HomeMy WebLinkAbout# 17 Royal Golf Preliminary STAFF REPORT
DATE: 6/6/2017
REGULAR
ITEM #: 17
TO: City Council
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Rezoning and 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 rezoning from PF- Public Facilities to GCC – Golf
Course Community and 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 of the rezoning on March 13, 2017 and the preliminary plat and preliminary PUD on March
27, 2017.
The Metropolitan Council’s met on May 24th and recommended approval of the Comprehensive Plan
Amendment.
ISSUE BEFORE COUNCIL:
The Council is respectfully being asked to adopt Resolution 2017-__ approving the Royal Golf Club at
Lake Elmo preliminary plat and PUD plans with conditions based on findings.
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. The critical
issues pertained to stormwater management, and the lift station site designs. The developer submitted
revised plans to the Valley Branch Watershed District (VBWD) for their review and to the City on April
10, 2017, in conjunction with the phase 1 grading permit application and was granted a permit with
conditions (attached). The City Engineer retained BMI to review the proposed lift station site plans to
verify whether the developer’s proposed outlots are of adequate size and configuration. The review of the
lift stations and outlots is ongoing. Although the list station sites are workable, the sizes of several of
them are less than ideal. The Public Works Director has submitted a memo regarding the lift stations and
has identified a number of concerns. Specifically, the concerns are with the length and width of the
City Council Meeting
June 6, 2017 Regular Agenda item # 17
Page 2
driveway on the northeast lift station site; the limited size of the south lift stations site; and the proximity
to residential properties with the northwest lift station site.
The updated plans received on April 10, 2017 addressed several of the conditions of preliminary plat
recommended by Staff and 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 # 7 PUD zoning condition – was moved to the findings as consistent with other PUD
approvals.
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).
These conditions have been removed from the City Council Resolution to approve the Preliminary Plat.
Additionally, the revised plans show revisions to the proposed lots on Annie Avenue discussed during the
3/27 Planning Commission meeting. Staff has no issues to the revisions as shown.
The new Condition #15 (old # 20) has been requires woodland management (buckthorn removal) in lieu
of tree replacement. Staff and the Planning Commission still recommend it to provide flexibility in
meeting tree replacement requirements and in exchange for PUD flexibility. The developer is not
proposing any woodland management and prefers not to. If the Council wants it to be a requirement, then
no action is necessary. If the Council does not want this to be a requirement, then Condition #15 should
be changed to state: “The developer shall provide consider 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.”
The Public Works Director submitted a review of the lift stations, raising some concerns. Planning
Staff has added the condition: that the developer address the Public Works Directors concerns as
they pertain to the lift station designs as identified in a Public Works memorandum dated 5/19/2017
Engineering Review. The City Engineer reviewed the preliminary plan (submitted on April 10,
2017) and Grading, Development & Erosion Control plans (submitted on May 10, 2017). The City
Engineer raised a few issues that pertain to the plat:
• There are raingardens shown on Outlot J and on Outlot S and a larger infiltration basin on
Outlot BB that were required in order to meet VBWD approval. The City requires storm
water raingardens and infiltration basins to be contained on City owned outlots. If the
raingarden remains on Outlot J, it must be owned by the City. The raingarden on Outlot S
should be contained in a separate outlot or combined with Outlot T which will be dedicated
to the City. The infiltration basin in Outlot BB should be separated off into a new outlot to be
owned by the City. The responsibility for the maintenance of the raingardens should be by
the HOA, not the City.
• A stormwater pipe in Outlot V crosses the gas line easement, but no pipe elevations are
shown. It is unclear whether this configuration will work, or is acceptable to the gas
company.
City Council Meeting
June 6, 2017 Regular Agenda item # 17
Page 3
FISCAL IMPACT:
The fiscal impact will be determined with the developer agreement after final plat approval. The proposed
plat includes a significant expansion of the City’s sewer and water infrastructure, including 3 lift stations.
The development will provide a significant contribution to the City’s park dedication funds and will
provide Sewer and Water Access Charges (SAC/WAC) in an amount to be around 1,752,000 for the 292
residential lots being connected and another 216,000 in SAC/WAC charges for the golf club and
maintenance building connections. The future cottages and HOA clubhouse will result in additional SAC
and WAC charges. The three lift stations will result in additional ongoing maintenance costs for the City.
The developer has agreed to pay $25,000 to offset the costs of ongoing maintenance of two of the three
lift stations which will be memorialized in the Developer Agreement for the development. A more
detailed accounting of the fiscal impact will be provided with the Developer Agreement for the first phase
of the development.
OPTIONS:
City Council is has the following options:
1) Adopt Resolution 2017-047 approving the Royal Golf Club at Lake Elmo Preliminary Plat and
PUD with the conditions of approval based on findings.
2) Amend, then adopt Resolution 2017-047 approving the Royal Golf Club at Lake Elmo
Preliminary Plat and PUD with the conditions of approval based on findings.
3) Deny Resolution 2017-047, table the item and prepare a new Resolution for denial to be brought
back at a future meeting.
RECOMMENDATION:
Staff and the Planning Commission respectfully request that the City Council adopt Resolution 2017-047
approving the Preliminary Plat and Preliminary PUD Plans.
ATTACHMENTS:
• RGC Narrative
• RGC at Lake Elmo preliminary plat and plans submitted 4.10.17
• Resolution 2017-047 approving the RGC Preliminary Plat and PUD
• Metropolitan Council Comprehensive Plan Approval Letter
• City Engineer’s Report 6/1/17
• Consulting Landscape Architect’s Report 5/31/17
• Washington County review memorandum
• Public Works Lift Station Review Memorandum
• DNR review memorandum
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
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The Royal Golf Club at Lake Elmo
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
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The Royal Golf Club at Lake Elmo
HC Golf Course Development, LLC0102040
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5-10’
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10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
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
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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10
17
16
15
14
13
11
9
7
18
5
4
6
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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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 4
57
6
HORSESHOE LAKE
LAKE
ROSE
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
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-overall.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
09/21/2016
JAB
09/21/2016
384
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
LEGEND
2
BENCHMARKS
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OWNER:OWNER:OWNER:OWNER:
OW
N
E
R
:
OWNER:
O
W
N
E
R
:
OW
N
E
R
:
DRAWN BY:
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 #: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
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
LEGEND
JAB
384
SEE SHEET 7 OF 65 SHEETS
SE
E
S
H
E
E
T
4
O
F
6
5
S
H
E
E
T
S
3
6509/21/2016
09/21/2016
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
N
E
R
:
OW
N
E
R
:
O
W
N
E
R
:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:OWNER:OWNER: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
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.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
SEE SHEET 5 OF 65 SHEETS
SE
E
S
H
E
E
T
3
O
F
6
5
S
H
E
E
T
S
4Thomas 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
HORSESHOE LAKE
O
W
N
E
R
:
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
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 6 OF 65 SHEETS
SE
E
S
H
E
E
T
7
O
F
6
5
S
H
E
E
T
S
SEE SHEET 4 OF 65 SHEETS
5Thomas 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
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
O
W
N
E
R
:
LAKE ROSE
HORSESHOE LAKE
DRAWN BY:
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
·
·
·
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
OWNER:
OWNER:
OWNER:
OWNER:OWNER:
O
W
N
E
R
:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
OWNER:
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
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_excon-sheets.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
SEE SHEET 3 OF 65 SHEETS
SE
E
S
H
E
E
T
5
O
F
6
5
S
H
E
E
T
S
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
f:\jobs\6021 - 6040\6036 - tartan park\cad\survey\prel. plat\6036_prp-index.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
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
E
S
H
E
E
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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
N
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R
:
OWNER:
OWNER:
OWNER:OWNER:
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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 11 OF 65 SHEETS
SE
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S
H
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T
9
O
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6
5
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E
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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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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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Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
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A
Y
AN
N
I
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 13 OF 65 SHEETS
SEE SHEET 11 OF 65 SHEETS
12
09/21/2016
09/21/2016
SE
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1
9
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6
5
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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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1
8
O
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6
5
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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 13 OF 65 SHEETS
14
09/21/2016
09/21/2016
SEE SHEET 15 OF 65 SHEETS
SE
E
S
H
E
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T
1
7
O
F
6
5
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T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
OW
N
E
R
:
N
O
R
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
E
S
H
E
E
T
1
6
O
F
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
W
N
E
R
:
OW
N
E
R
:
OW
N
E
R
:
OW
N
E
R
:
10TH STREET (COUNTY STATE AID HIGHWAY NO. 10)
N
O
R
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 17 OF 65 SHEETS
SE
E
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1
5
O
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6
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16
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
W
N
E
R
:
O
W
N
E
R
:
O
W
N
E
R
:
O
W
N
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R
:
P
A
L
M
E
R
D
R
I
V
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N
O
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T
H
PALMER
D
R
I
V
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N
O
R
T
H
LA
T
R
O
B
E
C
I
R
C
L
E
N
O
R
T
H
A
R
N
I
E
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
E
S
H
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T
1
4
O
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6
5
S
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SE
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S
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T
2
3
O
F
6
5
S
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T
S
65
Revisions:
02-10-2017 Revised Layout
02-28-2017 City Comments
04-07-2017 City Comments
PALMER
D
R
I
V
E
N
O
R
T
H
LA
T
R
O
B
E
C
I
R
C
L
E
N
O
R
T
H
N
O
R
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
E
S
H
E
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T
2
3
O
F
6
5
S
H
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T
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18
09/21/2016
09/21/2016
SEE SHEET 19 OF 65 SHEETS
SE
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2
2
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6
5
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SE
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S
H
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T
1
3
O
F
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
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
S
H
E
E
T
S
SEE SHEET 20 OF 65 SHEETS
19
09/21/2016
09/21/2016
SEE SHEET 18 OF 65 SHEETS
SE
E
S
H
E
E
T
1
2
O
F
6
5
S
H
E
E
T
S
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
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
E
S
H
E
E
T
2
1
O
F
6
5
S
H
E
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T
S
20
09/21/2016
09/21/2016
SEE SHEET 9 OF 65 SHEETSSEE SHEET 27 OF 65 SHEETS
SE
E
S
H
E
E
T
1
1
O
F
6
5
S
H
E
E
T
S
SE
E
S
H
E
E
T
1
0
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
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
0
O
F
6
5
S
H
E
E
T
S
SEE SHEET 27 OF 65 SHEETS
21
09/21/2016
09/21/2016
SEE SHEET 26 OF 65 SHEETS
SE
E
S
H
E
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T
2
5
O
F
6
5
S
H
E
E
T
S
SE
E
S
H
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T
1
9
O
F
6
5
S
H
E
E
T
S
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
W
N
E
R
:
OWNER:
OWNER:
OWNER:
P
A
L
M
E
R
R
T
H
NO
D
R
I
V
E
P
A
L
M
E
R
N
O
R
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
E
S
H
E
E
T
1
9
O
F
6
5
S
H
E
E
T
S
SE
E
S
H
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E
T
1
8
O
F
6
5
S
H
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T
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SE
E
S
H
E
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2
4
O
F
6
5
S
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T
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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
E
R
:
OWNER:
OWNER:
OWNER:
OWNER:
PALMER
D
R
I
V
E
N
O
R
T
H
LA
T
R
O
B
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C
I
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C
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N
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LA
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OWNER:
LATROBE CIRC
L
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N
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T
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CI
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C
L
E
NO
R
T
H
N
O
R
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 22 OF 65 SHEETS
23
09/21/2016
09/21/2016
SE
E
S
H
E
E
T
1
8
O
F
6
5
S
H
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SE
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S
H
E
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1
7
O
F
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
OWNER:OWNER:
O
W
N
E
R
:
LA
K
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L
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(
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W
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1
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)
OWNER:
OWNER:OWNER:
OWNER:
KINGS LANE NORTH
ROYAL
VARD
NORTH
BOULE
P
A
L
M
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D
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N
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NO
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KINGS LANE NORTH
KI
N
G
S
L
A
N
E
N
O
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
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
E
E
T
S
SE
E
S
H
E
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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
O
W
N
E
R
:
LA
K
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E
L
M
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A
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N
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1
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O
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O
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ROY
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ROYAL BOU
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N
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VA
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NO
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ROYAL
VARD
NORTH
BOULE
P
A
L
M
E
R
D
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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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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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10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
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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e
10
17
16
15
14
13
11
9
7
18
5
4
6
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 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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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
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I
Exhibit G
PHA
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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
City Council Resolution 2017-047
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-047
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO ZONING MAP
AMENDMENT, PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, H.C. Golf Course Development, LLC, 11074 Radisson Road NE, Blaine, MN 55449
(“Applicants”) have submitted an application to the City of Lake Elmo (“City”) for a Preliminary Plat and
a Planned Unit Development (PUD) Preliminary Plan for a planned development to be called Royal Golf
Club at Lake Elmo, copies of which are on file in the City Planning Department; and
WHEREAS, the proposed Zoning Map Amendment and Preliminary Plat and Preliminary
Planned Unit Development is for a residential golf course community Planned Unit Development on
428.06 acres of land located between 10th Street and 20th Streets, east of Lake Elmo Avenue and west of
Manning Trail on the former 3M Tartan Park properties and will include 292 single-family residential
lots, a lot for the clubhouse and facilities, and golf course; and
WHEREAS, the Lake Elmo City Council approved the Royal Golf Club at Lake Elmo PUD
Concept Plan on September 9, 2016; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on March 13, 2017 to
consider the Zoning Map Amendment and Preliminary Plat and Preliminary Plans for the PUD; and
WHEREAS, on March 13, 2017, the Lake Elmo Planning Commission adopted a motion to
recommend the City Council approve the Zoning Map Amendment to zone the subject properties to GCC
– Golf Course Community; and
WHEREAS, on March 27, 2017 the Lake Elmo Planning Commission adopted a motion to
recommend that the City Council approve the Royal Golf Club at Lake Preliminary Plat and Preliminary
PUD Plans; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation
concerning the Royal Golf Club at Lake Elmo Zoning Map Amendment, Preliminary Plat and
Preliminary PUD Plans to the City Council as part of a memorandum from the Planning Department
dated June 6, 2017; and
WHEREAS, the City Council reviewed the recommendation of the Planning Commission and
the proposed Royal Golf Club at Lake Elmo PUD Preliminary Plat and Preliminary Plans at a meeting on
May 2, 2017 and June 6, 2017.
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
City Council Resolution 2017-047
1) 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.
2) That the Royal Golf Club at Lake Elmo zoning map amendment, preliminary plat and
preliminary PUD plan are consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
3) 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.
4) That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply with
the City’s subdivision ordinance.
5) That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan comply with
the City’s Planned Unit Development Regulations.
6) 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.
7) 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 and review memorandum from the City
Engineer dated March 8, 2017.
8) That the Royal Golf Club at Lake Elmo preliminary plat and preliminary PUD plan achieve
multiple identified objectives for planned developments within Lake Elmo.
9) That the proposed PUD Preliminary Plan is for a 292-unit single family residential golf course
community Planned Unit Development on 428.06 acres of land located on the former 3M Tartan Park
properties.
10) That the Preliminary plat and Preliminary PUD Plan will be located on property legally described on
the attached Exhibit “A”.
11) That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of the
land, and will specifically relate to existing zoning district standards in the following manner (with
exceptions as noted):
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. 10ft. house/5ft. garage or
7.5 ft.
Corner
Side
15 ft. 15 ft. 15 ft.
City Council Resolution 2017-047
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.
f. All other requirements for the City’s GCC – Golf Course Community zoning district
will apply, including the allowed uses and other site and development standards.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a Preliminary Plat and Preliminary PUD
Plans is granted, provided the following conditions are met:
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. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a
conditional use permit.
3. 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.
4. That the developer prepare an exhibit that clearly identifies the proposed setbacks for specific
lots within the development.
5. 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.
6. 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
City Council Resolution 2017-047
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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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, HH and T shall be dedicated to the City as parkland for trails.
12. 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.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary plans) to the
east edge of the plat within the County Right-of-Way.
14. 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.
15. The developer consider 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.
16. All changes and modifications to the plans requested by the City Engineer in the Engineer’s
report dated, March 8, 2017 and June 1, 2017 shall be incorporated into the preliminary plat
and PUD plans.
City Council Resolution 2017-047
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City standards
and design requirements unless specifically addressed otherwise in this resolution.
18. 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.
19. That the preliminary PUD Plans be approved by Valley Branch Watershed District and that
evidence be provided that all conditions attached to a Valley Branch Watershed District
permit be provided prior to the commencement of any grading activity on the site.
20. 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.
21. That golf carts shall be prohibited on city streets and city trails unless specifically allowed by
City Ordinance.
22. 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.
23. 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.
24. 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.
25. That the preliminary plat be updated to include street names that are consistent with the
City’s street naming ordinance and approved by the City Council.
26. 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.
27. 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.
28. 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.
29. That approval of the preliminary plat be contingent on Street D access to 10th Street.
30. That the Royal Golf Club development will not have street lights except at street intersections
and that a photometric analysis be done by the developer to ensure the clubhouse parking lot
lighting is compliance with the City’s lighting ordinance.
City Council Resolution 2017-047
31. That the developer work with the adjacent property owners to get an agreement in place for
screening and that it be incorporated into the final landscape plans.
32. that the developer address the Public Works Directors concerns as they pertain to the lift
station designs as identified in a Public Works memorandum dated 5/19/2017
Passed and duly adopted this 6th day of June, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
______________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
LANDSCAPE ARCHITECTURAL REVIEW REPORT
LAKE ELMO, MN
PROJECT: THE ROYAL GOLF CLUB AT LAKE ELMO
LANDSCAPE ARCHITECTURAL REVIEW DATED MAY 31, 2017 REVIEWED:
• TREE PRESERVATION PLAN T1-T25, DATED 4/7/2017
• LANDSCAPE PLANS L1-L16, DATED 5/4/2017 The submitted Tree Preservation Plans & Landscape Plans are NOT in compliance with the City’s requirements and therefore are NOT APPROVED until items listed below are addressed. Once below required action items are addressed please resubmit entire package for City re-review. Action Items 1-4 are required prior to achieving grading plan approval for phase one. 1. Clarify that the list on the top right of the Tree Preservation Plan T24 of 24 that refers to total caliper inches from individual shots is inclusive of total caliper inches of significant trees only. We are uncertain if that list includes all caliper inches of both significant and non-significant trees. 2. Add City Detail LP1.0 – Tree Protection Detail to Tree Preservation Plan. 3. Add Note to Tree Preservation Plan: All tree protection measures to be field staked prior to installation. Contractor to coordinate field review of proposed tree protection locations with the City and Project Forester /Landscape Architect prior to any tree protection installation. 4. Per Ordinance 154.257 3m: Signature of the professional (forester or landscape architect) preparing report shall be on the submitted plan. Action Items 5 - 22 required prior to achieving landscape plan approval 5. It appears grading limits have increased since last landscape plan submission dated 2/10/2017. Therefore, update Landscape Data Chart on top of plan L1 of 16 to reflect new “Developed or Disturbed by Development Activity”. 6. Upon final approval of the Tree preservation plan we will revisit final planting requirements for the project. 7. The current design appears to maximize meeting tree replacement and landscape requirements creating a landscape to be devoid of high quality landscape spaces and crowding of trees which may lead to other
– 2 –
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
plant health issues in the near future. City Staff recommends
management of existing woodlands, wetlands, shorelines as well as establishing pollinator friendly native prairie type habitat & plantings on-site in lieu of some of the required tree plantings. 8. There is an overabundance of Maple species in the Plan Schedule. Staff recommends replacing Celebration Maple on Plant Schedule with another Genus such as Kentucky CoffeeTree to promote more diversity. Some nice cultivars that are male and absent of fruit are Kentucky Decaf or Kentucky Espresso. Celebration Maple have not been very available in the industry at the present time and there are already 6 plus Acer (Maples) Species specified for project when you include Machine Moved Maples. 9. It is recommended that Plant Schedule – specify ornamental trees, 1.5”
Caliper Nursery Stock Size as either #25 container or B& B to give more options for suppliers to meet your request of quality nursery stock for the Project. 10. Specify list of trees with sizing to be utilized for planting within single family residential lots by Builders. 11. It is recommended that the developer use the updated 2017 Planting Details & Notes Cut Sheets - LP2.0, LP2.1, LP2.2, LP2.3, LP2.4, LP2.5 & LP2.6 at full scale on your full size sheets for future revisions (do not scale cut sheets) as it appears all of the conditions exist on your project site. 12. Revise Street Tree layouts in plan to be consistent with required setbacks from curbs, sidewalks and other known obstacles (fire hydrants, signs, lighting, etc.). Although not required, a more consistent spacing of street trees is preferred, approximately 50 feet on center. A tighter spacing of trees may be considered. 13. Provide more information in regard to final location and design of entry signage monuments and surrounding landscape spaces. 14. Please coordinate with the Project Engineer to eliminate conflicts between proposed trees and plantings within stormwater ponds and infiltration areas to ensure that they are outside of the maintenance benches. 15. Provide irrigation plans for any proposed or renovated irrigation systems in accordance with Lake Elmo Landscape Irrigation Specification 32 84 01 GENERAL DEVELOPMENT 2016-11-14.pdf & The City of Lake Elmo Irrigation Details IR1.0 & IR1.1 16. Provide reference to & information on your plans for all landscape areas in accordance with Lake Elmo Planting Specification 32 90 00.pdf & Lake Elmo Engineering-Spec 3292 Turf Establishment.pdf
17. Submit a multi-year written plan with graphics to illustrate how you
are planning on maintaining all of the landscape areas on-site for
the length of warranty period / establishment. 18. Provide more detailed information on street median landscaping. 19. Verify that Sugar Maples are not being specified as boulevard trees as they don’t perform very well in that application unless irrigated. 20. On sheet L9 please provide more space for proposed Arborvitae to grow to minimize future encroachment onto proposed trails and to clear sightlines which give the perception of actual safety because people can see what is ahead and around them and if other people are visible.
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2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651.646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
21. Provide written authorization from the Homestead HOA and MN Land Trust for landscaping on HOA open space. 22. Provide sufficient plan detail to ensure the proposed landscaping on the Homestead HOA open space does not impact individual septic systems or back up septic system areas.
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP
LANDSCAPE ARCHITECT
3800 Laverne Avenue North • Lake Elmo • Minnesota 55042
Phone: (651) 747-3900 • Fax: (651) 747-3901 • www.lakeelmo.org
MEMORANDUM
Date: 5/19/2017
To: Stephen Wensman, City Planning Director
From: Rob Weldon, Public Works Director
Subject: Royal Golf Club Lift Stations
This memo is intended to outline some of the conditions that will exist at the three lift station
locations within the Royal Golf Club Development. It is imperative, that in the future the city
has greater input in selection and location of lift station sites with regards to accessibly, location
to structures and site sizing.
Northeast Site:
1. Long driveways require more maintenance and make it difficult to bring large vehicles in
for annual/bi annual contractual preventative maintenance. Large trucks require wider
turning radius and more room to maneuver. This particular driveway had to be widened
4’ and turning radius increased to allow for maint. vehicles.
2. Control panel and generator pad had to be shifted to provide screening from nearby
residential structures. This requires regrading of the site to allow for adequate room.
South Site:
1. This site posses complications due to limited space between the road to the west and low
land to the east.
2. We will have complications bringing larger equipment into this site to perform annual/bi-
annual maintenance. It is likely that this equipment will have difficulty turning into this
site and also, it is possible that a portion of the vehicle could extend into the street.
3. Turning around in this site will be very tight. Vehicles may have to back out into the
street daily if there is not adequate room to turn around.
Northwest Site:
1. This site is too close to residential properties. Residents will hear backup alarms on a
daily basis.
2. When annual/bi-annual maintenance is performed, those vehicles will extend into the
street and cause traffic problems.
3. The emergency generator will be very noticeable to residents when it runs. Generators
typically are exercised weekly to ensure proper operation during emergency outages.
4. Odors from the lift station will be noticeable to residents.
CENTRAL REGION
1200 WARNER ROAD
SAINT PAUL, MN 55106
651-259-5800
5/30/2017
Stephen Wensman
Planning Director
3800 Laverne Avenue North
Lake Elmo, MN 55042
Re: MNDNR Review of Shoreland Planned Unit Development (PUD) Density for Royal Golf Club PUD/Preliminary Plat
(Location: UTM X:510311; Y:4979214)
Stephen –
The Royal Golf Club is a residential planned unit development (PUD) located at the site of the former Tartan Golf Course
and includes shoreland district areas from four public waters: Lake Elmo (82010600), Horseshoe Lake (82007400), Rose
Lake (82011200), and Downs Lake (82011000). MNDNR has reviewed this PUD/Preliminary Plat and determined that it
meets state shoreland residential PUD density requirements as proposed (100 single family units).
Overall open space for the PUD is 50.5%. Before final approval of this PUD by the City of Lake Elmo, the preservation and
maintenance of open spaces through deed restrictions, covenants, permanent easements, public dedication or other
equally effective and permanent means must be in place (MN Rules 6120.3800 Subpart 5 C).
Density has been reduced from 111 to 100 units from what was presented in the concept PUD design and additional
efforts have been made by the developer to minimize impacts to shoreland areas. The project does not include riparian
lots (which has the result of reducing density in Tier 1 areas), residential structures will meet required OHW setbacks,
and shore impact zones will be at least 70% open space.
Prior to final PUD approval, please determine that the percent impervious of the development meets the maximum 25%
impervious surface limit required in shoreland areas. Also, please insure that the project meets the required 30 foot
minimum structure setback from top of bluffs.
Thank you for the City’s diligent work at applying the state shoreland PUD standards and for working to improve the
design of this project to reduce impacts to steep slopes, shore impact zones, bluff zones, and vegetated areas.
Sincerely,
Jenifer Sorensen, East Metro Area Hydrologist
MN Department of Natural Resources
1200 Warner Road, St. Paul, MN 55106
651-259-5754; jenifer.sorensen@state.mn.us
CC: Dan Petrik, MNDNR Land Use Specialist
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