSA standards would require the sidewalk t o be located on the
outer edge of the ROW.
Larson asked what the status of the tree replacement is. Wensman stated that there is
the landscape requirement and the street tree requirement. The City is going the more
lenient interpretation, requiring landscaping based on the disturbed area calculation.
Street trees will go in with the road when the improvement goes in. In terms of the
development trees with 4 trees going in with the home, as long as the City has escrow
to ensure the trees go in, the timing isn’t as important. There is a difference between
the developer and the City of approximately 1000 trees. That difference hinges on the
Mixed Use issue as the City and developer have failed to come to a compromise.
Williams asked if they are opposed to any forest management in exchange for relief of
the tree replacement. Packer stated that there is no compromise if it is dollar for dollar
exchange they would not be interested. Williams stated that he is willing to relax the
tree replacement provisions from 1000 to 500 in return for a program of buckthorn
removal for 3 years after construction has started. Hartley thinks that it is problematic
as it is not just the individual home owners. Dorschner stated that buckthorn is very
difficult to manage and is good screening. Hartley feels that the City is better off having
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Lake Elmo Planning Commission Minutes; 3-27-17
new trees vs a management plan based on the possible tree diseases. Emerson feels
that the uses out there are mixed use and that is what they need to decide. Williams
feels that they need to go with the City Attorney’s opinion on that issue, but also feels
that there should be some relaxation of the number of trees with buckthorn removal.
M/S/P: Williams/Lundquist, move to add an additional condition that the tree
replacement requirement based on residential use be relaxed by 50% in return for the
developer controlling buckthorn by cutting stems and treating the remaining stumps by
either physical pulling or by herbicide application for a period of three years beyond the
date for which construction begins for the adjacent phase, Vote: 4-2, motion carried
with Hartley and Dorschner voting no.
Wensman stated that this motion would replace condition #20 in the packet. Dorschner
asked how many trees this would leave them to replace. Half would be around 500.
Dorschner feels there would be more value in trees vs. the forest management. He
feels the real issue is the mixed use interpretation vs. residential, but feels they need to
go with the attorney’s opinion. Jim Felton talked about what they did for the wildlife
corridor and what was required by the VBWD. His estimate of cost for what they have
done is about 50K.
Dorschner inquired about developer talking to property owners on the East side
regarding screening.
Williams doesn’t believe there are any West Lakeland properties that they need to be
concerned about in regards to screening. Packer stated that they have an agreement
with the Homestead development. Williams feels that the City should allow the golf
carts on the streets for the GCC. Wensman stated that a separate ordinance would be
required that is not part of the zoning code. They could recommend that staff bring one
forward. Hartley stated that personally he is not in favor of the golf carts because they
are often driven irresponsibly and rules are not followed. Emerson doesn’t have a
problem with golf carts and maybe an age limit could be put on it. Dorschner was in
Arizona and many of the communities there have them. Larson stated that the golf
carts would have destinations such as the clubhouse, restaurant, etc. Schroeder stated
that they have looked at many ordinances in different cities and they address such
things as age, speed, hours of operation, lights, etc.
M/S/P: Williams/Dorschner, move to propose an additional finding #10 that the
Planning Commission determines that it would be desirable to allow golf carts on the
public streets within a golf course community, Vote: 5-1, motion carried, with Hartley
voting no.
Williams asked if the Fire Chief commented on the street names. Wensman stated that
the Fire Chief does not like the new street naming policy, and is going to be taking the
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Lake Elmo Planning Commission Minutes; 3-27-17
whole street naming policy back to the public safety committee. This street naming
complies with the current ordinance.
In regards to the street lights, the City Engineer stated that there is no requirement to
have street lights in a development.
Packer is wondering if they have addressed the Villa area. Handt stated that as of
Friday, the developer was pulling that section, but tonight included it in the
presentation. Wensman stated that one clear problem based on their limited review is
the driveway with a storm pipe underneath it which will need to change.
M/S/P: Williams/Dorschner, move to recommend condition #39 that staff reviews and
approves the new plans presented tonight regarding the Villas and that the developer
complies with all of the staff recommendations, Vote: 6-0, motion carried unanimously.
M/S/P: Lundquist/Larson, move to recommend approval of the Preliminary Plat and
Preliminary Planned Unit Development Plans for the Royal Golf Club at Lake Elmo with
the 39 conditions based on the 10 findings identified in the staff report and amended by
the Planning Commission, Vote: 6-0, motion carried unanimously.
Business Item – Zoning Text Amendment – Village Low Density Residential Zoning
Wensman started his presentation regarding the Village Low Density Residential Zoning.
Since the last meeting, there were density ranges added, the impervious calculation was
added to 35%, struck the maximum setback standard, allows free standing multi-family
dwellings as a CUP to match the comprehensive plan, and clarified the setbacks for
other residential uses. There was a desire at the last meeting to have a build to line
incorporated into the VMX and the staff thinks that they have addressed that by the
prevailing setback of the street to have consistency. If it is a new street, it can be
decided at that time. Wensman went through some of the other standards.
Williams asked about the garage standards and why that need to be called out
specifically. Wensman thinks that it for existing homes that might want to build an
additional garage. There was some information regarding tiny houses and if the City
wants to alter its minimum home size. Wensman thinks more research needs to be
done regarding this for the next meeting. Another consideration is would we want to
have different standards for the urban vs rural areas. There was discussion if the
Planning Commission thinks the VMDR zoning should just use the standards for LDR and
have that reference made in the Comprehensive Plan.
Hartley is wondering how the City determines in the VMX what is a permitted use and
what requires a condition use permit. Wensman stated that there is not a straight
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criteria that determines if it is permitted vs a CUP. Typically the City makes uses
conditional if it is perceived that the type of use could potentially create issues so the
city wants to put conditions on the use. Williams stated that if there were
recommendations of uses that should be permitted, the Commission could take up that
discussion in the future.
Business Item – Zoning Text Amendment – Solar Ordinance
Wensman started his presentation regarding the solar ordinance. Some of the reasons
for a solar ordinance are to protect neighbors from glare, that it meets imperious
surface, area and size requirements and that there is a decommissioning plan. There is
also a solar farm definition, which is not currently outlined in the Zoning Code as
allowed permitted or condition primary use. Where should they be allowed as a
primary use if anywhere? Some of the standards are that it must comply with accessory
structure setback, height, lot coverage, etc. Should solar energy systems be exempt
from certain standards in certain areas? Hartley is wondering if the City wants to add to
the ordinance that an HOA can’t prohibit the use of solar panels. Wensman stated that
would be unusual, but the City could put that restriction on. Currently solar farms are
not allowed as the primary use anywhere, should th ey be? Staff is looking for any other
additional standards that the Commission would like to include.
Hartley thinks a large commercial installation is very different than a residential one. He
also feels that in residential, if it is limited to the rooftop, that is different issue than if it
takes up a whole back yard. Williams suggested a slightly different definition of solar
farm from “wholesale sales” to “offsite customers”. Williams wants “off -grid systems”
defined in the interconnection agreement section. Williams would like to eliminate
“using a reflector to enhance solar production” from the reflectors section. Hartley
stated that the commercial operations are probably the only ones to use reflectors.
Williams is also confused about “screening to the North side of the solar array”. He
thinks they need to look at that. Hartley suggested just striking the word north.
Williams thinks that it needs to be stated that solar panels are considered impervious
for calculations. Emerson doesn’t feel that the whole thing should be considered
impervious. Williams feels that especially in commercial operations, you have
compaction of the soils and it is no longer like a vacant field. There are also access roads
and maintenance to consider. Wensman stated that it is creating a concentrated flow
and runoff. Williams feels that it is easier for the City to manage and not inconsistent
with the codes of other Cities if it is considered impervious. Hartley stated that maybe
the total area could be calculated and 50% is considered impervious.
Williams would like to add a provision that HOA’s and CIC’s are not allowed to prohibit
solar systems. He is wondering if they should add solar systems as an incentive in the
PUD bonus table. Williams asked if these systems would require a city building permit.
Wensman stated that they would because of the footings. Hartley stated that screening
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Lake Elmo Planning Commission Minutes; 3-27-17
and such would need to be reviewed by the City. Wensman stated that it might not be a
building permit, but a zoning compliance review. Williams stated that there is a
reference to building code in the code requirements section and it should say all rooftop
or building integrated systems. Williams would like to add the words “and/or screened”
to item #7 Visibility to be consistent with other rooftop structures. For storm water
management, Williams would like to add “Watershed Districts requirements”.
City Council Updates – March 21, 2017 Meeting
i) Wildflower 2nd Developer Agreement - passed
ii) Lakewood Crossing 2nd Addition Concept Plan PUD - passed
iii) Noise Ordinance – on hold
Staff Updates
1. Upcoming Meetings
a. April 10, 2017
b. April 24, 2017
2. MAC CEP Report
Commission Concerns
Hartley would like to reinforce the idea that the meetings not be too long and that the
Commission get out at a reasonable hour. If the meeting gets too long, they are not at
their best.
Dorschner wants to finalize the rural single family sewered. Wen sman stated that the
ordinance states that the rural single family should be predominately individual septic,
but does not require it to be so. If they are designated in the comprehensive plan by the
MUSA, it is allowed. Dorschner feels there should be d ifferent standard for when you
are sewered and when you aren’t. Wensman will look at it more detail and report back.
Williams is concerned that there has been nothing done as a City regarding form based
code. He recognizes that it takes a long time, but it just keeps being pushed down the
road. Wensman stated that through the Comp Plan amendment process, the vision will
be reaffirmed.
Meeting adjourned at 10:45 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
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VICINITY MAP SITE DATA
LEGAL DESCRIPTION
NOTES
DRAWN BY:
ISSUE DATE:
FILE NO:
EXISTING CONDITIONS INDEX
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
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Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.dwgSave Date:04/08/17
environmental
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Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
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DRAWN BY:
ISSUE DATE:
FILE NO:
EXISTING CONDITIONS
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.dwgSave Date:04/08/17
environmental
engineering
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11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
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04-07-2017 City Comments
HORSESHOE LAKE
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FILE NO:
EXISTING CONDITIONS
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.dwgSave Date:04/08/17
environmental
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ISSUE DATE:
FILE NO:
EXISTING CONDITIONS
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.dwgSave Date:04/08/17
environmental
engineering
surveying
·
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H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
SEE SHEET 5 OF 65 SHEETS
6Thomas R. Balluff, L.S.
40361
JAB
384 6509/21/2016
09/21/2016
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
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OWNER:OWNER:OWNER:OWNER:
DRAWN BY:
ISSUE DATE:
FILE NO:
EXISTING CONDITIONS
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
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environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
SEE SHEET 3 OF 65 SHEETS
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7Thomas R. Balluff, L.S.
40361
JAB
384 6509/21/2016
09/21/2016
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
17
HORSESHOE LAKE
LAKE
ROSE
26 27 9 10
11
12
13
14
15
23
2224
25 19
16
18
2021
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT INDEX
65
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
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environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
VICINITY MAP
EASEMENTS ARE SHOWN THUS:
DRAINAGE AND UTILITY
Know what's below.
before you dig.Call
R
PROPOSED
LEGAL DESCRIPTION
LEGEND
NOTES
(Not to Scale)
384
JAB
SETBACK INFORMATION
SITE DATA
8
BENCHMARKS
09/21/2016
09/21/2016
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:
OWNER:
OWNER:OWNER:
OWNER:
20TH STREET NORTH
A
N
N
I
K
A
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SE
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1
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6509/21/2016
09/21/2016
SEE SHEET 20 OF 65 SHEETS SEE SHEET 11 OF 65 SHEETS
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
O
W
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OWNER:
OWNER:
OWNER:OWNER:
OWNER:OWNER:OWNER:OWNER:
M
A
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20TH STREET NORTH
20TH STREET NORTH
A
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IKA
W
A
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N
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ANN
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 11 OF 65 SHEETS
SE
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09/21/2016
09/21/2016
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
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M
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AV
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ENS
NORT
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STRQUE
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 10 OF 65 SHEETS
SEE SHEET 12 OF 65 SHEETS
11
09/21/2016
09/21/2016
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
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OW
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ANN
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A
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A
Y
AN
N
I
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DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 13 OF 65 SHEETS
SEE SHEET 11 OF 65 SHEETS
12
09/21/2016
09/21/2016
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
N
E
R
:
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 12 OF 65 SHEETS
13
09/21/2016
09/21/2016
SEE SHEET 14 OF 65 SHEETS
SE
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H
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1
8
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6
5
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S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
N
E
R
:
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 13 OF 65 SHEETS
14
09/21/2016
09/21/2016
SEE SHEET 15 OF 65 SHEETS
SE
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H
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1
7
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6
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
N
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N
O
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T
H
D
R
I
V
E
PALM
E
R
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 14 OF 65 SHEETS
15
09/21/2016
09/21/2016
SE
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1
6
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6
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
O
W
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OW
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OW
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OW
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10TH STREET (COUNTY STATE AID HIGHWAY NO. 10)
N
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I
V
E
PALM
E
R
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 17 OF 65 SHEETS
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09/21/2016
09/21/2016
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:
O
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R
:
O
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N
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:
O
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O
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P
A
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N
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PALMER
D
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LA
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B
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C
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C
L
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N
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A
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W
A
Y
ARNIE
W
A
Y
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 16 OF 65 SHEETS
SEE SHEET 18 OF 65 SHEETS
17
09/21/2016
09/21/2016
SE
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
PALMER
D
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N
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LA
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O
B
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C
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C
L
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N
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T
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N
O
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T
H
D
R
I
V
E
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 17 OF 65 SHEETS
SE
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09/21/2016
09/21/2016
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1
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6
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SE
E
S
H
E
E
T
2
2
O
F
6
5
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H
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S
SEE SHEET 20 OF 65 SHEETS
19
09/21/2016
09/21/2016
SEE SHEET 18 OF 65 SHEETS
SE
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1
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6
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SE
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2
1
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6
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T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 19 OF 65 SHEETS
SE
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2
1
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6
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09/21/2016
09/21/2016
SEE SHEET 9 OF 65 SHEETSSEE SHEET 27 OF 65 SHEETS
SE
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1
0
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6
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S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SE
E
S
H
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2
0
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F
6
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SEE SHEET 27 OF 65 SHEETS
21
09/21/2016
09/21/2016
SEE SHEET 26 OF 65 SHEETS
SE
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SEE SHEET 22 OF 65 SHEETS
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:
O
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:
OWNER:
OWNER:
OWNER:
P
A
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T
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NO
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V
E
P
A
L
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E
R
N
O
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T
H
D
R
I
V
E
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 23 OF 65 SHEETS
SEE SHEET 21 OF 65 SHEETS
22
09/21/2016
09/21/2016
SE
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65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:OWNER:OWNER:OWNER:
OW
N
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R
:
OWNER:
OWNER:
OWNER:
OWNER:
PALMER
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LATROBE CIRC
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DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 22 OF 65 SHEETS
23
09/21/2016
09/21/2016
SE
E
S
H
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E
T
1
8
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6
5
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SE
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1
7
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6
5
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H
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T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:OWNER:
O
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:
LA
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OWNER:
OWNER:OWNER:
OWNER:
KINGS LANE NORTH
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NORTH
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DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 25 OF 65 SHEETS
24
09/21/2016
09/21/2016
SE
E
S
H
E
E
T
2
2
O
F
6
5
S
H
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SE
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2
1
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6
5
S
H
E
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T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
O
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:
LA
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NORTH
BOULE
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D
R
I
V
E
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SEE SHEET 24 OF 65 SHEETS
SEE SHEET 26 OF 65 SHEETS
25
09/21/2016
09/21/2016
SE
E
S
H
E
E
T
2
1
O
F
6
5
S
H
E
E
T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:OWNER:OWNER:OWNER:
20TH STREET NORTH 20TH STREET NORTH
(C
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.
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1
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)
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DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SE
E
S
H
E
E
T
2
7
O
F
6
5
S
H
E
E
T
S
26
09/21/2016
09/21/2016
SEE SHEET 25 OF 65 SHEETS
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:OWNER:OWNER:
20TH STREET NORTH
MASTE
R
S
LANE
NOR
T
H
NO
R
T
H
DRAWN BY:
ISSUE DATE:
FILE NO:
PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:40361
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp.dwgSave Date:04/08/17
environmental
engineering
surveying
·
·
·
H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
384
JAB
SE
E
S
H
E
E
T
9
O
F
6
5
S
H
E
E
T
S
SE
E
S
H
E
E
T
2
6
O
F
6
5
S
H
E
E
T
S
27
09/21/2016
09/21/2016
SEE SHEET 21 OF 65 SHEETS SEE SHEET 20 OF 65 SHEETS
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
SITE INDEX
Know what's below.
before you dig.Call
R
JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_index-site.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
28
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
29JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
30JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
31JJO
12
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
32JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
33JJO
7
4
8
3
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
34JJO
3
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
35JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
36JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
37JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
38JJO
1
0
9
1
2
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
39JJO
10
1
3
9
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
40JJO
16
15
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
41JJO
14
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
42JJO
17
18
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
43JJO
16
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
44JJO
15
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-site.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY SITE &
UTILITY PLAN
45JJO
10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
INDEX
Know what's below.
before you dig.Call
R
LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_ind.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
46
WETLAND FILL SUMMARY
NORTHEAST FLOODPLAIN SUMMARY
SOUTH FLOODPLAIN SUMMARY
15
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
47LOC
16
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
48LOC
17
18
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
49LOC
14
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
50LOC
1
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
51LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
52LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
53LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
54LOC
3
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
55LOC
4
8
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
56LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
57LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
58LOC
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-gr.dwgSave Date:04/08/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
BENCHMARKS
PRELIMINARY GRADING
& EROSION CONTROL PLAN
59LOC
60
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
ADB
DETAILS
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
61ADB
DETAILS
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
62ADB
DETAILS
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
63ADB
RETAINING WALL PROFILES
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
64ADB
RETAINING WALL PROFILES
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036_dtls.dwgSave Date:04/07/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·65
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
2. 2/28/17 Revise Per City Comments
3. 4/07/17 Revise Per City & Watershed Comments
65ADB
RETAINING WALL PROFILES
10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
TREE PRESERVATION PLAN
Know what's below.
before you dig.Call
R
JJO
94
VICINITY MAP
BENCHMARKS
T1
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_ind.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
F U T U
R
E
P H A
S
E
P H A S E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T2
TREE PRESERVATION PLAN
JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T3
TREE PRESERVATION PLAN
JJO
15
14
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T4
TREE PRESERVATION PLAN
JJO
F U T U
R
E
P H A
S
E
P H A S E
I
15
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T5
TREE PRESERVATION PLAN
JJO
16
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T6
TREE PRESERVATION PLAN
JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T7
TREE PRESERVATION PLAN
JJO
F U T U
R
E
P H A
S
E
P H A S E
I
6
2
1
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T8
TREE PRESERVATION PLAN
JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T9
TREE PRESERVATION PLAN
JJO
3
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T10
TREE PRESERVATION PLAN
JJO
9
7
5
4
8
3
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T11
TREE PRESERVATION PLAN
JJO
10
13
9
8
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T12
TREE PRESERVATION PLAN
JJO
F U T U
R
E
P H A
S
E
P H A S E
I
17
18
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T13
TREE PRESERVATION PLAN
JJO
11
8
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T14
TREE PRESERVATION PLAN
JJO
F U T U
R
E
P H A
S
E
P H A S E
I
4
8
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T15
TREE PRESERVATION PLAN
JJO
F U T U
R
E
P H A
S
E
P H A S E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T16
TREE PRESERVATION PLAN
JJO
11
12
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T17
TREE PRESERVATION PLAN
JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:04/06/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
TREE PRESERVATION PLAN
T18JJO
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T19ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T20ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T21ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T22ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T23ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T24ADB
TREE PRESERVATION PLAN
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55014
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:04/05/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments T25ADB
TREE PRESERVATION PLAN
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2
1
Lake Elmo, Minnesota
Phasing Plan - Development
Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
BENCHMARKS
ADB
PHA
S
E IV
PHA
S
E
III
PHA
S
E
I
Exhibit E
PHA
S
E
I
P12. 2/20/17 Revise Per Owner
PHA
S
E
II
EXHIBIT F3. 4/07/17 Revise Per City & Watershed Comments
PHASING PLAN - DEVELOPMENT
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2
1
Phasing Plan - Utility
Know what's below.
before you dig.Call
R
BENCHMARKS
ADB
PHA
S
E
IV
PHA
S
E
III
PHA
S
E
I
Exhibit F
PHA
S
E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments P22. 2/20/17 Revise Per Owner
PHA
S
E
II
Lake Elmo, Minnesota
EXHIBIT F3. 4/07/17 Revise Per City & Watershed Comments
PHASING PLAN -UTILITY
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10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
Phasing Plan - GRADING
Lake Elmo, Minnesota
Know what's below.
before you dig.Call
R
BENCHMARKS
JJO
PHA
S
E III
PHA
S
E
II
PHA
S
E
I
Exhibit G
PHA
S
E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments P3EXHIBIT G2. 2/20/17 Revise Per Owner
3. 4/07/17 Revise Per City & Watershed Comments
PHASING PLAN - GRADING
11455 20th Street North
Lake Elmo, Minnesota 55042
www.royalgolfclubmn.com
THE ROYAL GOLF CLUB
Preliminary PUD/Plat
February 10, 2017
Background
Tartan Park, 3M’s private 27-hole golf course and recreational facility was purchased by H.C.
Golf Course Development, LLC in March of 2016. Since that time, the golf course
reconstruction and proposed clubh ouse renovation have begun with an expected opening
Summer of 2017. H.C. Golf applied for a Comprehensive Plan Amendment on September 12,
2016. This application was approved, conditioned on Metropolitan Council approval , January 9,
2017. The EAW for the Royal Golf Club was approved by the City Council on January 17, 2017
and the Zoning Text Amendment for the new Golf Course Community designation was
approved on February 7th, 2017. The applicant has prepared a Shoreland PUD/Cluster
evaluation that is in the final stages of review by the City of Lake Elmo. On September 8, 2016,
H.C. Golf requested that the City undertake a Water Supply study based on the City Engineer’s
recommendation during the Concept Plan review. The study is complete, the recommended
changes to RGC’s water looping system have been made. RGC has obtained its required
Wetland Alteration Permits and received approval of the Wetland Replacement Plan. This
narrative accompanies the Development Stage Planned Unit Development and Preliminary Plat.
RGC and City Staff have been working on the details of the preliminary plat over the last 3
months. During this effort, the concerns raised during the concept review, the EAW, the GCC
Zoning Text Amendment, and public comments have been addressed and incorporated into this
submission.
Substantive Changes Since Sketch Plan Review
There have been many changes since the Planning Commission saw the original sketch plan.
The substantive changes area:
1. Provision of an access to the south connecting the neighborhood to 10 th Street.
2. Provision of a public trail connecting 10th Street to 20th Street.
3. Elimination of any cul-de-sacs longer than City Ordinance.
4. Addition of an access from 20th Street to the east part of the site
5. Elimination of 11 lots in the area east of Homestead and north of Tartan Meadows.
6. Connection of the NW neighborhood to the west-central neighborhood.
7. Removal of the 19 lots that had been planned on a wooded ridge along Lake Elmo Ave.
PUD Flexibility
RGC is requesting various types of flexibility based on its PUD designation. These requests are
listed below and detailed in each category throughout the narrative. These requests are:
1. The golf course is required by ordinance to have two entrances. When submitting the
grading permit for the course, this was unknown to RGC. As a result, the area where the
2nd access once existed was used as the remediation area where the mercury
contaminated soils in the golf course greens was placed. To address the access concern,
RCG is proposing to modify the main entrance drive to include a drive with a median at
the intersection of 20th Street.
2. Minimum Lot Size. The minimum lot size in the GCC is 9,000 square feet. Many of the
proposed Villa lots are below this requirement. Typically, an Association maintained
unit would be more a LDR or MDR housing style; the smaller lot size would be
compensated by common open space. We believe we have done this with our proposal
and should be approved. If not allowed, the only way to meet the minimum density
would be to make all the lots closer to the minimum. We believe this would be
detrimental to the neighborhood and it exclusivity.
3. Impervious Surface Area (Per lot). While we aren’t exactly sure at this point because we
haven’t picked our builders, we suspect that on some of the 55’ villa lots we might exceed the
30% impervious coverage requirement. Like #2 above, the villa would typically be a LDR/MDR
product with a 40% coverage requirement. We believe it is reasonable to ask this of our villa
product as well. We will adhere to the Shoreland Ordnance in the areas covered by the
Shoreland District. We are not requesting this flexibility for the Traditional Single Family.
4. Villa Setbacks. RGC is requesting a 20’ front yard setback when a side-loaded garage is
used. In this case, there should be no issue with parking cars in t he driveway that will
overhang the sidewalk or ROW. This is not an uncommon allowance when utilizing a
side-load garage. Additionally, we are requesting 7.5’/7.5’ sideyard setback (garage or
living area) for the villas. With the ordinance requirement of 10’/5’ there will be
instances where we will have garages with 10’ of each other. We believe this creates an
ugly street view.
5. We would like “trails” in front yards to be 6’ wide. This argument is made in the Trails
section.
6. ROW width. In the 55’ wide villa area on the east side we are proposing a 50’ ROW
without sidewalks. This is described in the streets section.
7. Number of “Entrance Monuments”. City ordinance allows for only 2 entrance
monuments per development. We are requesting 4 entrance features – one at the
intersection of Street A and 20th Street, one at the clubhouse entrance, one at the
entrance on Lake Elmo Ave. and another approximately 600’ north of our entrance on
10th Street. In addition, we would like to have up to 6 additional “neighborhood
identifiers” used to identify the villa enclaves. There would likely be nothing more than
a 2’X2’ pillar with the RGC Logo and the name of the neighborhood.
8. Sidewalks. We are proposing two small areas where we think sidewalk is not
warranted. This is explained in the Sidewalk section.
9. Garages. The ordinance states that there is a 1000 square foot maximum for an
attached garage without a conditional use permit. It will not be at all uncommon for
many of these homes to have 4-car garages, especially if they have golf carts. We would
like the flexibility to have a larger garage with a much more expedient review than a
CUP, or have a PUD condition that states that there can only be the equivalent of 3
single stall garage doors facing the street. We are still bound by the percentage of
garage face to house face requirement.
Proposed Land Uses and Densities
Land Uses. The development contemplates detached, single family homes
encompassing a broad range of lifestyles choices and price points. Anticipated homes
will range from Association maintained villa products to high-end custom homes. The
“villa” product has 5 different “neighborhoods” -- 3 on the west side of the golf course
and 2 on the east. It is likely that the neighborhood in the Southwest corner of the site
may contain a product for “new families on the go” that will be a two-story product but
still Association maintained. This is an emerging buyer segment as Millennials start to
form families and switch to owning their own home.
Lot Sizes.
Traditional single family lots – These lots will range from 80’ – 100’ in width with
minimum depths between 130’ to 150’. The varied lots are intermixed throughout the
development depending on proximity to the golf course and orientation to existing
natural features. Front setbacks for traditional single family homes will be 30’ as well as
the street-side setback for a corner lot. The rear setback is 30’.
Golf course lots will be a minimum of 100’ wide. The rear setback will be 30’ and side
setbacks at proposed to be 15’ each side (30’ between homes). Internally, RGC may
grant variances to the sideyard setback to allow for bump -outs, egress windows, wide
eaves and the like. These would be granted only on a case by case basis to allow for
unusual architectural elements. In no case, will the setback be less than 10’. No
encroachments into utility easements will be allowed. There are 79 Golf Course lots; the
average lot area 17,800 square feet.
Off-course lots with 80-90’ widths will have the same front and rear setbacks but have
10’ sideyard setbacks. Typical City-allowed encroachments into setbacks will be allowed
but in no instance will encroachments into utility easements be allowed. There are 88
off-course lots. The 90’+ lots have an average size of 15,600 square feet; the averag e
area for a 80’+ lots is 13,713 square feet.
Association Maintained Villa Lots -- There are essentially two different villa lots – 55’
wide and 65’ wide. These will be located on public streets in 5 different enclaves or
pods. As negotiations are completed with the two or three custom builders for these
homes, plans will be brought forward for City review. Generally, the homes will be
1800 – 2000 square feet on the main level. All units will have full basements. The front
setback is proposed to be 20’ for side-load garage units and 25’ for front loaded garages.
The proposed side setbacks are 7.5’ from each side (15’ between homes).
The lot areas for the 55’ lot range from 6900 square feet to 14,700 square feet,
averaging approximately 8,700 square feet. The lots areas for the 65’ lots range from
7,800 to 13,100 square feet. The average square footage is 9,800 square feet.
The various setback/ROW/Sidewalk relationships that are formed as part of the request
are shown on Exhibits A, B, C, and D.
Density. The current plan indicates a total of 292 units on 231.25 gross residential
acres. Using the City’s methods of netting out rights-of-way, bluffs, wetlands and the
like a net residential area of 186.92 acres is arrived at. This creates a net density of 1.56
units per acre. This is within the density range prescribed by the Golf Course
Community Zoning District.
Streets/Sidewalks. Streets are generally designed to be 28’ feet (back of curb to back
of curb) within a 60’ right-of-way. All streets have sidewalks on one side except for the
55’ villa product on the east side of the neighborhood and the 60-65’ villa product in the
SW corner. Both “pods” or enclaves contain fewer than 20 lots, and are situated in
locations that won’t experience through traffic. Both enclaves have a very short walk to
a street with a sidewalk or trail. Some lots have access to a trail in their back yard. In
only one east neighborhood (55’ lots), due to the east/west dimension from the golf
course to the east property line , the ROW had to be reduced to 50’ to help increase the
buffer and preserve trees on the property edge.
Parks, Trails and Open Spaces.
Trails. In response to the Comprehensive Park Plan for a trail along 20th Street from
the clubhouse access to Lake Emo Ave., we have proposed an off-street trail from
the easterly most proposed street (Street A) to Street J, where the trail moves away
from the street and proceeds through the golf course, neighborhood and other
planned open spaces eventually connecting to 10th Street. This is proposed to be
credited against the project’s park dedication fee. No other public park land
dedication is proposed.
Due to severe topography and trees, it was not possible to construct an off -street
trail from the proposed trail intersection with Street E to where it leaves Street D at
the NW corner of the Homestead neighborhood. Because it is not preferable to
construct asphalt trails along the fronts of lots, an 8’ sidewalk was discussed. RGC
would prefer to see any sidewalk in a front yard no greater than 6’. While a tree
should still be able to grow in a 7’ green space (boulevard) between the curb and the
edge of an 8’ sidewalk, an 8’ wide piece of concrete looks out of scale with the other
elements in the front yard. RGC is requesting that the “trail” in the area described
be limited to 6’.
Private Amenities. A private park is proposed in the SW corner of the site as a small
neighborhood amenity. There is also a private HOA maintained fitness center and
swimming pool proposed in the golf clubhouse area on the west side of parking lot.
The exact location and design have yet to be determined but will be proposed during
the CUP process. Use of the fitness center and pool will be paid for through HOA
dues. There are also nearly 2 miles of HOA owned nature/exercise trails that exist in
the northwest corner of the site (Outlot DD). These are not designed for bicycles or
other like as there are numerous bridges, stairways and steep slopes. They are
intended to provide a means to experience the hilly woodland and get a more
energetic experience than a normal sidewalk or trail.
Private Open Spaces. All HOA owned/maintained open spaces will be encumbered
by some form of conservation easement to satisfy both DNR and City Ordinance
requirements. The specifics of these easements are being worked on with Staff.
There are 35 different outlots within the proposed plat; the ownership and
maintenance responsibilities of the outlots are shown on Page 8 of the plan set.
Golf Cart Friendly Neighborhood. It is very important to RGC that the neighborhood
be golf cart friendly. By this, we mean that golf carts would be permitted on the
internal public streets and the off-street trails that connect the neighborhood to the
clubhouse. Golf carts would not be allowed on sidewalks, streets surrounding the
property, or trails that did not link directly to the clubhouse. Ordinances to this
affect are common (slow moving vehicle) and essentially center around the driver
(must be of legal driving age with insurance, etc.) and the cart itself. If the ordinance
is a dawn to dusk ordinance certain accessories must be on the cart; if it includes
dusk to dawn operation additional accessories are required. RGC would like to
explore this concept with Lake Elmo Public Safety officials to arrive at an ordinance
that satisfies all.
Restrictive Covenants. The development will be encumbered by a variety of Restrictive
Covenants put in place for the benefit of the residents (Architectural Guidelines, use
restrictions, exterior storage requirements, vehicle parking, RVs, etc.) as well as
Restrictive Covenants placed on open spaces at the direction of the City as part of the
Ordinance and Shoreland requirements. As part of the review process, we expect that
the agency required covenants will be developed and that concerns of the Planning
Commission will be voiced and incorporated into the HOA Documents. Finalization of
these documents will be done prior to Final Plat submittal
Transportation. All the access points to surrounding streets and County Roads have
been approved by the appropriate agencies subject to the final design being presented.
During the EAW approval process, a traffic study was performed. All the
recommendations of the study have been implemented in the plans, the most
significant of which are turn lanes at all the project intersections with 20th Street.
The access to 10th Street has been obtained through negotiation the property owner to
the east of the access point, Terry Emerson. The negotiation involves land swaps and
other considerations we wish to remain outside the public domain. The discussions are
proceeding nicely and we are in the process of reviewing final documents. The land
swaps will be accomplished prior to final plat approval so that everything will be
memorialized in the plat. The specifics or the land swaps will be presented at the
Planning Commission meeting.
Tree Preservation
Trees were inventoried using two methods. Many trees were individually identified and
located. Some trees were inventoried using a foresters sampling method. The
individual tree locations as well as the forester’s areas are shown on the submitted tree
preservation plan. Individual trees were identified by Kjolhaug Environmental Services
and Tree Biz. The foresters sample areas were done by Kjolhaug Environmental
Services. Carlson McCain surveyed the individual tree locations. The detailed
calculations can be found on the submitted tree preservation plan. There is a mitigation
requirement of 4,298 caliper inches. This mitigation requirement is fulfilled on the
submitted landscape plans.
It should be noted that our calculations are made utilizing the "mixed use" provisions in
the City Ordinance. In our opinion, the public nature of the golf course, restaurant,
banquet and event facilities, driving range, and teaching center all indicate a use that is
commercial in nature and that any financial link between the residential uses and the
golf course does not invalidate this provision.
We are confident that the combination of saving over 60% of trees on site as well as all
the proposed landscaping and amenity features, The Royal Golf Club at Lake Elmo will
become a beautiful new addition to the City that everyone can be proud of.
Phasing
The first phase of development will be the development of the east side of the project
along with a small portion in the SW corner. This is shown on Exhibit E of this narrative.
All the first phase utilities will be contained in Phase 1 Development except for a sewer
force main along 10th Street and its intersection with Lake Elmo Ave. and a watermain
along the south side of 20th Street to its intersection with Lake Elmo Blvd (Exhibit F).
The Grading Phasing is shown on Exhibit G. The primary driver of this phasing is the
need to provide public sewer and water to the clubhouse within 2 years of it’s opening,
which is expected to be the summer of 2017. The ultimate pace of the phasing will be
determined by market demand but future phases are generally expected to proceed
from the SW corner north to 20th Street. Phasing of critical public infrastructure and
trail improvements will be discussed and approved with Staff as we proceed with
approvals.
The approximate dates of the 4 development phases are:
Phase 1 – 2017
Phase 2 – 2019
Phase 3 – 2021
Phase 4 -- 2013
Builders. While we have spoken with many custom builders in the area, out of respect
for the City approval process we have not selected any. With preliminary plat approval,
we will announce these builders and, if needed, make a presentation of their work to
the City. We are confident that the City will be pleased with the custom builders we will
chose. Presently we are considering a pool of 7 custom builders for the traditional
homes and 2-3 custom home builders for the villas.
There will be an architectural review committee (ARC) that will approve all house plans
in accordance with a prescribed set of architectural guidelines that will cover minimum
roof pitches and materials, 4-sided architecture, wrapped windows and doors, Hardie
siding and Andersen Windows. As we continue to put toget her the builder pool, we will
be happy to review the architectural guidelines and speak with the builders themselves.
Summary
The Royal Golf Club is a unique solution to the natural and regulatory challenges that this site
presents. Its proximity to transportation and the rest of the metro area, the surrounding open
space and recreational areas, quality schools and a broad buyer profile offer a unique locational
advantage. Combined with the golf course, there has not been a project of this caliber in the
Twin Cities in two decades; there likely will not be another one in the foreseeable future.
We believe that this plan is a solid framework with which to proceed to final plat and the other
regulatory steps to bring the neighborhood to reality . We continue to discuss the project with
policy makers, refine the plan as we gain more information on the potential market, evolving
planning/environmental considerations, and community expectations. We look forward to
advancing the proposal and addressing more details of the design as we prepare for final PUD
and plat approvals.
Respectfully submitted,
H.C. Golf Course Development, LLC
Rick Packer
President
5-10’
5’ From Curb
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(IN FEET)
The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC
5-10’
5’ From Curb
7.5’
7.5’
7.5’
7.5’
11.0
11.0
The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
7.5’
7.5’
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4.0
11.0
1.0
The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
12.5’
12.5’
12.5’
1.0
7.0
16.0
The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
(IN FEET)
5-10’
4’ From Curb
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1
Lake Elmo, Minnesota
Phasing Plan - Development
Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments
BENCHMARKS
EXHIBIT E
ADB
PHA
S
E IV
PHA
S
E
III
PHA
S
E
I
Exhibit E
PHA
S
E
I
P12. 2/20/17 Revise Per Owner
PHA
S
E
II
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9
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18
5
4
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8
12
3
2
1
Phasing Plan - Utility
Know what's below.
before you dig.Call
R
BENCHMARKS
ADB
PHA
S
E
IV
PHA
S
E
III
PHA
S
E
I
Exhibit F
PHA
S
E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments P2
EXHIBIT F2. 2/20/17 Revise Per Owner
PHA
S
E
II
Lake Elmo, Minnesota
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10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
Phasing Plan - GRADING
Lake Elmo, Minnesota
Know what's below.
before you dig.Call
R
BENCHMARKS
JJO
PHA
S
E III
PHA
S
E
II
PHA
S
E
I
Exhibit G
PHA
S
E
I
of
3890 Pheasant Ridge Drive NE, Suite 100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\prelm residential plans\6036-phasing exhibit.dwgSave Date:02/21/17
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
environmental
engineering
surveying
·
·
·3
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 2/10/17 Revise Per City Comments P3
EXHIBIT G2. 2/20/17 Revise Per Owner
3/8/2017 FOCUS Engineering, Inc. Mail Royal Golf Club Preliminary Plat/Plans
https://mail.google.com/mail/u/0/?ui=2&ik=885060bd59&view=pt&search=sent&th=15aaf90ec913eabd&siml=15aaf90ec913eabd 1/1
Jack Griffin <jack.griffin@focusengineeringinc.com>
Royal Golf Club Preliminary Plat/Plans
1 message
Jack Griffin <jack.griffin@focusengineeringinc.com>Wed, Mar 8, 2017 at 2:16 PM
To: Stephen Wensman <SWensman@lakeelmo.org>
Cc: Chad Isakson <Chad.Isakson@focusengineeringinc.com>
Stephen,
Please see the attached engineering review comments for the Royal Golf Club Preliminary Plat/Plans.
Let me know if you have any questions. Thanks ~Jack
John (Jack) W. Griffin, P.E.
Principal / Sr. Municipal Engineer
FOCUS ENGINEERING, INC.
651.300.4264
jack.griffin@focusengineeringinc.com
20170308 RGCPreliminary Plan Review.pdf
1505K
PAGE 1 of 5
MEMORANDUM
Date: March 8, 2017
To: Stephen Wensman, Planning Director Re: Royal Golf Club at Lake Elmo PUD
Cc: Emily Becker, City Planner Preliminary Plan Engineering Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Preliminary Plan submittal for the Royal Golf Club at Lake Elmo
PUD. The submittal consisted of the following documentation prepared by Carlson‐McCain:
Royal Golf Club at Lake Elmo PUD Preliminary Plan Set, Sheets 1‐65, dated February 28, 2017.
Preliminary Phasing Plans, Sheets P1‐P3, dated February 20, 2017.
Lift Station Site Plans, dated February 28, 2017.
Stormwater Management Plan dated February 28, 2017.
Storm sewer design calculations dated February 28, 2017.
Landscape and Tree Preservation Plans were not reviewed by Engineering.
STATUS/FINDINGS: Engineering has prepared the following review comments:
All public improvements constructed to support the development must be designed and constructed in accordance
with the City Engineering Design Standards Manual available on the City website.
PRELIMINARY PLAT
Outlots B and T include City trails and should be dedicated to the City as part of the Plat. City ownership has
been correctly identified on the Preliminary Plat Index Sheet.
Outlots E, H, M, N, V, W, AA, EE, GG, and HH include storm water ponds, infiltration basins, sanitary lift
stations and utility corridors that must be dedicated to the City as part of the Plat. City ownership has been
correctly identified on the Preliminary Plat Index Sheet.
Drainage and Utility easements must be granted over all of Outlots G, O, Q, Z, and II, and portions of Outlot
FF as part of the City’s Municipal Separate Storm Sewer System to protect the various wetlands, wetland
buffers and drainage systems. These Outlots will be HOA owned and maintained. These easements have
been correctly identified on the Preliminary Plat.
Outlots M, N and EE do not appear to be adequate for City owned/maintained lift stations. Preliminary Plat
approval should be contingent upon expanding Outlots M, N, and EE, or otherwise revising the Preliminary
Plat/Plans to the City’s satisfaction such that the proposed sanitary lift station sites are acceptable to the
City’s lift station consulting engineer and Public Works staff. It is recommended that the City’s lift station
consultant should complete preliminary site designs for each lift station for the applicant to incorporate
into the Preliminary Plat/Plans. The lift station sites require improved on‐site grades, better access and
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 5
turnaround areas for daily maintenance routines, better on‐site screening and greater separation from
other utilities.
All emergency overflow elevations must be fully protected by drainage easement.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not located
on City Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on each side of pipe.
Easements must be shown on the Preliminary Plat, Utility Plans and Grading Plans. Easements have
generally been provided as required. Revisions may be necessary has the plans are finalized or additional
width may be required to adjust for greater pipe depths.
Written landowner permission must be submitted as part of the development applications for any storm
water discharges to adjacent properties to avoid negative impacts to downstream properties.
TRANSPORTATION IMPROVEMENTS
20th Street North dedicated right‐of‐way. As required, the Preliminary Plat dedicates 40 feet of right‐of‐way
to the City of Lake Elmo along the entire length of 20th Street North to provide a minimum R/W from the
existing roadway centerline.
Manning Trail North dedicated right‐of‐way. As required, the Preliminary Plat dedicates 50‐55 feet of right‐
of‐way to the City of Lake Elmo along the length of Manning Trail North within the City limits of Lake Elmo
to provide a minimum R/W from the existing roadway centerline.
Washington County dedicated right‐of‐way. The Plat must dedicate sufficient right‐of‐way along CSAH 17
(Lake Elmo Avenue) and CSAH 10 (10th Street North) as may be re quired by Washington County. Preliminary
Plat approval must be contingent upon the proposed right‐of‐way along CSAH 17 (Lake Elmo Avenue) and
CSAH 10 (10th Street North) being reviewed and approved by Washington County.
Access Management. Access to the development is proposed in seven locations accessing CSAH 17 (Lake
Elmo Avenue), CSAH 10 (10th Street North), 20th Street North (MSA collector street) in four locations, and
Manning Trail North.
Preliminary Plat approval must be contingent upon the City receiving written correspondence from
Washington County approving the proposed access locations at CSAH 17 and CSAH 10.
Street E access to 20th Street North (MSA Collector Street). Access is 550 feet east of Lake Elmo
Avenue vs. the required spacing of 660 feet. Proposed access location aligns with the existing
intersection for 20th Street Court N. and should cause no operational concerns.
Street J access to 20th Street North (MSA Collector Street). Proposed access is located 365 feet
offset from the existing intersection of Legion Avenue. The preferred access point would align with
the existing intersection for Legion Avenue, however the applicant has indicated site conditions at
the golf course prohibiting this connection. The offset has been reviewed by the City’s
transportation consultant and no concerns were identified with this location.
Golf Course Entrance. The existing entrance to the golf course from 20th Street North will be
maintained as part of the development. No secondary access to the Golf Course/Club House has
been proposed.
Street A access to 20th Street North (MSA Collector Street). Access is 650 feet west of Manning Trail
North. The location has been reviewed in the field and is an acceptable access location to 20th
Street North.
Street B access to Manning Trail North. Access is 550 feet south of 20th Street North. The location
has been reviewed in the field and is an acceptable access location to Manning Trail North.
Washington County Intersection Improvements. Preliminary Plat approval must be contingent upon the
developer constructing as part of the development project and at its sole cost all intersection improvements
recommended by Washington County. The preliminary plans show right and left turn lanes in each of these
intersections.
City Street Intersection Improvements. The City’s transportation consultant, SRF Consulting, reviewed the
transportation studies completed by the developer’s consultant, including the Traffic Impact Study and Turn
Lane Evaluation Report, and has identified the need for right t urn lanes at each of the access locations along
20th Street North, including the Golf Course entrance and including at the intersection of Manning Trail
PAGE 3 of 5
North. No turn lanes are required at the Manning Trail intersection with Street B. Preliminary Plat approval
must therefore be contingent upon the developer constructing as part of the project and at its sole cost
right turn lanes meeting City state aid design standards at Streets E, J, A, the Golf Course entrance, and
Manning Trail. The preliminary plans show right turn lanes in each of these locations as required.
RESIDENTIAL STREETS
The Preliminary Plat/Plans have addressed staff concerns regarding secondary access and street
interconnections.
All streets are proposed to be publically owned and maintained. Public streets must be designed to meet
the City’s Engineering Design Standards including R/W width (60‐feet), street width (28‐feet) and cul‐de‐
sac radii (60 foot radius R/W / 45 foot radius pavement), except as noted herein.
Surmountable concrete curb and gutter shall be installed in single family residential areas with future
driveways and B618 curb installed along entrance roadways and roadway stretches with no lots/driveways.
Minimum street width for one‐way divided streets is 19 feet.
Street intersections must be at 90 degrees and maintain 50 feet of tangent with maximum slopes of 2.5%.
The City standard minimum horizontal curve radius is 90.
Maximum longitudinal grade is 8% with no sidewalks, 6% where there are sidewalks.
Six (6) foot sidewalks must be provided along all residential streets and as may be required by the City for
connectivity. Sidewalks are not shown along the cul‐de‐sac of Street A, or along Streets H and K.
Ten (10) foot utility easements are required on either side of all right‐of‐ways.
Exceptions to City standards being proposed are as follows:
Street C: The applicant is proposing no sidewalk along Street C. With no sidewalk the right‐of‐way
width can be narrowed to 50 feet.
Street D: The applicant is proposing a rural section road with ribbon curb along the southern
segment with no lots/driveways. Staff is acceptable to this exception if the revisions outlined below
can be accommodated.
Typical Street Sections must be revised on the Preliminary Plans as follows:
All typical sections must show boulevard trees on both sides of the street. Boulevard trees shall be
set back 5 feet from back of curb with trail/sidewalk and set back 8 feet from back of curb without
trail/sidewalk, unless otherwise noted below.
When applicable the typical sections should show boulevard trees in the center median areas.
Street C: Boulevard trees shall be set back 8 feet from the back of curb, shown on both sides.
Street D (STA 44+50 to 10th Street): Typical sections shall be revised as follows and right‐of‐way
widths adjusted as needed to comply with city standards.
The boulevard without trail/sidewalk shall extend 8 feet at 4% max. grade then transition
to 4:1 inslope. The boulevard tree shall be placed 5 feet from back of curb.
A minimum 2 foot shoulder at max. grade of 2% must be placed on the outside of the
trail/sidewalk prior to the 4:1 inslope.
GRADING PLAN, STORMWATER MANAGEMENT AND STORM SEWER SYSTEM
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. Storm water and storm sewer facilities proposed as part of the site plan to meet State and
VBWD permitting requirements must be constructed in accordance with the City Engineering Design
Standards Manual available on the City website.
Preliminary Plan revisions may be necessary to comply.
Infiltration basin design must be based on actual soil borings and investigations to determine acceptable
design infiltration rates and basin locations. All infiltration basins shall be given a name corresponding to
the storm water model and that distinguishes the basin from a wet pond. The 100‐year HWL must be shown
on the preliminary plans.
Preliminary Plan revisions may be required to provide adequate infiltration.
PAGE 4 of 5
Label the Outlot M infiltration basin and provide the 100‐year HWL on the plans.
Label the Outlot EE and HH infiltration basins and provide the 100‐year HWL on the plans.
All storm water facilities, including infiltration basins, wetlands and wetland buffers, must be placed in
Outlots deeded to the City for maintenance purposes. The Stormwater Facility Outlots must fully
incorporate the 100‐year HWL, 10 foot maintenance bench and all maintenance access roads.
All lots must have the minimum floor elevation at least 2 feet above any adjacent 100‐year HWL and the
100‐year HWL shall not encroach onto any lot. When the 100‐year, 10‐day snow melt condition produces a
higher flood elevation than the 100‐year storm event, the higher flood condition shall be the flood level
placed on the plans and used for preliminary plan preparation including building low floor elevations and
lot encroachments.
The Downs Lake 100‐year HWL of 893.8 encroaches Lot 1, Block 3. The low floor elevations for Lots
1‐6, Block 3 must be raised to be a minimum of 2 feet higher than the 100‐year HWL.
The Downs Lake 100‐year HWL of 893.8 encroaches Lot 1‐5, Block 4. The low floor elevations for
Lots 2‐5, Block 4 must be raised to be a minimum of 2 feet higher than the 100‐year HWL.
The Wetland‐20 100‐year HWL of 909.2 continues to encroach Lots 19‐20, Block 18.
Pond 60 on Outlot V proposes storm water ponding over the existing dual gas pipeline and easement area.
It is the City’s understanding that this improvement will not be allowed as proposed and if allowed would
pose undue maintenance and ownership burden on the City. The plans should be revised to remove this
encroachment or the applicant must provide written correspondence to the City from the gas main utility
owner stating that the proposed improvements are acceptable as proposed including no ongoing
maintenance restrictions to the City.
Stormwater Ponds must be constructed meeting City standards. Stormwater Wet Ponds are required to
have a minimum of 3 feet in depth to the NWL, constructed with 3:1 side slopes and both a 10:1 aquatic
bench and a 10:1 maintenance bench. Designated maintenance access roads, 20 feet in width, must be
provided for all storm water facilities with slope no greater than 10%. Both the NWL and 100‐year HWL
must be shown on the plans.
The Typical Pond Section shown on sheet 61 must be replaced with the City’s Standard Typical Pond
Section detail.
Pond Maintenance access has not been provided to Infiltration Basin 20.
Pond 50 does not appear to be graded to City standards including the 10:1 aquatic bench and a
10:1 maintenance bench.
Pond 60 does not appear to be graded to City standards including the 10:1 aquatic bench and a
10:1 maintenance bench. Pond 60 maintenance access must be improved accordingly.
The 100‐year HWL must be calculated and placed on the plans for all rear yard catch basin areas. Drainage
and utility easements must be revised on the Preliminary Plans to fully protect the localized 100‐year HWL.
Overland emergency overflows or outlets will be required as part of the site plan. All emergency overflow
elevations must be fully protected by drainage easement.
The drainage swale along the rear yards of Lots 26‐28, Block 19 is not protected by easement. The swale
should be regraded to run closer to the rear lot lines, rather than within 10 feet of the building pads pf Lots
27 and 28.
The maximum curb run prior to a catch basin is 350 feet. Additional catch basins may be required.
The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3 feet.
Drain tile is required as part of the City standard street section at all localized low points in the street. Drain
tile considerations may impact the storm sewer design and depth requirements at low points.
MUNICIPAL WATER SUPPLY
The Royal Golf Club development area (Tartan Park) was excluded from the 2030 Comprehensive Water
System Plan, being identified as an area to not be served by municipal water. However, municipal water
infrastructure exists immediately adjacent to Tartan Park (16‐inch trunk watermain line has been
constructed along Lake Elmo Avenue).
PAGE 5 of 5
At the developer’s request, the City’s water system modeling consultant (AE2S) completed the Tartan Park
Water System Study to review and identify the expansion capabilities of the water system to service this
subdivision including a detailed analysis of the operating pressures, watermain pipe sizing and looping
requirements.
The water system study verified that once the 16‐inch trunk watermain connection is installed as part of
the Downtown Phase 2 Improvements between 30th Street and Upper 33rd Street, the water system can be
extended to serve the proposed development within Tartan Park without the need for additional
infrastructure such as pressure reduction valves or booster stations. Depending on the final development
design/layout, localized private booster pumps or pressure reduction valves may be needed for individual
structures or commercial uses.
The watermain distribution network and pipe sizing for this development should be constructed as shown
in Figure 1 of the AE2S water system study. This watermain network, including pipe sizes and looping
connections, has been correctly shown in the Preliminary Plans dated February 28, 2017.
The developer is responsible to provide the water system infrastructure to support the proposed
development. All water system infrastructure must be designed to meet City standards and constructed at
the developer’s cost.
Prior to connection permits being issued any non‐residential water users need to be better defined for the
City to confirm service capabilities.
MUNICIPAL SANITARY SEWER
At the developer’s request, the City recently amended the Comprehensive Plan to include the Royal Golf
Club development within the City’s designated Municipal Urban Service Area (MUSA).
The developer is responsible to provide wastewater infrastructure to support the proposed development.
All sewer infrastructure must be designed to meet City standards and constructed at the developer’s cost.
The Preliminary Plat/Plans extend sewer service to the subdivision by constructing three new sanitary lift
stations to address the varied topography with the last lift station located on the south end of the Plat at
the new street access to 10th Street North. A 6‐inch HPDE forcemain is then extended from the lift station
along 10th Street to connect to the existing 16‐inch HPDE Lake Elmo Avenue sanitary forcemain.
The sanitary sewer system layout as proposed is generally acceptable. No pipe oversizing is required. The
sewer system has been designed with a gravity sewer stub extended to the south end of the Plat.
The lift station site plans submitted by the applicant indicate that the proposed lift station sites are too
small as proposed and will likely need to be enlarged to properly accommodate the proposed facilities
without added ownership and maintenance burden.
The lift station sites require improved on‐site grades, better access and turnaround areas for daily
maintenance routines, better on‐site screening and greater separation from other utilities. It is
recommended that the City’s lift station consultant complete preliminary site designs for each lift station
for the applicant to incorporate into the Preliminary Plat/Plans. The Preliminary Plat should be contingent
upon revised Outlot areas to accommodate each of the proposed sanitary lift station facilities.
Prior to connection permits being issued any non‐residential sewer users need to be better defined for the
City to confirm service capabilities.
GENERAL PLAN COMMENTS
The proposed trails should be centered within the 30 foot wide dedicated Outlots. A minimum 6 foot mow
strip must be reserved on both sides of the trail.
The grading plan indicates significant use of retaining walls. Retaining walls should be placed within private
lots and Outlots to the extent possible to be owned and maintained by the HOA.
Landscape Plans should be reviewed and revised to avoid planting conflicts. Tree plantings must remain
outside of utility easements, including the small utility corridor, and clear from all storm water maintenance
benches and access roads. Tree plantings must be offset a minimum of 10 feet from watermains, sanitary
sewer mains, and storm sewers, and offset a minimum of 5 feet from water/sewer services.
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Figure 1City of Lake ElmoNew Development Low Pressure Zon e
¯0 10.25 0.5 0.75 Miles
Advanced Engineering and Environmental Services, Inc.
Division BetweenIntermediate Zone andLow Zone
Wate r Ma ins
Existing Pipes
12" New Developments
8" New Developments
16" Lake Elmo
8" Tartan Park
12" Tartan Park
Tower #3 Piping
Tower #3
12" New Developments
8" New Developments
Tartan Park
Hunters Crossing
PRV BetweenIntermediate Zone andLow Zone
Village Park Preserve
Easton Village
Water Tower #3