HomeMy WebLinkAbout# 09 - Southwind Final PlatSTAFF REPORT
DATE: 7/5/2017
REGULAR
ITEM #: 9
TO: City Council
FROM: Emily Becker, City Planner
AGENDA ITEM: Southwind of Lake Elmo Final Plat
REVIEWED BY: Stephen Wensman, Planning Director
Jack Griffin, City Engineer
Washington County Public Works
Greg Malmquist, Fire Chief
Michael Bent, Building Official
SUMMARY AND ACTION REQUESTED:
The City Council is being asked to consider a Final Plat request from Southwind Builders, Inc. for
the development of 46 single-family attached dwellings to be located on site of approximately 15
gross acres north of Hunters Crossing and 5th Street North and east of Lake Elmo Avenue. This will
be the first and only phase of this development.
GENERAL INFORMATION:
Applicant: Southwind Builders, Inc., 2372 Leibel St, White Bear Lake, MN 55110
Property Owners: Tammy Diedrich and Gerhard Rieder, 7401 Wyndham Way, Woodbury, MN
55125
Property: PID# 36.029.21.32.0034, Lot D of Hunters Crossing 1st Addition
PID# 36.029.21.32.0002, Section 36 Township 029, Range 21
Request: Application for Final Plat approval of a 46 unit single family attached residential
subdivision to be named Southwind of Lake Elmo.
Existing Land PID# 36.029.21.32.0034: Vacant land, Medium Density Residential
Use/Zoning: PID# 36.029.21.32.0002: Vacant land, Low Density Residential
Surrounding North – Manufactured home park/Rural Development Transitional; East – Gruber
Land Use/ pallets; South – Hunters Crossing Single Family Detached Dwelling
Zoning: Development/Limited Density Residential; West – Agricultural Residential/Rural
Development Transitional
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Comp. Plan: Medium Density Residential (4.5-7 units per acre)
History: Comprehensive Plan Land Use Amendment – Re-guided Parcel from High
Density to Medium Density - 2013
Sketch Plan Review – February and March of 2015 (formerly known as Lennar
Townhomes)
Preliminary Plat Approval – July 2015 (formerly known as Diedrich Property
Preliminary Plat)
Final Plat Deadline Extension – December 2015 and 2016
Planning Commission reviewed Final Plat on June 12, 2017 and recommended
approval
Deadline Application Complete – 5/26/2017
For Action: 60 Day Deadline – 7/25/2017
Extension Letter Mailed – No
120 Day Deadline – N/A
Applicable Chapter 153 – Subdivision Regulations
Regulations: Article 10 – Urban Residential Districts (MDR)
§150.270 Storm Water, Erosion, and Sediment Control
REQUEST DETAILS:
Outlots. Outlots A and C will be used for stormwater management and owned by the City, and
Outlot B will be used for landscaping. The Homeowners Association will own and maintain Outlot
B.
Right-of-Way. The Final Plat proposes a total right-of-way area of approximately 4.6792 acres.
Proposed minor collector right-of-way (5th Street) is 1.5016 acres, and proposed major collector
right-of-way (Lake Elmo Avenue) is 1.0015 acres.
Minimum Lot Size and Width.
• Minimum Lot Width. The minimum lot width of the approved Preliminary Plat was 40 feet.
There are some lots proposed in the Final Plat that are less than 40 feet, but they still exceed
the minimum requirement of 25 feet per unit for a single-family attached dwelling in the
MDR zoning district.
• Minimum Lot Size. The lot sizes are generally consistent with that of the approved
Preliminary Plat.
Parkland Dedication. No parkland was proposed in the approved Preliminary Plat. The Preliminary
Plat Staff Report to the Planning Commission dated 6/22/15 stated that Staff was supportive of there
being no parkland dedicated for public use due to the site and general location not being suitable for
a park or any specific trail connections. Current Staff can find no documentation that the Preliminary
Plat was proposed to the Parks Commission for review and recommendation. The Parks Commission
reviewed the Southwind Final Plat at its April 17, 2017 meeting and had indicated they would have
liked to see a park, however, the approved Preliminary Plat did not provide actual parkland. The
Applicant has provided a purchase agreement indicating the purchase price of the land will be
$700,000. The required parkland dedication amount for this zoning district is 10% of the total
acreage of the property $70,000, which will be collected with the execution of the Development
Agreement.
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5th Street Plans. The Applicant will finish construction of the north side of 5th Street. 5th Street Plans
have been provided.
Landscape Plans. The City’s Landscape Architect has conducted a review of the Landscape
Plans
• There are a number of tree/utility conflicts (Lots 30 and 31 (hydrant), and Lots 28 and 29,
tree blocking maintenance bench near Outlot C (the storm pond in the southeast triangle
has maintenance access from 5th Street, which will likely impact landscape plans).
• A few of the transplanted pines and other trees are encroaching on the drainage and
utility easement behind Lot 33.
• Design and maintenance access to the infiltration basin on the northeast portion of the
plat needs to be more clearly defined.
• Approved 5th Street Irrigation Plans are required prior to recording of the Final Plat. This has
been added as a condition of approval.
Roadway easement to be vacated. There is a Public Roadway and Utility Easement created by Doc.
No 3970178, attached that will need to be vacated. The City will be accepting right-of-way for 5th
Street with the Final Plat. The Applicant has submitted application and has requested approval of this
vacation. The vacation of this easement is listed as a condition of approval.
Density.
• The net residential density as shown on the proposed Final Plat is 3.88 units per acre.
o The Final Plat indicates that the net density of the development is 3.26, which
excludes CSAH 17 and 5th Street right-of-way, however, the right-of-way provided
for these streets may be subtracted from the gross acreage of the property to
determine density: 15.1137 acres subtracted by (0.7637 acres for the outlot in Hunters
Crossing, which was already accounted for in the development 1.5008 and 1.0012
acres of arterial right-of-way=11.848 acres and 46/11.848 acres=3.64 units).
• Does not meet Comprehensive Plan Residential Density Number for Urban Medium Density.
The Comprehensive Plan designates areas guided for Urban Medium Density to be at a
residential density of 4.5 to 7 units per acre. The original Sketch Plan had proposed 50 units.
The number of units originally proposed for Preliminary Plat was reduced to 48 units and
then was further reduced to 46 units due to several issues concerning the configuration of lots
and in order to address City, County, and watershed district comments and concerns (which
ultimately led to the inclusion of public, rather than private, streets). The number of units
being proposed for Final Plat is 46, which is consistent with the approved Preliminary Plat.
While a density of 3.88 units per acre does not meet the Comprehensive Plan density
designation for the Urban Medium Density land use category, the Final Plat is consistent with
the approved Preliminary Plat. It would not be appropriate for the area to be re-guided and
rezoned to Urban Low Density Residential, as single-family attached dwellings are not an
allowed use in this zoning district.
Missing Cul-de-Sac Connection. A cul-de-sac connection was not originally proposed in the Sketch
Plan. The Preliminary Plat shows a cul-de-sac trail connection connecting the bulb of the cul-de-sac
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on proposed 6th Street Circle North. The Final Plat has eliminated this cul-de-sac trail connection. On
June 12, 2017, the Planning Commission recommended that the trail be put back in the plans as a
condition of approval.
Sideyard Setbacks. The townhomes all appear to be setback an average of 7.5 feet on each side. The
minimum setback for a principal structure is ten feet, and garages are allowed to be setback five feet,
however Staff allows average setbacks of 7.5 feet. This has been a discussion item in the past, but it
is something that Staff wants to make the Commission aware of. These homes will be required to be
sprinklered, as they are single-family attached homes on two separate lots, and the Building Code
requires that they be sprinklered, so the Building Official and Fire Chief see no issue with this.
Streets and Parking. The proposed streets are 28 feet in width, and so there will be no restriction on
parking except in the cul-de-sacs. The development provides two car garages and there is room for
two cars to park in the driveway. This meets Specific Minimum Off-Street Parking Requirements of
Section 154.210: Off-Street Parking.
Impervious Surface. The impervious surface calculations are not provided. Each lot will need to
adhere to maximum amount of 50% impervious lot coverage.
Public Works Review. Public Works asked that the proper turning radius and setback of islands
accommodates snowplows and fire trucks. The final construction plans will be reviewed as such.
Engineering Comments. The Engineer’s memo dated June 5, 2017 is attached to this report. All
comments in this memo should be addressed. Issues to highlight are as follows:
1. The County shall review and approve the proposed right-of-way along CSAH 17 (Lake
Elmo Avenue). If additional right-of-way is required, the final plat and construction plans
shall be revised, resubmitted and approved.
2. The Applicant shall contribute $25,000 to the costs of constructing turn lanes at the
intersection of 5th Street North and CSAH 17 (Lake Elmo Avenue). This shall be addressed
in the Developer Agreement.
3. The Applicant shall complete the construction of 5th Street North from CSAH 17 (Lake
Elmo Avenue) to the east plat line at the developer’s sole cost.
4. The plat shall be updated to provide an Outlot for Infiltration Bain 7. City access to this
basin may prove difficult and be an issue. After consultation with the Valley Branch
Watershed District, Staff is willing to allow this deviation from City standards as long as
maintenance is the responsibility of the Homeowners’ Association and because the
raingarden is relatively small
5. Stormwater management plan must be approved by the City meeting State, Valley Branch
Watershed District (VBWD) regulations. A Valley Branch Watershed District permit is
required prior to grading activities.
6. The stormsewer pipe along the northern retaining wall shall be privately owned and
maintained, as the proximity to the retaining wall and rear yard patios does not allow for
adequate City maintenance access.
7. The proposed stormwater discharge from Basin 8 (along the northwest portion of the site)
will be significantly reduced but will be at a point of discharge instead of sheet flow. A
temporary easement may be needed from Cimarron to construction improvements as
proposed including the Basin 8 storm water outfall pipe and the northerly retaining wall. If
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this is needed, the easement may be difficult to obtain, as the Applicant had previously
attempted to obtain an easement from this property and had difficulty. Upon further review,
although a concern, the drainage onto Cimarron reduces a natural flow from around 300 feet
to a 25 foot point discharge, however the area is under the powerline easement and into a tall
grass area of the golf course with no structures nearby. The risk for impact is minimal.
Final Plat Process. A public hearing is not required for a final plat. The City’s approval of a final
plat is contingent on the plat’s consistency with the preliminary approval. The approval of the
preliminary plat had conditions of approval. In order to proceed, the conditions of approval must be
met by the applicant. The applicant has complied with the conditions which are addressed in the
“Review and Analysis” section below. Staff has reviewed the final plat and has found that it is
consistent with the approved preliminary plat.
REVIEW AND ANALYSIS:
The Preliminary Plat for Southwind (then referred to as Diedrich Property Preliminary Plat) was
approved with several conditions. Staff has provided a response to each condition of preliminary plat
approval. Please also note that the applicant provided a response to the preliminary plat conditions
which has been included in the application materials attached to this report. The applicant’s response
has not been duplicated for this report. Staff’s comments related to each condition are indicated in
bold italics. In some instances, staff’s comments are different than the developers.
Preliminary Plat Conditions:
1) The landscape plan and tree preservation plan shall be reviewed and approved by an independent
forester or landscape architect in advance of the approval of a final plat and final construction plans.
The plans have been reviewed by the city landscape architect, and amendments to the plans are
required as noted herein. These plans will need to be amended according to comments and
approved by the City’s Landscape Architect; this has been added as a recommended condition of
approval.
2) The final landscape plan shall incorporate additional plantings where feasible adjacent to the
shared property lines with parcel at 11490 Hudson Boulevard. The landscape plan of the Preliminary
Plat proposed densely placed Eastern White Pines along the eastern property line. The landscape
plan submitted with the Final Plat application proposes less dense plantings on the eastern edge
but proposes many more plantings in the southwest corner of the site adjacent to Gruber Pallets.
3) The applicant shall be responsible for updating the final construction plans to include the
construction of all improvements within the Lake Elmo Avenue (CSAH 17) right-of-way as required
by Washington County and further described in the review letter received from the County dated
March 3, 2015. The required improvements shall include, but not be limited to the construction of a
northbound right turn lane and southbound center turn lane. The County has reviewed the Final Plat
and has indicated the Applicant’s participation in the turn lane improvements will be $25,000,
which will be collected with the execution of the Developers Agreement.
4) 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 Valley Branch Watershed District prior to the
commencement of any grading or development activity on the site. The Applicant has submitted
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application to the Valley Branch Watershed District, which was approved on April 13, 2017,
subject to 15 conditions of approval.
5) The applicant shall enter into a maintenance agreement with the City that clarifies the individuals
or entities responsible for any landscaping installed in areas outside of land dedicated as public park
and open space on the final plat. This was added as a condition of Final Plat.
6) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the fair
market value for the amount of land that is required to be dedicated for such purposes in the City’s
Subdivision Ordinance. A cash payment in lieu of land dedication shall be paid by the applicant prior
to the release of the final plat for recording. This has been added as a condition of Final Plat, and
the parkland dedication fees will be collected with the execution of the Developers Agreement.
7) The applicant must enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and plan approval. The City Engineer
shall review any grading plan that is submitted in advance of a final plat, and said plan shall
document extent of any proposed grading on the site. The Applicant plans to grade the property
after Final Plat approval under the Developers Agreement.
8) All required modifications to the plans as requested by the City Engineer in a review letter dated
June 17, 2015 shall be incorporated into the plans prior to consideration of a final plat. It is a
recommended condition of approval that final grading, drainage, and erosion control plans, utility
plans, sanitary and storm water management plans, street and utility construction plans and
agreements shall be reviewed and approved by the City Engineer and that all comments outlined
by the Engineer’s memorandum dated June 5, 2017 shall be addressed.
9) The applicant shall update all of the landscaping and construction plans to reflect the updated site
plan that includes a public right-of-way within the project area. These updated plan shall be subject
to review and approval by the City Engineer. These plans have been updated to include a public
right-of-way within the project area.
10) Although the updated site plan does not incorporate a private street, any request for flexibility
from City regulations and standards must be considered and addressed as part of the final plat
submission. The applicant had originally proposed a private street located in a 30-foot outlot. One
of the reasons for this is that the applicant had wanted to slightly vary setbacks of the townhouse
units in order to help minimum the visual impact of a row of townhouses all at the same setback.
The developer at the time had still wanted to look for ways to add some variation to setbacks, and
so current Staff deduces that this is why this condition was added. The current developer, however,
is not proposing varying setbacks, and varying setbacks are not a code requirement.
11) The final construction plans for the Diedrich Townhouses subdivision shall include, at a
minimum, the northern portion of 5th Street if a joint construction project between the applicant and
Ryland Homes does not proceed in advance of a final plat submission for the applicant’s site. The
Applicant has provided final construction plans for the northern portion of 5th Street.
12) The architectural covenants for the homeowner’s association shall include provisions that
discourage blank garage doors. All garage doors shall incorporate windows or decorative trim to
minimize the visual impact of the garage-forward home design. The applicant has provided
architectural renderings of the townhomes, and these do not include blank garage doors. The
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Applicant has provided a draft Common Interest Community Declaration, but the proposed
document does not include architectural covenants that discourage blank garage doors. The
Applicant will need to amend this document to include this. This has been carried over as a
recommended condition of Final Plat approval.
13) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the
Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates
who is responsible for the design, construction, and payment of public improvements. This has been
prepared for approval with the Final Plat.
14) The site plan and construction plans shall be revised to include a sidewalk along at least one side
of all streets within the subdivision. The sidewalk is proposed along 6th Street Circle N shown as 6th
Street North in the Grading Plan), but only to the edge of the loop of this street. Staff is not
recommending that this sidewalk be extended along the cul-de-sac loop due to its large size.
15) The applicant shall pay a Water Availability Charge consistent with the Lake Elmo Fee Schedule
for the entire development prior to the release of the final plat for recording, regardless of project
phasing. This will still be a requirement prior to the release of final plat for recording.
16) The developer shall secure a written grading agreement from Excel Energy concerning the
proposed grading activity underneath an existing power line easement across the property prior to
submission of a final plat. All grading has been removed from the Xcel easement.
PLANNING COMMISSION REVIEW:
The Southwind Final Plat was reviewed by the Planning Commission at its June 12, 2017 meeting.
The Planning Commission had the following comments regarding the proposed Final Plat:
• They commented on the 100 year overflow going to the north and asked if it could go to the
west instead of the north. The developer had clarified that it actually goes east-west and
doesn’t create any more discharge than what currently exists.
• They mentioned County improvements for Lake Elmo Avenue. It is a condition of approval
that the developer pay $25,000 towards the cost of the intersection at Lake Elmo Avenue and
5th Street North.
• They commented on the missing trail connection from the westerly cul-de-sac to 5th Street.
The developer was questioned as to why this trail connection was eliminated, as the trail
connection would connect to the trail on the north end of 5th Street North. The developer did
not know why this connection had been eliminated but deduced that it may have been
eliminated due to a lack of on-street parking. The Commission would like to see this cul-de-
sac connection put back in.
The Planning Commission recommended making the following amendments to Staff-recommended
conditions of approval:
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• Recommendation to strike #14:
14) A signed copy by Xcel of the Consent to Improvements document shall be provided to the
City which approves the proposed work within the Xcel Energy Transmission Easement along
the northern property line and shall outline any terms and restrictions for ongoing maintenance
by the City. Staff comment: This was removed, as updated plans no longer disturb area within
this easement. Recommended with an affirmative vote of 4-1.
• Recommendation to add two new conditions:
15) That a sidewalk or trail be constructed from the bulb of the westerly cul-de-sac within the
development to the trail along 5th Street North. Staff comment: Recommended with an
affirmative vote of 5-0.
16) The Landscape Plan shall be amended to provide additional buffering behind Lots 26-29 to
the extent possible. Staff comment: Recommended with an affirmative vote of 5-0. There is a
swale in this area and this may be difficult to execute.
RECOMMENDED CONDITIONS OF APPROVAL:
Based on the above Staff report and analysis, Staff and the Planning Commission recommend the
following conditions of approval to address the outstanding issues noted above and to further clarify
the City’s expectations in order for the developer to proceed with the recording of the final plat.
The recommended conditions are as follows:
1) That Final grading, drainage, and erosion control plans, utility plans, sanitary and storm
water management plans, street and utility construction plans and agreements shall be
reviewed and approved by the City Engineer prior to recording of Final Plat. All comments
outlined by the Engineer’s memorandum dated June 5, 2017 shall be addressed.
2) The vacation of Public Roadway and Utility Easement created by Doc. No. 3970178 shall be
approved by Council before recording of the Final Plat.
3) The utility plans shall be updated to include an additional fire hydrant at the entrance of the
development.
4) All easements as requested by the City Engineer and Public Works shall be documented on
the Final Plat prior to recording.
5) The Landscape Plans, including 5th Street Irrigation Plans, shall be updated and approved by
the City.
6) The Applicant shall enter into Landscape and License 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/or open space on the final plat.
7) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
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that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
8) The Developers Agreement shall address all costs associated with the development including
but not limited to construction of the northern half of 5th Street from CSAH 17 to the east
plat line, partial responsibility ($25,000) for the improvements required by Washington
County at the intersection of 5th Street and CSAH 17, and payment of a Water Availability
Charge consistent with the Lake Elmo Fee Schedule for the entire development.
9) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the
fair market value for the amount of land that is required to be dedicated for such purposes in
the City’s Subdivision Ordinance.
10) The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
11) A finalized stormwater management plan must be approved by the City, meeting all State,
VBWD and City rules and regulations.
12) The Plat must be updated to provide an outlot dedicated to the City as well as maintenance
access for Infiltration Basin 7.
13) The Applicant shall provide written correspondence from Washington County indicating that
adequate CSAH 17 right-of-way is being dedicated as part of this plat. If additional right-of-
way is required by the County, the plat and construction plans must be revised and
resubmitted as necessary.
14) The Applicant shall amend the proposed Common Interest Agreement to include
architectural covenants that include provisions that discourage blank garage doors. All garage
doors shall incorporate windows or decorative trim to minimize the visual impact of the
garage-forward home design.
15) That a sidewalk or trail be constructed from the bulb of the westerly cul-de-sac within the
development to the trail along 5th Street North.
16) The Landscape Plan shall be amended to provide additional buffering behind Lots 26-29 to
the extent possible.
DRAFT FINDINGS:
Staff and the Planning Commission recommend the following findings with regards to the proposed
Southwind Final Plat:
1) That the Final Plat is generally consistent with the Preliminary Plat and Plans as approved by
the City of Lake Elmo on July 21, 2015.
2) That the Final Plat is generally consistent with the Lake Elmo Comprehensive Plan and the
Future Land Use Map for this area.
3) That the Final Plat complies with the City’s Urban Medium Density Residential zoning
district, except as noted in the Staff Report to the Planning Commission dated June 5, 2017.
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4)That the Final Plat complies with all other applicable zoning requirements, including the
City’s landscaping, storm water, sediment and erosion control and other ordinances with the
plan revisions as requested by the City.
5)That the Final Plat is consistent with the City’s engineering standards with the plan revisions
as requested by the City Engineer.
6)That the Final Plat complies with the City’s subdivision ordinance.
RECOMMENDATION:
Staff and the Planning Commission recommend Council adopt Resolution 2017-070 approving the
Southwind Final Plat with the 16 conditions of approval as listed in the Staff report. Suggested
motion:
“Move to adopt Resolution 2017-070 approving the Southwind Final Plat with the
recommended 16 conditions of approval”
ATTACHMENTS:
1. Application Forms
2. Southwind Final Plat and Plans
3.City Engineer Review Letter June 5, 2017
4. Resolution 2017-070
01-ENG-117021-SHEET-SITE
1SITE PLAN
I hereby certify that this plan 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
c
1OF
MSN/BNM
Name
Reg. No.Date
Revisions
1. 04-05-17 Watershed Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
03-27-2017
PJC/BNM
19860 03-27-2017
Paul J. Cherne
WHITE BEAR LAKE, MINNESOTA 55110
2. 05-04-17 City Comments
c
3OF
3-27-17
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L1SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
WHITE BEAR LAKE, MINNESOTA 55110
LANDSCAPE PLAN
5-26-17
4-5-17 added rain garden seeding5-26-17 CITY COMMENTS
c
3OF
3-27-17
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L2SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
WHITE BEAR LAKE, MINNESOTA 55110
CITY DETAILS
5-26-17
4-5-17 added rain garden seeding5-26-17 CITY COMMENTS
c
3OF
3-27-17
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L3SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
WHITE BEAR LAKE, MINNESOTA 551105-26-17
LANDSCAPE PLAN
DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
4-5-17 added rain garden seeding5-26-17 CITY COMMENTS
01-PLAN-117021-SHEET-LAND
F15TH STREET LANDSCAPE PLAN
c
OF
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2014 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2
jlt
jlt
4-27-20158-26-15-NEW CITY STANDARD 5TH STREET DETAILS9-29-15-CITY COMMENTS10-15-15-CITY COMMENTS
10-27-15-CITY COMMENTS/REVIEW MEETING
3-28-17 SUBMITTAL FOR SOUTHWIND PROPERTY
SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
WHITE BEAR LAKE, MINNESOTA 551105-26-17
5-26-17 CITY COMMENTS
01-PLAN-117021-SHEET-LAND
F2
c
OF
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2014 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2
jlt
jlt
3-4-20158-26-15-NEW CITY STANDARD 5TH STREET DETAILS9-29-15-CITY COMMENTS10-15-15-CITY COMMENTS
10-27-15-CITY COMMENTS/REVIEW MEETING
3-28-17 SUBMITTAL FOR SOUTHWIND PROPERTY
5-26-17
SOUTHWIND OF LAKE ELMO
LAKE ELMO, MINNESOTA
SOUTHWIND BUILDERS INC.
2372 LEIBEL STREET
WHITE BEAR LAKE, MINNESOTA 55110
5-26-17 CITY COMMENTS
5TH STREET LANDSCAPE PLAN
April 6, 2017
Ms. Emily Becker
City Planner
City of Lake Elmo
3800 Laverne Ave. N.
Lake Elmo, MN 55042
Re: Southwind of Lake Elmo
City of Lake Elmo, Minnesota
P.E.# 117021
Dear Ms. Becker:
Our response to your review letter dated March 28,2017 is as follows:
The Applicant will provide the required escrow fee.
The Applicant will provide the required escrow agreement.
The legal description for the property is attached
The Applicant will provide the deed for Outlot D.
A table listing the lot data is shown on the area map
No public open space is been provided on this site. None was required in the preliminary plat approval
No wetlands are present onsite Attached is the wetland determination
An area calculation showing the area of arterial ROW dedication is shown on the area map
Outlot A will be used for stormwater management. The City of Lake Elmo will own and maintain Outlot A
Outlot B will be used for landscaping. The Homeowners Association will own and maintain Outlot B
Medium density standards have been added to the site plan
Preliminary plat conditions have addressed as follows:
1. A revised landscape plan has been submitted for review.
2. It is understood that maximizing screen to the industrial use is desirable however space for additional
landscaping on the east property line is limited. Please review the revised plan.
3. Revised 5th street plans have been submitted. It is acknowledged that 5th street will be constructed by the
applicant.
4. An application has been made to WBWD. There are no wetlands onsite. A determination letter was
submitted.
5. The HOA will be responsible for landscape maintenance upon turn over from the developer.
6. The applicant acknowledges that park fees will be paid in lieu of land dedication.
7. A grading permit application has been submitted to the City.
8. Significant changes have been made to the plan. Public streets are proposed. A detention basin along
with infiltration is proposed for storm water management. A storm water reuse system is not proposed.
New engineer comments are required.
9. Updated plans with public streets have been submitted.
10. Please review the site plan for requested setbacks.
11. The southern portion of 5th Street has been constructed by CalAtlantic. The applicant will complete the
remainder of 5th Street construction.
12. The applicant has submitted architecture for review.
13. The applicant will enter into a Developers Agreement with the City.
14. Sidewalk has been added to the plans.
15. The applicant will pay WAC charges as shown in the developer’s agreement.
16. The applicant is working with XCEL and the landowner to the north on grading agreements.
The final density calculation is located on the area map:
The applicant will discuss, neighbor concerns and excessive burden in the narrative.
An existing conditions map is attached.
The street name will be 6th Street Circle North as requested.
The applicant will furnish protective covenants for review
5th Street North plans and specifications are attached
The existing roadway easement must be vacated. A legal description for vacation of the existing street easement
is attached.
Attached are revised plans. If you have any questions or require further information please call me at 651-251-
0630.
Sincerely,
PIONEER ENGINEERING P.A.
Paul J. Cherne, P.E
Cc: Larry Alm, Southwind Builders
PAGE 1 of 2
MEMORANDUM
Date: June 5, 2017
To: Emily Beck, City Planner Re: Southwind of Lake Elmo – Final Plat
Cc: Stephen Wensman, Planning Director Engineering Review Comments
Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Southwind of Lake Elmo. Final Plat/Final Construction Plans were
received on May 26, 2017. The submittal consisted of the following documentation prepared by Pioneer
Engineering, or as noted:
Southwind of Lake Elmo Final Plat, received on May 26, 2017.
Southwind of Lake Elmo Existing Conditions and Site Plan dated May 4, 2017.
Grading and Erosion Control Plans and Project Manual dated May 4, 2017.
Utility and Street Construction Plans and Project Manual dated May 4, 2017.
5th Street North, Phase 2 Utility and Street Construction Plans dated May 26, 2017.
Landscape/Tree Preservation Plans dated May 26, 2017.
Stormwater Management Plan dated May 26, 2017.
Stormwater Pollution Prevention Plan dated March 27, 2017.
Geotechnical Report dated April 2, 2017 by Haugo Geotechnical Services.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: SOUTHWIND OF LAKE ELMO
The Final Plat shall be contingent upon the applicant dedicating right‐of‐way along CSAH 17 (Lake Elmo
Avenue) to Washington County. The County shall review and approve the right‐of‐way dedication prior to
the recording of the Final Plat. If additional right‐of‐way is required by the County the Plat/construction
plans must be revised and resubmitted.
The Final Plat shall be contingent upon the applicant contributing to the costs to construct turn lanes at the
intersection of 5th Street and CSAH 17 (Lake Elmo Avenue). A cost contribution in the amount of $25,000
should be addressed in the Development Agreement for the subdivision.
Final Plat shall be contingent upon the applicant completing the construction of 5th Street North from
CSAH 17 (Lake Elmo Avenue) to the east plat line at the developer’s sole cost. Construction plans for the
5th Street Improvements should be considered a part of the required development improvements for the
Southwind of Lake Elmo Plat approval.
Outlots A and C (Stormwater Facilities) must be dedicated to the City as part of the Final Plat. City
ownership of the Outlots have been noted on the final construction plans as required.
The Plat must be updated to provide an Outlot for Infiltration Basin 7. City ownership of the Outlot must be
noted on the final construction plans.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
A finalized storm water management plan must be approved by the City and the VBWD permit must be
obtained prior to grading activities. The site plan is subject to a storm water management plan meeting
State, VBWD and City rules and regulations. Storm water facilities proposed as part of the site plan to meet
State and VBWD permitting requirements must be constructed in accordance with the City Engineering
Design Standards Manual.
Infiltration Basin 8 must be revised to drain dry in 48‐hours. The bottom elevation of Infiltration Basin 8
must therefore be revised to be above the adjacent storm pond 918.0 NWL.
Infiltration Basin 3 must be reconfigured to be fully outside of the existing Outlot C utility easement,
including the Basin 100‐year HWL. The Basin must also be revised to have the bottom elevation and
normal operating water levels below the adjacent 5th Street granular subbase elevation. Also, the east
side berm in Outlot C must be raised to provide greater margin of error than the proposed 0.1 foot
difference from the Outlot EOF. Additional horizontal separation from 5th Street along with
embankment lining may also be considered; subject to City review.
Infiltration Basin 7 must be placed in an Outlot dedicated to the City for ongoing operation and
maintenance including the maintenance access road; or Basin 7 should be removed from the project.
City ownership of the Outlot must be noted on the final construction plans as required.
The Final Plat shall be contingent upon the storm sewer pipe run from CBMH‐857 to FES‐849, along with
the adjacent retaining wall, to be privately owned and maintained by the HOA. The proximity of this storm
sewer to the proposed retaining wall and rear yard patios does not allow for adequate City maintenance
access. Private HOA ownership must be noted on the Construction Plans.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording. Additional storm sewer pipe easement is
needed along Lots 1‐4, Block 1 to provide a minimum 15 foot easement from the pipe centerline.
The Final Plat shall not be recorded until final construction plan approval is granted for both the Southwind
of Lake Elmo subdivision improvements and the 5th Street Improvements.
No construction for the Southwind of Lake Elmo development may begin until the applicant has received
City Engineer approval for the Final Grading Plans, Final Street and Utility Construction Plans, and the Final
5th Street Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
The proposed storm water discharge rate from Basin 8 will be significantly reduced from 32.72 cfs to 17.20
cfs. However, the discharge will be a point discharge instead of sheet flow. This change may be perceived
as an adverse changed for the adjacent property.
A temporary easement may be needed from Cimarron to construct the improvements as proposed
including the Basin 8 storm water outfall pipe and the northerly retaining wall.
1
Resolution 2017-070
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-070
A RESOLUTION APPROVING FINAL PLAT FOR SOUTHWIND OF LAKE ELMO
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the
laws of the State of Minnesota; and
WHEREAS, Southwind Builders Inc, 2372 Leibel Street, White Bear Lake, MN 55110
(“applicant”) has previously submitted an application to the City of Lake Elmo (“City”) for a Final Plat
for Southwind of Lake Elmo Development; and
WHEREAS, on February 23, 2015, the Lake Elmo Planning Commission reviewed a
General Sketch Plan of the property; and
WHEREAS, on March 3, 2015, the Lake Elmo City Council reviewed a General Sketch
Plan, but took no action; and
WHEREAS, on July 7, 2015, the Lake Elmo Planning Commission reviewed and recommended
approval of the preliminary plat; and
WHEREAS, on July 21, 2015, the Lake Elmo City Council adopted Resolution 2015-056
approving the Preliminary Plat for a 46-unit single family attached (townhouse) development, subject to
21 conditions; and
WHEREAS, on December 15, 2015, The Lake Elmo City Council adopted Resolution 2015-88
approving a 12-month extension to the final plat submittal deadline of the approved plat to allow for
additional time to prepare for financing and other planning activities, thereby extending the final plat
application deadline to December 1, 2016, and
WHEREAS, on November 15, 2016, The Lake Elmo City Council adopted Resolution 2016-102
approving a 12-month extension to the final plat submittal deadline of the approved plat to allow for
additional time to prepare for financing and other planning activities, thereby extending the final plat
application deadline to December 1, 2017, and
WHEREAS, on June 12, 2017, the Lake Elmo Planning Commission reviewed the
Southwind of Lake Elmo Final plat and recommended approval subject to 16 conditions; and
WHEREAS, on July 5, 2017, the Lake Elmo City Council reviewed the Southwind of
Lake Elmo Final Plat and made the following findings:
1) That the Final Plat is generally consistent with the Preliminary Plat and Plans as approved by
the City of Lake Elmo on July 21, 2015.
2) That the Final Plat is generally consistent with the Lake Elmo Comprehensive Plan and the
Future Land Use Map for this area.
2
Resolution 2017-070
3) That the Final Plat complies with the City’s Urban Medium Density Residential zoning
district, except as noted in the Staff Report to the City Council dated July 5, 2017.
4) That the Final Plat complies with all other applicable zoning requirements, including the
City’s landscaping, storm water, sediment and erosion control and other ordinances with the
plan revisions as requested by the City.
5) That the Final Plat is consistent with the City’s engineering standards with the plan revisions
as requested by the City Engineer.
6) That the Final Plat complies with the City’s subdivision ordinance.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Southwind of Lake Elmo Final Plat subject to the following conditions:
1) That Final grading, drainage, and erosion control plans, utility plans, sanitary and storm
water management plans, street and utility construction plans and agreements shall be
reviewed and approved by the City Engineer prior to recording of Final Plat. All comments
outlined by the Engineer’s memorandum dated June 5, 2017 shall be addressed.
2) The vacation of Public Roadway and Utility Easement created by Doc. No. 3970178 shall be
approved by Council before recording of the Final Plat.
3) The utility plans shall be updated to include an additional fire hydrant at the entrance of the
development.
4) All easements as requested by the City Engineer and Public Works shall be documented on
the Final Plat prior to recording.
5) The Landscape Plans, including 5th Street Irrigation Plans, shall be updated and approved by
the City.
6) The Applicant shall enter into Landscape and License 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/or open space on the final plat.
7) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
8) The Developers Agreement shall address all costs associated with the development including
but not limited to construction of the northern half of 5th Street from CSAH 17 to the east
plat line, partial responsibility ($25,000) for the improvements required by Washington
County at the intersection of 5th Street and CSAH 17, and payment of a Water Availability
Charge consistent with the Lake Elmo Fee Schedule for the entire development.
9) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the
fair market value for the amount of land that is required to be dedicated for such purposes in
the City’s Subdivision Ordinance.
10) The applicant shall provide evidence that all conditions attached the Valley Branch
Watershed District permit for the final plat and associated grading work have been met prior
to the commencement of any grading activity.
3
Resolution 2017-070
11) A finalized stormwater management plan must be approved by the City, meeting all State,
VBWD and City rules and regulations.
12) The Plat must be updated to provide an outlot dedicated to the City as well as maintenance
access for Infiltration Basin 7.
13) The Applicant shall provide written correspondence from Washington County indicating that
adequate CSAH 17 right-of-way is being dedicated as part of this plat. If additional right-of-
way is required by the County, the plat and construction plans must be revised and
resubmitted as necessary.
14) The Applicant shall amend the proposed Common Interest Agreement to include
architectural covenants that include provisions that discourage blank garage doors. All garage
doors shall incorporate windows or decorative trim to minimize the visual impact of the
garage-forward home design.
15) That a sidewalk or trail be constructed from the bulb of the westerly cul-de-sac within the
development to the trail along 5th Street North.
16) The Landscape Plan shall be amended to provide additional buffering behind Lots 26-29 to
the extent possible.
Passed and duly adopted this 5th day of July, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk