HomeMy WebLinkAbout# 11 - Hidden Meadows 2nd Addition Final PlatSTAFF REPORT
DATE: 7/5/2017
REGULAR
ITEM #: 11
MOTION
TO: City Council
FROM: Stephen Wensman, Planning Director
AGENDA ITEM: Hidden Meadows 2nd Addition OP Final Plat
REVIEWED BY: Emily Becker, City Planner
Jack Griffin, City Engineer
Mike Bent, Building Official
Greg Malmquist, Fire Chief
Kristina Handt, City Administrator
BACKGROUND:
Hidden Meadows 1st Addition was approved on 5/16/2006 which included the platting of the Rock Point
Church property and two outlots proposed for a future OP - Open Space Preservation development. The
deadline for final plat application for the OP development was extended from January 2007 to January 2,
2018. RM Investments, LLC & Mpls Re, LLC is now requesting final plat approval of Hidden Meadows
2nd Addition, a 26 unit single family OP – Open Space Preservation development located off of Keats
and State Highway 36.
General Information.
Applicant: RM Investments, LLC & Mpls Re, LLC, 13925 Fenway Blvd N, Hugo, MN 55038
Property Owners: Rockpoint Church, 5825 Kelvin Ave N., Lake Elmo, MN 55042
Location: Outlots A and B, Hidden Meadows Addition
Request: Final Plat and Easement Vacation
Existing Land Use and Zoning: Vacant / Rural Residential Zoning
Surrounding Land Use and Zoning: State Highway 36 to the North; Keats Avenue and residential
properties to the west; Bergmann’s Farm to the east; and large
lot residential properties to the south; Rock Point Church is
surrounded by the proposed development on 3 sides
Comprehensive Plan: Rural Area Development
History: Approval of Comprehensive Plan Amendment, Rezoning, 1st Addition preliminary
plat (2005-030) and Conditional Use Permit for the church on 04/28/2005; OP
Development Concept Plan approval on 04/28/2005 by Resolution 2005-031; 1st
Addition Final Plat approval on 5/16/2006; Hidden Meadows 2nd Addition
preliminary plat and conditional use permit approval on 4/18/2006 by Resolution
2006-038; Hidden Meadows 1st Addition final plat approval on 5/16/2006 by
Resolution 2006-048; A 1-year final plat extension was approved on 01/02/2007 by
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Council motion; A 5-year final plat extension was approved on 12/11/2007 by
Resolution 2007-97; A 6-month final plat extension was approved on January 15,
2013 by Council motion; A 2-year final plat extension was approved on
01/19/2016 by Council motion. Planning Commission reviewed the final plat on
6/12/17 recommending approval.
Deadline for Action: Application Complete – 5/17/17
60 Day Deadline – 7/16/17
Extension Letter Mailed – N/A
120 Day Deadline – N/A
ISSUE BEFORE COUNCIL:
The City Council is being requested:
1.To adopt Resolution 2017-073 approving the Final Plat for Hidden Meadows 2nd Addition.
PROPOSAL DETAILS/ANALYSIS:
The Hidden Meadows preliminary plat was approved nearly ten years ago and because some of the
details of the preliminary plat are missing and because many City standards have changed since
2005/2006, Staff has prepared a review of the final plat that is more robust than typical to provide the
Council a better understanding of the proposed final plat and project.
Preliminary Plat Status. State Statute prohibits any amendment to a comprehensive plan or
official control that applies to or would affect the use, development density, lot size, lot layout,
or dedication or platting required or permitted by the approved application for one year following
preliminary approval unless the subdivider and the municipality agree otherwise. Because it has
been more than one year since the initial Preliminary Plat approval, and no such agreement was
forthcoming, this prohibition longer applies. The City can enforce the current regulations and
standards including the Engineering Design Standards. Typically, if a final plat is in substantial
conformance with the approved preliminary plat, the City Council must approve the final plat. If
the Hidden Meadows 2nd Addition final plat is not approved at this time, the applicant or
property owner will have to begin the planning process again, submitting new preliminary and
final plat applications to bring forth a new development plan meeting current ordinances and
standards.
Easement Vacation. With last final plat extension, the owner granted a drainage and utility easement
over the watermain in Outlot A to comply with a condition of the Hidden Meadows final plat. This
easement needs to be vacated to accommodate the 2nd Addition final plat. New easements will be put into
place. The applicant has requested the easement vacation be placed on a subsequent City Council agenda.
OP – Open Space Preservation Ordinance. On 10/04/2016 the City Council approved
Ordinance 08-152 amending the OP ordinance with some new standards and a new PUD -
Planned Unit Development process. Hidden Meadows 2nd Addition was preliminary platted in
2006 under the old OP ordinance and a subsequent conditional use permit was approved for the
development.
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Land Area. The OP development was conceived of in conjunction with the development of the
church, now called Rock Point Church. Hidden Meadows 1st Addition consisted of a 108 acre
development that included the church parcel (19.97 acres), Outlot A (57.98 acres), Outlot B
(28.53 acres) and right-of-way for 59th Street North.
Hidden Meadows 2nd Addition is 86.52 acres in size and is the replat of Hidden Meadow’s
Outlots A (57.98 acres) and B ( 28.53 acres), however a portion of Outlot B (18.63 acres) is not
considered part of the OP residential development and will be remain in church ownership as
originally proposed as Outlot A, Hidden Meadows 2nd Addition. The proposed development
meets the 40-acre minimum land area requirement for an OP development (old ordinance).
Hidden Meadows 2nd Addition Plat Area
Area Acres Future Ownership
Outlot A 18.63 Church
Outlot B 7.45 Church
Outlot C 15.06 HOA
Outlot D 1.36 HOA
Outlot E 8.29 City
Outlot F 3.51 City
Right-of-way 4.01 City
Lot Area 25.91 Developer
Lot 1, Block 1 2.46 Church
Total Area 86.68
OP Residential Development Area
Area Acres Future Ownership
Outlot B 7.45 Church
Outlot C 15.06 HOA
Outlot D 1.36 HOA
Outlot E 8.29 City
Outlot F 3.51 City
Right-of-way 4.01 City
Lot Area 25.91 Developer
Lot 1, Block 1 2.46 Church
Total 68.05
Density. As indicated above, the OP development area is 68.05 acres, of which 4.44 acres is
wetland and wetland buffer. The allowed OP density cannot exceed .45 du/buildable acres.
Subtracting for wetlands, the development density will be .41 du/buildable acres (26/(68.05-
4.44=63.61).
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Lot Size. The average lot size within Hidden Meadows 2nd Addition is just over an acre with the
smallest being just over 3/4- acres and the largest being 2.46-acres in size (Lot 1, Block 1). Lot 1,
Block 1 contains an old barn and farmhouse that existed on the property when the area was a
farm. This lot will be retained by the church and is part of the plat. It is the only lot that is
proposed to have its own septic system, and is not proposed to be connected to the community
septic system. Staff recommended to the Planning Commission that Lot 1, Block 1 be connected
to the community septic system. The Planning Commission does not recommend connection to
the community septic because connection will be difficult and the lot has an existing septic
system. Given the Planning Commission’s recommendation, Staff researched the records on the
existing septic system and found only a record of maintenance (pumping) performed on
12/15/2016. Staff recommends the existing septic system be inspected with the final plat and if
the septic system is failing, then the lot be connected to the community septic system.
Open Space Requirement. By the old OP ordinance, open space created as part of an OP
development must meet the following criteria:
A. Total preserved open space within the proposed development shall be at least 50% of the
total Buildable Land Area (old ordinance). Hidden Meadows 2nd Addition preserves
Outlots B-F (35.67 acres) as open space, or 51% of the OP development area when
subtracting out unbuildable wetlands and wetland buffers (32.37/63.61).
Open Space Areas Acres Buildable Acres Future Ownership
Outlot B 7.45 6.23 Church
Outlot C 15.06 15.06 HOA
Outlot D 1.36 0.89 HOA
Outlot E 8.29 6.81 City
Outlot F 3.51 3.38 City
Total 35.67 32.37
32.37/63.61= 51% buildable open space
B. Not less than 60% of the preserved open space shall be in contiguous parcels of not less
than ten (10) acres. (Staff Comment) Of the proposed open space, only Outlot C meets
the contiguous 10 acre requirement, but it only represents 44% of the preserved open
space. This is a deviation from the OP regulations, but is consistent with the preliminary
plat. The City Council should reaffirm the approval of the deviation from the OP
Standards with an affirmative 4/5th vote.
C. Preserved open space is to be maintained for the purposes for which it was set aside;
(Staff Comment) Outlot B will be preserved open space owned by the Church. It will not
be changed from its current condition. Outlot C currently contains the community septic
system to be shared between the church and the residential development. The open space
regulations allow the community septic system to be in preserved open space. Outlot D
contains a wetland, woods, and a segment of the church’s trail to remain untouched.
Outlot E contains most of the wetlands, woods and proposed stormwater ponds and an
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infiltration basin and will remain unchanged except for the infiltration basin. Outlot F
will contain proposed stormwater ponds and an existing wetland and some buffer area.
Staff and the Planning Commission recommend breaking up Outlot F into 3 outlots with
the City taking ownership of the portion with stormwater infrastructure and the HOA
owning and maintaining the others.
D. The OP ordinance requires that the open space be protected by a conservation easement.
(Staff Comment) In the past, the Minnesota Land Trust (MLT) had reviewed the open
space and had provided conditions in which it might hold the open space. It is not clear
whether the MLT is willing to hold the conservation easement. If the MLT is not willing
to hold the conservation easement, then according to ordinance, it can be conveyed by to
the City. Presently, there is a temporary conservation easement (attached) over all of
Outlot B, Hidden Meadows 1st Addition which terminates upon approval of the Hidden
Meadows 2nd Addition final plat. The OP Ordinance requires preserved open space be
conveyed by conservation easement to the City. This conveyance would pertain to
Outlots B and D, E and F (the portions to be owned by the HOA).
E. Where applicable, a homeowner’s association shall be established to permanently maintain
all residual open space and recreational facilities; (Staff Comment) An HOA will be set up
to maintain all open space and the community septic system (shared responsibility with the
church). In addition, a Landscape License Agreement will be prepared and executed to
identify ownership and responsibilities for landscaping and open space.
F. Preserved open space shall be contiguous with preserved open space or public parks on
adjacent parcels; (Staff Comment) There are no preserved open spaces contiguous to this
development.
OP Buffers. The Hidden Meadows 2nd Addition preliminary plat was approved with 200 foot
buffers from residential properties to the west and south and a100 foot buffer from the
Bergmann property on the east (considered to be a future OP development), all of which, comply
with the OP buffer standards. In the approved preliminary plat, nearly all of the required buffer
area was within individual lots with the buffer extending to the rear façade of the proposed
homes protected by drainage and utility easements. No structures are allowed within buffers
which would leave the proposed homes with no usable backyard for pools, sheds, swing-sets,
gazebos, or even decks. In order to provide each home with some usable backyard for these
typical residential structures, the developer has modified the buffers on the proposed final plat to
150 feet from residential properties to the west and south and 50 feet from the Bergmann farm
property to the east. The City Council should affirm the new deviation from the buffer
requirement with a 4/5 vote as required by the OP regulations.
The Ziertmans, located on the west side of the proposed development, had been vocal during the
preliminary plat public hearing process. They do not object to the reduced buffer provided that a
berm is provided in conjunction with the coniferous screening. The Bergman’s have not
commented on the buffer, but have asked for a street stub connection to their farm.
Engineering Standards and Subdivision Standards:
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The City’s Engineering Design Standards and the Subdivision Standards have been updated
since the City’s approval of the Hidden Meadows 2nd Addition preliminary plat, with the most
recent update being approved in April, 2017. The City requires the City’s Engineering Design
Standards be shown on the construction plans. The preliminary plat approved in 2006, does not
conform to the current City of Lake Elmo Engineering Design Standards. This fact has made
reviewing the proposed development difficult. With this report, Planning and Engineering Staff
have highlighted areas in which the current standards have not been met and how they differ.
Street Right-of-Way Design. The streets in Hidden Meadows and Hidden Meadows 2nd
Additions do not match the City’s typical right-of-way layout (Engineering detail 805). The
applicant has provided a proposed layout on Plan Sheet C24.0 to illustrate where proposed
infrastructure will go within the right-of-way. The infrastructure proposed for the 50 foot right-
of-way includes a 24 foot wide street, surmountable curbs, street trees, street lights, an 8’
bituminous trail, and sanitary sewer for the community septic system. To make the street work,
the street trees on one side of the street are located on the outer edge of the 10 ft. drainage utility
easement adjacent to the right-of-way in the residential front yards. The private sanitary sewer is
located under the City trail. In general, this layout matches the street profile of 59th Street, the
street providing access to Rock Point Church in the first phase.
Cul-de-sac Length. 59th Street N. was platted with Hidden Meadows 1st Addition providing
access to Rock Point Church. This segment of road is roughly 2,000 feet long. The Hidden
Meadows 2nd Addition final plat extends the 59th Street N. into a cul-de-sac that is nearly 4,000
feet long. The shorter proposed cul-de-sac, shown as 57th Place N., is nearly 1,000 feet long. The
City’s standard for cul-de-sac length for subdivisions with lots 2.5 acres or less in size is 1,000
feet.
Street Connections to Adjacent Properties. During the preliminary plat process, there are
records indicating discussion about providing access to a landlocked parcel to the south of the
plat, however, the preliminary plat was approved without such a road connection. The land
locked parcel has a driveway easement providing access, however, the property would not be
able to subdivide in the future without street frontage. Most recently, the Bergman’s contacted
the City and are requesting that one of the cul-de-sacs provide a street stub to their farm located
to the east of the site. The final plat street layout is consistent with the preliminary plat approval.
The Planning Commission reviewed the final plat and was concerned with the length of the cul-
de-sac and the need for connectivity to the Bergmann parcel to the east. The Planning
Commission recommended a condition of approval that the Hidden Meadows 2nd Addition
provide street right-of-way for 57th Street North to the east edge of the plat to provide the
requested access to Bergmann’s property and to improve east west street connectivity.
Wetland Buffers. Current Engineering Design Standards require wetland buffers to be outside
of individual residential lots on outlots in order to provide maximum protection from residential
intrusion such as mowing, piling of debris, or placement of structures, etc. The required wetland
buffers in the Hidden Meadows 2nd Addition preliminary plat and final plat do not comply with
this engineering standard. It is recommended that wetland buffer signs be placed within the
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residential lots to identify the wetland buffer limits and that the HOA documents restrict
residents from mowing and intruding into the buffer area.
Stormwater Ponds and Infiltration areas. It is City policy to require storm ponds and
infiltration areas to be located in outlots owned and maintained by the City. The proposed final
plat deviates from this with a large storm pond that stretches over the rear of Lots 8-10, Block to
and Outlot F, all contained within drainage and utility easements. Although deviating from City
standards, the condition is consistent with preliminary plat. Outlot F will be City owned and
maintained and the developer has provided a maintenance access bench, also within rear yards.
The location of the pond and associated slopes are +/- 40 feet from the rear façade of the
proposed home pads.
Retaining Walls in Right-of-Way. It is a City policy to limit or discourage the location of
retaining walls within City right-of-ways in order to minimize City costs to maintain or replace
walls in the future. In this case, the development was graded after preliminary plat approval and
the roads and ponds were essentially graded to plan. As a result, if the final plat moves forward
as planned the walls in the City rights-of-way are unavoidable because of existing grades and
wetlands.
Other Zoning Issues:
Street Names. The proposed final plat for Hidden Meadows 2nd Addition street names were
reviewed against the City’s amended street naming ordinance approved in 2016 and the Hidden
Meadows 1st Addition Plat. Staff has reviewed the proposed streets and finds them consistent
with the street naming ordinance, however if the northerly cul-de-sac is to continue to the east
through the Bergmann property as a thru-street as recommended by the Planning Commission, it
will be named 57th Street North.
Parks and Trail Dedication. The minimum park dedication requirements for OP Developments
is 7% of the land area, or an amount of cash equal to 7% of the fair market value for the zoning
district in which the property is located. Fair market value is determined by reference to current
market data, if available, or by an appraisal from a licensed real estate appraiser; paid for by the
developer.
The approved preliminary plat shows trails in the rights-of way as a continuation of the trail in
Hidden Meadows 1st Addition and a trail spur into Outlot F to the southern edge of the property.
This trail location was in response to a proposed trail corridor identified in the City’s
Comprehensive Trail Guide Plan, dated November 29, 2005. The proposed trail dead ended at
the southern property line. The property immediately south has no road frontage and cannot at
this time further subdivide; therefore, Staff does not recommend construction of the proposed
trail at this time or until a viable trail corridor can be established. The Parks Commission was
consulted on this at its January 17, 2017 meeting and a voted unanimously to recommend no trail
be constructed in Outlot F. They also mentioned it would be nice to provide a trail that would
connect to an existing park, however, there is currently no viable option to do so. There also was
general consensus that there was no preference to trails over sidewalks within the right-of-way.
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Comprehensive Trail Guide Plan Map, dated November 29, 2005
The Applicant has amended the Final Plat to remove the trail corridor in Outlot F though still
proposes trails within the right-of-way to match the trail constructed within the right-of-way in
Hidden Meadows 1st Addition.
The City requires sidewalks on one side of all streets and therefore, does not allow trails in
rights-of-way to receive a credit towards park dedication. Park Dedication requirements will be
incorporated into the Developers Agreement and collected prior to recording the final plat.
Rear Yard Area. Although there are no zoning or subdivision regulations requiring usable yard
area per lot, it should be pointed out that a several lots have limited back yard space due to
stormwater management requirements. Lots 8-10, Block 2 have +/- 40 foot deep back yard area
because of the stormwater pond location. The rear yards on Lot 1, Block 4 and Lot 1, Block 3 are
impacted by drainage areas. Many of the lots have limited backyard area (50 feet) because of OP
buffer requirements.
Street Lights. The Construction Plans identify street lights at intersection and at the ends of cul-
de-sacs. At the April 10 Commission meeting, the Commission requested Staff revise
ordinances and standards to minimize the requirement for residential street lighting. Staff has
communicated this to the developer and has requested that a street light be provided only at the
intersection of Kelvin Avenue and the first cul-de-sac. The plans have not been updated to limit
the number of street lights.
Development Signage. No development signage has been proposed, but the likely location
would be in Outlot C within the proposed HOA owned open space. A provision for a future sign
within the open space should be made, prior to the execution of a new conservation easement. A
separate sign permit is required for development signs.
Dump Site. The existing conditions identified a dump site on the survey. The developer should
verify that the dump site has been appropriately cleaned up meeting applicable environmental
regulations.
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Parking. The proposed streets in the development are 24 feet wide and will be limited to one
side of street parking. Staff will prepare an ordinance concurrent with the final plat to limit
parking to one side of the street at a subsequent City Council meeting.
Community Septic System. The community septic system, on Outlot B, was installed by the
Rock Point Church when the property was developed. The system was designed to be shared
with the residential development and has enough excess capacity at this time to accommodate 17
new homes according to the septic report provided by the applicant. An expansion is needed to
accommodate the remaining homes. The developer has not provided a design for the expansion
of the system which is needed to service the remaining 8 lots. The design and permitting of the
septic system expansion has been made a condition of final plat such that the septic system
expansion be constructed prior to the permitting of the 17th home in the development and that
costs of the system be held in escrow.
Landscape Island. The preliminary plat envisioned a landscape island in Kelvin Avenue
between the church and residential development. The developer has eliminated this feature
(widened right-of-way) from the plat and from the construction plans.
Landscaping. A review of the landscape plans were conducted and the following comments
sent to the developer on April 17, 2017 by email (Landscape Plans by Kimley-Horn have been
provided as an attachment to this report):
1.Please show on final plans the water and sanitary sewer connections to verify there are no
conflicts with planned street tree locations. The City prefers a 10 foot setback from
individual lines and requires a minimum 5 foot setback.
2.Please use the City of Lake Elmo standard details and plan notes on your plans.
3. The plans identify 88 Street trees (trees within the public R/W), however the landscape
ordinance requires 1 tree per lineal foot of street frontage. If there are 6657 lineal feet of
road, then there is 13,314 lineal feet of frontage (2 sides of road). The street tree
requirement is 266 street trees. Staff will accept the trees at the edge of the utility
easement outside the R/W as required street trees.
4. The plans identify 157 evergreen trees and 24 overstory trees meeting the 5 trees/ acre of
disturbed area. The plans exceed the non-street tree requirement.
5.The evergreen buffer along the west property line identifies a mix of evergreen tree
species. The arborvitae are extremely susceptible to deer browse. City staff suggests
changing the arborvitae to Austrian Pine. The Medora Junipers get a mature width of 3
feet. Staff suggests changing the Medora to ‘Sky High’ or ‘Star Power’ varieties which
have a mature width of 5 feet.
6. The landscape plans should identify the proposed stormpond maintenance roads in order
to identify conflicts between proposed trees and storm pond access.
7. Please identify the seeding areas (limits of native seeding) for each proposed seed mix on
the plans or a separate plan exhibit.
8.Reading through the preliminary plat approval records, there are a number of comments
about the effectiveness of screening on the east side of the plat. I found the Kimley-Horn
Landscape Plan dated 05/02/2006 that show a staggered row of conifers along the east
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tree-line intended to bolster the screening. This planting was subject of much debate and
it appears as though a final landscape plan was approved prior to the July 5, 2006 City
Council meeting. I would suggest this was the approved landscape plan. If so, your plans
are deficient screening along the east in particular (see attached 05/02/2006 Landscape
Plans)
9. The buffer on the west side has been reduced from 200 ft. to 150 ft. as suggested to
provide for a back yard area that is usable. It has been suggested that a berm be added
along the west property line along with the proposed trees in lieu of the 200 ft. buffer
(there will be public comments as such).
10. Revised and approved landscape plans are required prior to recording the final plat.
An additional comment:
• The proposed sanitary sewer appear to be in conflict with planned tree locations.
A revised and approved landscape plan set meeting City requirements is required prior to
recording the final plat.
Other Final Plat Issues:
State Highway 36 Frontage Road Study. The City’s Consulting Engineer is soon to begin a
Highway 36 Frontage Road Study to coincide with MnDOT’s long range plans to limit access to
State Highway 36. The need for a frontage road has become known after the approval of the
Hidden Meadows preliminary plat. Upon review, it appears as though a frontage road would
need to roughly follow the 59th Street N. alignment to avoid impacting Wetland 13 in Outlot B.
A future frontage road would likely impact planned Outlot A, Hidden Meadows 2nd Addition. No
specific plans for the Church’s Outlot A have been identified, although sketch plans have
indicated interest in developing the area as ballfields and a community center with parking.
Outlots. The final plat contains outlots A-F:
Outlots Acres Future Ownership
Outlot A 18.63 Church
Outlot B 7.45 Church
Outlot C 15.06 HOA
Outlot D 1.36 HOA
Outlot E 8.29 City
Outlot F 3.51 City
Outlot A and B are church owned and will be retained by the church after the final plat of
Hidden Meadows 2nd Addition. The church has previously shown sketch plans for Outlot A to
be used for ballfields, community center and parking. There may also be a need to utilize the
outlot for a future frontage road. Outlot B will remain as church property, but is part of the open
space for the residential OP development, therefore, it cannot be developed and will be preserved
with a conservation easement over it.
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Outlot C is part of the residential open space and contains the shared community septic system
for the church and residential development.
Outlot D is part of the residential open space and contains trails used by the church and an
existing wetland.
Outlot E is part of the residential openspace and was preserved to protect the existing trees and
wetlands on the site. It will also contain a new infiltration basin for the development.Outlot E
will be city owned and maintained because of the stormwater management functions.
Outlot F was originally planned for a public trail and an infiltration basins, however, the trail has
since been eliminated as a recommendation from the Parks Commission. Outlot F will be City
owned and maintained because of the stormwater management functions. Staff is recommending
that Outlot F be broken up into 3 Outlots such that the City only retains ownership of that portion
of F which contains the stormwater infrastructure. The remainder of Outlot F, two new outlots,
will be HOA maintained. This would be a deviation from the approved preliminary plat.
MNDOT Review:
MNDOT reviewed plans initially and submitted a review memorandum on December 2, 2016.
At that time, the State agency was unable to conduct a complete review based on the information
submitted. This information was shared with the developer. Staff forwarded the May 17, 2017
submittal to MNDOT on May 19, 2017 for comments. MNDOT has no concerns.
PRELIMINARY PLAT CONDITIONS ANALYSIS:
The preliminary plat for Hidden Meadows was approved with conditions. With final plat reviews, it
is typical to review the preliminary plat conditions as part of the analysis. The developer did not
provide the typical response to preliminary plat conditions because they were not involved with the
preliminary plat, nor were they aware of the preliminary plat 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 (Resolution 2006-038):
1) Compliance with the recommendations/requirements of the City Engineer. (Staff
Comments) The only comments found from the City Engineer was an email dated
March 23, 2006 which (summarized) states that the cul-de-sacs do not meet City
standards and should be revised. The comment did not come with any specific
recommendations for change. The drive lanes must be 16’ wide. Guard rails are
required for the retaining walls. The Engineer was seeking additional information to
complete his review. The cul-de-sac’s do not meet current City standards for length,
however, they are consistent with the preliminary plat. The Planning Commission is
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recommending an extension of the northerly cul-de-sac to the east property line which
will become a through street in the future, making the cul-de-sacs compliant with City
standards.
2) Compliance with the recommendations/requirements of the Valley Branch Watershed
District as found to be appropriate by the City Engineer. (Staff Comments) The final plat
will require VBWD review and permit. VBWD as reviewed the plans and they have been
updated to reflect comments.
3) Trail setback to the Ziertman property be increased and screening be considered in the
landscape plan. (Staff Comment) This condition appears to have been met, however, in
exchange for a change in the buffer from 200’ to 150’, the Ziertman’s would like the
landscaping and a berm be provided adjacent their property.
4) Confirm drainfeld setback is to be 100’ from property line. (Staff Comment) This condition
appears to have been met.
5) Provide size and delineation of the alternate drainfield. (Staff Comments) The plans do not
show an alternate drainfield site, however, there appears to be adequate land to the west of
the current drainfield for an alternate site.
6) Secondary drainfield have the appropriate easement for trail use. (Staff Comment) This
condition is no longer applicable as the trails are located within the road right-of-way and
Outlot F.
A trail easement be added to the proposed watermain easement. (Staff Comment) This condition
appears to be related to condition #6 and is no longer applicable.
FISCAL IMPACT:
The Developer Agreement will be prepared by Staff and presented in a subsequent meeting for
approval by the City Council which will include a detailed accounting of any development costs that
will be the responsibility of the City. The development will result in the payment of Water Access
Charges of $78,000 for the 26 residential lots and connection charges of $26,000, $1,000 collected with
each building permit. Park dedication will also be paid based on 7% of the fair market value of the
development.
PLANNING COMMISSION/PUBLIC HEARING:
The Planning Commission reviewed the final plat application on June 12, 2017 and recommended approval
with 21 conditions of approval. The Commission discussed HOA issues with community septic systems,
the deviations from standards and the need for a street right-of-way to the Bergman property. Commissioner
Dorschner motioned for denial, but ultimately supported approval with the addition of condition #21. The
City Council Meeting
July 7, 2017 Regular Agenda item #
Page 13
Commission deleted a Staff recommended condition that Lot 1, Block 1 be connected to the community
septic. The Commission also recommended the following:
7. That the OP buffers on the west and south sides of the plat be reduced from 200 feet to
150 feet, and the buffers on the east side be reduced from 100 feet to 50 feet and that the
buffer areas be protected from the construction or placement of any structures within the
buffer areas by easements. Furthermore, the developer shall install berms with the
landscape screening consistent with University of MN Extension Service Urban
Landscape Information Series Berm Standards near the rear property lines of Lots 1, 2
and 3, Block 2 of the development.
10. That no more than 17 building permits will be issued by the City until the developer
obtains a permit for expansion and constructs an expanded the community septic system
with adequate capacity for all 26 lots and the church meeting State/County/City standards
and that funds for this system be placed into escrow and the declarant of the Common
Interest Community will demonstrate a bank account statement with a capital reserve
required for operation of the wastewater system is either 1/3 the cost or an amount based
on an equipment failure model provided by the vendor operating the wastewater system,
whichever is greater.
20. That the declarant of the Common Interest Community will demonstrate transfer of all
permits and titles for the wastewater system to the Common Interest Community
21. That the developer provide right-of-way for a future extension of the northerly cul-de-sac
(to be called 57th Street N) to the east property line.
Because the Commission deleted Staff’s recommendation requiring Lot 1, Block 1 be connected to
the community septic system and because there are no septic system records for Lot 1, Block 1, Staff
is recommending the following condition:
22. That the septic system on Lot 1, Block 1, Hidden Meadows 2nd Addition be inspected for
compliance and if not in compliance the lot be connected to the community septic system
or the individual system be replaced.
Also, the Planning Commission did not specify the size or shape of the berms in condition number 7.
The Ziertman’s are requesting 6 ft. high berms with 7:1 side slopes. The condition number 7 has been
amended to reflect their request.
OPTIONS:
The Council has the following options:
1. Adopt a Resolution 2017-073 approving the final plat of Hidden Meadows 2nd Addition
2. Amend and adopt Resolution 2017-073 approving the final plat of Hidden Meadows 2nd Addition
3. Adopt Resolution 2017-073 denying the final plat of Hidden Meadows 2nd Addition.
RECOMMENDED FINDINGS FOR FINAL PLAT APPROVAL:
City Council Meeting
July 7, 2017 Regular Agenda item #
Page 14
Staff and the Planning Commission are recommending the following findings for approval of the
Hidden Meadows 2nd Addition 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 March 27, 2006.
2) That the Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
3) That the Final Plat complies with Open Space Preservation Overlay District regulations that
were established at the time of the preliminary plat approval except as approved by the City
Council.
4) That the Final Plat complies with all other applicable zoning requirements, including the
City’s landscaping, storm water, sediment and erosion control, landscaping and other
ordinances except as approved by the City Council.
5) That the Final Plat complies with the City’s subdivision ordinance except as approved by the
City Council.
6) That the Final Plat is consistent with the City’s engineering standards with the plan revisions
as requested by the City Engineer, except as highlighted within the City Engineer’s Report
dated June 1, 2017
RECOMMENDED FINDINGS FOR FINAL PLAT DENIAL:
Staff and the Planning Commission are recommending approval, but because the development
deviates from the preliminary plat, OP zoning requirements, subdivision standards and Engineering
Standards and the City is not compelled by State Statute to approve the final plat due to the time that
has lapsed since approval of the preliminary plat, the following findings for denial have been
provided:
1) That the Final Plat is not consistent with the Preliminary Plat and Plans as approved by the
City of Lake Elmo on March 27, 2006.
2) That the Final Plat and Final Construction Plans do not comply with the applicable zoning
requirements for OP developments.
3) That the Final Plat does not complies with the City’s subdivision ordinance.
4) That the Final Plat is not consistent with the City’s engineering standards highlighted within
the City Engineer’s Report dated June 1, 2017.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff and the Planning Commission are recommending the following conditions of approval:
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 complying with the Engineer’s memorandum
dated June 1, 2017 and complying with the Planning Director’s email comments dated April
17, 2017, prior to the execution of the final plat by City Officials.
2. All easements as requested by the City Engineer or Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
City Council Meeting
July 7, 2017 Regular Agenda item #
Page 15
3. The applicant shall also enter into a landscape license agreement and maintenance agreement
with the City that clarifies the individuals or entities responsible for any landscaping installed
in areas outside of land dedicated as public park and open space on the final plat.
4. That the open space be protected by a conservation easement in accordance with M.S.Ch
84C.01-05, as it may be amended from time to time), to an acceptable land trust as approved
by the City; and /or conveyed to the by conservation easement to the City.
5. The developer provide verification of proper clean-up of the former dump site on the
property.
6. That the OP buffers on the west and south sides of the plat be reduced from 200 feet to 150
feet, and the buffers on the east side be reduced from 100 feet to 50 feet and that the buffer
areas be protected from the construction or placement of any structures within the buffer
areas by easements. Furthermore, the developer shall install 6 ft high landscape berms with
7:1 side slopes with landscape screening consistent with University of MN Extension Service
Urban Landscape Information Series Berm Standards near the rear property lines of Lots 1, 2
and 3, Block 2 of the development.
7. That park dedication be paid as a fee in lieu of land dedication equal to 7% of the fair market
land value consistent with City Ordinance Section 153.14 prior to recording the final plat.
8. Wetland buffer monuments shall be placed every 50 feet or where the buffer boundary
changes along wetland buffers where the buffers are within individual platted lots prior to
issuance of any building permits.
9. That no more than 17 building permits will be issued by the City until the developer obtains a
permit for expansion and constructs an expanded the community septic system with adequate
capacity for all 26 lots and the church meeting State/County/City standards and that funds for
this system be placed into escrow and the declarant of the Common Interest Community will
demonstrate a bank account statement with a capital reserve required for operation of the
wastewater system is either 1/3 the cost or an amount based on an equipment failure model
provided by the vendor operating the wastewater system, whichever is greater.
10. Prior to recording the Final Plat, the developer will submit a septic system design that has
been permitted by the MPCA with capacity for all 26 lots.
11. 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 that delineates who is responsible for
the design, construction, and payment of the required improvements, including park
dedication with financial guarantees therefore.
12. A Common Interest Agreement concerning management of the common areas of Hidden
Meadows 2nd Addition and maintenance responsibilities for the communal septic system and
establishing a homeowner’s association shall be submitted in final form to the City prior to
the issuance of any building permit within this subdivision.
13. Septic system maintenance be shared by the church and the residential HOA as part of the
HOA documents.
14. Approved Landscaping Plans complying with City Ordinance Section 154.258 shall be
required prior to recording the final plat.
City Council Meeting
July 7, 2017 Regular Agenda item #
Page 16
15. 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 site work.
16. That Outlot F on the plat be divided into three Outlots with only the Outlot with street
frontage being dedicated to the City with the recording of the final plat. The other portions
shall be HOA owned and maintained.
17. That Outlot E be conveyed to the City with the recording of the final plat.
18. That any development (subdivision) signs be constructed only after approval of sign permit
by the Planning Department.
19. That the final plat and plans be submitted to MNDOT for review and approval and all
conditions be addressed prior to recording the final plat.
20. That the declarant of the Common Interest Community will demonstrate transfer of all
permits and titles for the wastewater system to the Common Interest Community
21. That the developer provide right-of-way for a future extension of the northerly cul-de-sac (to
be called 57th Street N) to the east property line.
22. That the septic system on Lot 1, Block 1, Hidden Meadows 2nd Addition be inspected for
compliance and if not in compliance the lot be connected to the community septic system or
the individual system be replaced.
RECOMMENDATION:
Staff and the Planning Commission recommend the City Council adopt Resolution 2017-073
approving the final plat of Hidden Meadows 2nd Addition with the following motion:
“Move to adopt Resolution 2017-073 approving the Hidden Meadows 2nd Addition with 22
conditions.”
ATTACHMENTS:
• Resolution 2017-073 approving the Hidden Meadows 2nd Final Plat
• Resolution 2017-073 denying the Hidden Meadows 2nd Final Plat
• Final Plat application and narrative
• Final Plat Construction Plans
• Preliminary Plat (stamped “received, April 17, 2006”)
• Resolution 2006-038 approving the preliminary plat
• Temporary Conservation Easement
• City Engineer Report dated June 1, 2017
• MnDOT Comments, dated December 2, 2016
• Old preliminary plat Staff Reports and Minutes
• July 5, 2006 final plat report to City Council.
City Council Meeting
July 7, 2017 Regular Agenda item #
Page 17
1
Resolution 2017-073
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-073
A RESOLUTION APPROVING THE HIDDEN MEADOWS 2ND ADDITION FINAL PLAT
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, on July 25th, 2005, the Lake Elmo Planning Commission reviewed and
recommended approval of an amended OP Concept Plan for Deer Glen subject to certain
conditions; and
WHEREAS, on August 16, 2005, and September 6, 2005, the Lake Elmo City Council
reviewed the recommendations of the Lake Elmo Planning Commission along with revised OP
concept plans for Deer Glen; and
WHEREAS, on September 20, 2005, the Lake Elmo City Council approved resolution
2005-102 which approved the amended OP Concept Plan of Deer Glen; and
WHEREAS, on September 20, 2005, the Lake Emo City Council approved an
amendment to the conditional use permit for Rockpoint Church, Resolution 2005-029, to reflect
the amended OP Concept Plan dated September 6, 2005; and
WHEREAS, on September 20, 2005, the Lake Elmo City Council approved an
amendment to the preliminary plat formerly approved by Council Resolution 2005-030 to reflect
the amended OP Concept plan dated September 6, 2005; and
WHEREAS, on May 16, 2006, the Lake Elmo City Council approved the final plat for
Hidden Meadows 1st Addition, previously referred to as Deer Glen; and
WHEREAS, the developers agreement for Hidden Meadows 1st Addition required future
platting of the residential portion of the approved plan; and
WHEREAS, on January 2, 2007 the Lake Elmo City Council approved a one year
extension to the deadline for the final plat submittal for the residential portion of the approved
plan, thereby extending the final plat deadline to January 2, 2008; and
WHEREAS, on December 11, 2007, the Lake Elmo City Council approved Resolution
2007-97 granting a five year extension to the final plat submittal deadline to January 2, 2013;
and
WHEREAS, on January 15, 2013, the Lake Elmo City Council approved a six month
extension to the final plat submittal deadline to August 2, 2013 with the understanding that future
2
Resolution 2017-073
extension will be considered after the dedication of a utility easement across the Church’s
property consistent with the location of a planned 16” water line; and
WHEREAS, on August 3, 2013, the Hidden Meadows 2nd Addition Plat became void for
failure to extend the plat in a timely manner; and
WHEREAS, on November 24, 2015, Rockpoint Church applied for a three year
extension to the final plat submittal to allow a perspective buyer time to close on the purchase of
the development property or to find an alternate buyer if the property does not sell; and
WHEREAS, on January 12, 2016, Rockpoint Church executed for recording a utility
easement across its property consistent with the location of a planned 16” water line as requested
by the City Council; and
WHEREAS, on January 19, 2016, the Lake Elmo City Council approved a two-year
extension to the final plat submittal until January 2, 2018 by Council motion; and
WHEREAS, on May 17, 2017, RM Investments, LLC and Mpls RE, LLC,139 Fenway
Boulevard, N, Hugo, MN (applicant) submitted an application for final plat of Hidden Meadows
2nd Addition; and
WHEREAS, on June 12, 2017, the Lake Elmo Planning Commission reviewed the final
plat application and made a recommendation for approval with conditions; and
WHEREAS, on June 12, 2017, the Lake Elmo Planning Commission has submitted its
report and recommendation concerning the Final Plat as part of a memorandum to the City
Council for the July 7, 2017 Council Meeting; and
WHEREAS, the City Council reviewed the Hidden Meadows 2nd Addition Final Plat at
its meeting held on July 7, 2017 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 March 27, 2006.
2) That the Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future
Land Use Map for this area.
3) That the Final Plat complies with Open Space Preservation Overlay District regulations that
were established at the time of the preliminary plat approval except as approved by the City
Council.
4) That the Final Plat complies with all other applicable zoning requirements, including the
City’s landscaping, storm water, sediment and erosion control, landscaping and other
ordinances except as approved by the City Council.
5) That the Final Plat complies with the City’s subdivision ordinance except as approved by the
City Council.
6) That the Final Plat is consistent with the City’s engineering standards with the plan revisions
as requested by the City Engineer, except as highlighted within the City Engineer’s Report
dated June 1, 2017
3
Resolution 2017-073
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Hidden Meadows 2nd Addition 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 complying with the Engineer’s memorandum
dated June 1, 2017 and complying with the Planning Director’s email comments dated April
17, 2017, prior to the execution of the final plat by City Officials.
2. All easements as requested by the City Engineer or Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
3. The applicant shall also enter into a landscape license agreement and maintenance agreement
with the City that clarifies the individuals or entities responsible for any landscaping installed
in areas outside of land dedicated as public park and open space on the final plat.
4. That the open space be protected by a conservation easement in accordance with M.S.Ch
84C.01-05, as it may be amended from time to time), to an acceptable land trust as approved
by the City; and /or conveyed to the by conservation easement to the City.
5. The developer provide verification of proper clean-up of the former dump site on the
property.
6. That the OP buffers on the west and south sides of the plat be reduced from 200 feet to 150
feet, and the buffers on the east side be reduced from 100 feet to 50 feet and that the buffer
areas be protected from the construction or placement of any structures within the buffer
areas by easements. Furthermore, the developer shall install 6 ft high landscape berms with
7:1 side slopes with landscape screening consistent with University of MN Extension Service
Urban Landscape Information Series Berm Standards near the rear property lines of Lots 1, 2
and 3, Block 2 of the development.
7. That park dedication be paid as a fee in lieu of land dedication equal to 7% of the fair market
land value consistent with City Ordinance Section 153.14 prior to recording the final plat.
8. Wetland buffer monuments shall be placed every 50 feet or where the buffer boundary
changes along wetland buffers where the buffers are within individual platted lots prior to
issuance of any building permits.
9. That no more than 17 building permits will be issued by the City until the developer obtains a
permit for expansion and constructs an expanded the community septic system with adequate
capacity for all 26 lots and the church meeting State/County/City standards and that funds for
this system be placed into escrow and the declarant of the Common Interest Community will
demonstrate a bank account statement with a capital reserve required for operation of the
wastewater system is either 1/3 the cost or an amount based on an equipment failure model
provided by the vendor operating the wastewater system, whichever is greater.
10. Prior to recording the Final Plat, the developer will submit a septic system design that has
been permitted by the MPCA with capacity for all 26 lots.
11. 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 that delineates who is responsible for
the design, construction, and payment of the required improvements, including park
dedication with financial guarantees therefore.
4
Resolution 2017-073
12. A Common Interest Agreement concerning management of the common areas of Hidden
Meadows 2nd Addition and maintenance responsibilities for the communal septic system and
establishing a homeowner’s association shall be submitted in final form to the City prior to
the issuance of any building permit within this subdivision.
13. Septic system maintenance be shared by the church and the residential HOA as part of the
HOA documents.
14. Approved Landscaping Plans complying with City Ordinance Section 154.258 shall be
required prior to recording the final plat.
15. 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 site work.
16. That Outlot F on the plat be divided into three Outlots with only the Outlot with street
frontage being dedicated to the City with the recording of the final plat. The other portions
shall be HOA owned and maintained.
17. That Outlot E be conveyed to the City with the recording of the final plat.
18. That any development (subdivision) signs be constructed only after approval of sign permit
by the Planning Department.
19. That the final plat and plans be submitted to MNDOT for review and approval and all
conditions be addressed prior to recording the final plat.
20. That the declarant of the Common Interest Community will demonstrate transfer of all
permits and titles for the wastewater system to the Common Interest Community
21. That the developer provide right-of-way for a future extension of the northerly cul-de-sac (to
be called 57th Street N) to the east property line.
22. That the septic system on Lot 1, Block 1, Hidden Meadows 2nd Addition be inspected for
compliance and if not in compliance the lot be connected to the community septic system or
the individual system be replaced.
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
1
Resolution 2017-073
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-073
A RESOLUTION DENYING THE HIDDEN MEADOWS 2ND ADDITION FINAL PLAT
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, on July 25th, 2005, the Lake Elmo Planning Commission reviewed and
recommended approval of an amended OP Concept Plan for Deer Glen subject to certain
conditions; and
WHEREAS, on August 16, 2005, and September 6, 2005, the Lake Elmo City Council
reviewed the recommendations of the Lake Elmo Planning Commission along with revised OP
concept plans for Deer Glen; and
WHEREAS, on September 20, 2005, the Lake Elmo City Council approved resolution
2005-102 which approved the amended OP Concept Plan of Deer Glen; and
WHEREAS, on September 20, 2005, the Lake Emo City Council approved an
amendment to the conditional use permit for Rockpoint Church, Resolution 2005-029, to reflect
the amended OP Concept Plan dated September 6, 2005; and
WHEREAS, on September 20, 2005, the Lake Elmo City Council approved an
amendment to the preliminary plat formerly approved by Council Resolution 2005-030 to reflect
the amended OP Concept plan dated September 6, 2005; and
WHEREAS, on May 16, 2006, the Lake Elmo City Council approved the final plat for
Hidden Meadows 1st Addition, previously referred to as Deer Glen; and
WHEREAS, the developers agreement for Hidden Meadows 1st Addition required future
platting of the residential portion of the approved plan; and
WHEREAS, on January 2, 2007 the Lake Elmo City Council approved a one year
extension to the deadline for the final plat submittal for the residential portion of the approved
plan, thereby extending the final plat deadline to January 2, 2008; and
WHEREAS, on December 11, 2007, the Lake Elmo City Council approved Resolution
2007-97 granting a five year extension to the final plat submittal deadline to January 2, 2013;
and
WHEREAS, on January 15, 2013, the Lake Elmo City Council approved a six month
extension to the final plat submittal deadline to August 2, 2013 with the understanding that future
2
Resolution 2017-073
extension will be considered after the dedication of a utility easement across the Church’s
property consistent with the location of a planned 16” water line; and
WHEREAS, on August 3, 2013, the Hidden Meadows 2nd Addition Plat became void for
failure to extend the plat in a timely manner; and
WHEREAS, on November 24, 2015, Rockpoint Church applied for a three year
extension to the final plat submittal to allow a perspective buyer time to close on the purchase of
the development property or to find an alternate buyer if the property does not sell; and
WHEREAS, on January 12, 2016, Rockpoint Church executed for recording a utility
easement across its property consistent with the location of a planned 16” water line as requested
by the City Council; and
WHEREAS, on January 19, 2016, the Lake Elmo City Council approved a two-year
extension to the final plat submittal until January 2, 2018 by Council motion; and
WHEREAS, on May 17, 2017, RM Investments, LLC and Mpls RE, LLC,139 Fenway
Boulevard, N, Hugo, MN (applicant) submitted an application for final plat of Hidden Meadows
2nd Addition; and
WHEREAS, on June 12, 2017, the Lake Elmo Planning Commission reviewed the final
plat application and made a recommendation for approval with conditions; and
WHEREAS, on June 12, 2017, the Lake Elmo Planning Commission has submitted its
report and recommendation concerning the Final Plat as part of a memorandum to the City
Council for the July 7, 2017 Council Meeting; and
WHEREAS, the City Council reviewed the Hidden Meadows 2nd Addition Final Plat at
its meeting held on July 7, 2017 and made the following findings:
1) That the Final Plat is not consistent with the Preliminary Plat and Plans as approved by the
City of Lake Elmo on March 27, 2006.
2) That the Final Plat and Final Construction Plans do not comply with the applicable zoning
requirements for OP developments.
3) That the Final Plat does not complies with the City’s subdivision ordinance.
4) That the Final Plat is not consistent with the City’s engineering standards highlighted within
the City Engineer’s Report dated June 1, 2017.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby deny the
Hidden Meadows 2nd Addition Final Plat.
Passed and duly adopted this 5th day of July, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
3
Resolution 2017-073
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
11
12
139
10
8
7 6
5
4
3
2
109
8
7
6
5
1
1
1
2
2
3
4
OUTLOT F
OU
T
L
O
T
D
OUTLOT E
OUTLOT C
BLOCK 4
BLOCK 4
BL
O
C
K
2
BLOCK 3
56TH PLACE
NORTH
57TH PLA
C
E
N
O
R
T
H
KE
L
V
I
N
A
V
E
N
U
E
N
O
R
T
H
2246
2247 2248 2249
2250
2251
2252
2253
2254
2255
2256
2257
2258
2259
2260
2261
2262
2263
2264 2265
2266
2267
2268
2269
2270
2271
2272
2273
2274
2275
2276
2277
2278 2279
2280
2281 2282
2283
2284
2285
2286
2287
2288
2289
2290
2291
2292 2293
22942295
2296
2297
2298
2299
2300
2301
2302
2303
2304
2305 2306
2307
2308
2309 2310
2311
2312
2313
2314
2315
2316
2317
2318 23192320
2321
2322
2323
2324
2325
23262327
2328 2329
2330
2331 2332
2333
2334
2335
2336
2337
2338
2339
2340
2341
2342
2343
2344
2345
2346
2347
2348
2349
2350
2351
2352
23532354
2355
2356
2357
2358
2359
2360
2361
2362
2363
2364
2365
2366
23672368
2369
2370
2371
2372
2373
EXISTING TREES
TO BE REMOVED
DISTURBED AREA200420052006
2007
2008
2009 2010
2011
2012
2013
20142015
2016
2017
2018 2019
2020
2021
2022 2023
2024
2025 2026 2027
2028
2029
2030
2031
2032 2033
2034
2035 2036
2037
2038
2039
2040 2041
2042 2043
2044
2045
2046
2047
20482049
2050
2051
20522053
2054
20552056
2057
2058
2059
2060 2061
2062 2063
2064
2065
2066
2067
2068
20692070
2071
2072 2073
2074 2075 2076
20772078
2079
2080
2081
2082
2083
2084
2085
2086
2087
2088
2089
2090
2091
2092
2093
2094
2095
2096
2097
2098 2099
2100
2101
2102
2103
2104
2105
2106
2107
2108
2109 2110
2111
2112
2113
2114
2115
2116
2117
2118
2119
2120
2121
2122
2123
2124
2125
2126
2127
2128
21292130
21312132
2133
2134
2135
2136
2137
2138
2139
2140
2141
2142
2143
21442145
2146
2147
2148
2149 2150
2151
2152
2153
2154
21552156
2157
2158
2159
2160
2161
2162 2163
2164
2165
216621672168
2169
2170
2171
2172
2173
2174
2175
2176
2177
2178
2179 2180
2181
2182
2183
21842185
2186
2187
2188
2189
2190
2191
21922193
2194
2195
2196
2197
2198 2199
2200
2201
2202
2203
2204
2205
2206
22072208
2209
2210
2211
2212
2213
2214
2215
22162217
2218
2219
2220
2221
2222
2223
2224
2225
22262227
2228
2229
2230
2231 2232
22332234
2235
2236
2237
2238
2239
2240
22412242
2243
22442245
EXISTING TREE
TO BE REMOVED
Tree mitigation requirements (§154.257 Tree Preservation)
Total Cal In of Significant Trees 6,620
30% allowed removal of Total In 1,986
Total Removed Caliper Inches 70
Cal In of Removed Common Trees 13
Cal In of Removed Hardwood Trees 57
Common trees less allowable tree removal limit 0
Hardwood trees less allowable tree removal limit 0
Replacement schedule
Common inches @ .25" per 1"NA
Hardwood inches @ .5" per 1"NA
Combined inches NA
Number of 2.5" Replacement trees NA
LEGEND
DISTURBED AREA
CA
D
D
U
S
E
R
:
An
d
r
e
w
M
o
n
t
g
o
m
e
r
y
F
I
L
E
:
\
\
D
F
A
P
P
S
0
1
\
J
O
B
_
F
I
L
E
S
\
2
0
1
6
P
R
O
J
E
C
T
S
\
1
6
-
2
10
H
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L-001
DRAWN BY
CHECKED BY
JOB NO.
DATE
SHEET
NORTH
0 200'
1"=100'
50' 100'
SCALE
40
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Signature:
Print Names:
Date:
License No:
HIDDEN MEADOWS
LAKE ELMO,
MINNESOTA
Tag Number*Species**Size*** Condition****
2001 oak 28 5
2002 Cottonwood 40 6
2003 Oak, Bur 21 4
2004 Oak, Red 36 6
2005 Oak, Bur 27 6
2006 Oak, Red 20 5
2007 Oak, Red 35 7
2008 Oak, Bur 29 7
2009 Oak, Red 27 6
2010 Oak, Bur 20 6
2011 Oak, Red 29 6
2012 Cherry, Black 85
2013 Oak, Bur 26 6
2014 Oak, Bur 31 6
2015 Oak, Bur 25 4
2016 Oak, Bur 21 4
2017 Oak, Bur 40 5
2018 Oak, Red 20 5
2019 Oak, Bur 21 7
2020 Oak, Red 11 6
2021 Oak, Red 10 6
2022 Elm, American 15 6
2023 Aspen 13 5
2024 Oak, Red 21 6
2025 Aspen 12 7
2026 Cherry, Black 96
2027 Oak, White 17 7
2028 Cherry, Black 65
2029 Oak, Bur 33 4
2030 Cherry, Black 8 4
2031 Cherry, Black 10 5
2032 Oak, Bur 33 6
2033 Oak, Bur 24 6
2034 Aspen 14 4
2035 Elm, American 12 5
2036 Oak, Bur 25 5
2037 Oak, Bur 21 5
2038 Oak, Red 17 7
2039 Oak, Bur 15 6
2040 Oak, Red 29 6
2041 Oak, Red 33 6
2042 Oak, Red 17 6
2043 Oak, Red 14 6
2044 Oak, Red 95
2045 Oak, Red 17 5
2046 Aspen 15 5
2047 Cherry, Black 10 6
2048 Aspen 12 6
2049 Aspen 16 6
2050 Elm, American 12 5
2051 Oak, Red 25 7
2052 Cherry, Black 7 5
2053 Aspen 13 4
2054 Oak, Red 24 4
2055 Cherry, Black 95
2056 Cherry, Black 6 4
2057 Oak, Bur 29 6
2058 Oak, Red 13 4
2059 Oak, Bur 11 4
2060 Aspen 12 4
2061 Basswood 13 5
2062 Cherry, Black 12 5
2063 Oak, Bur 16 5
2064 Cherry, Black 86
2065 Cherry, Black 11 6
2066 Cherry, Black 12 5
2067 Cherry, Black 10 5
2068 Oak, Bur 32 7
2069 Cherry, Black 74
2070 Oak, Bur 85
2071 Oak, Bur 27 4
2072 Cherry, Black 7 5
2073 Oak, Bur 18 5
2074 Aspen 13 5
2075 Cherry, Black 85
2076 Oak, Red 13 6
2077 Oak, Bur 26 6
2078 Oak, Red 18 5
2079 Oak, Red 15 6
2080 Oak, Bur 23 4
2081 Oak, Red 20 5
2082 Oak, Bur 22 5
2083 Cherry, Black 7 5
2084 Oak, Bur 95
2085 Oak, Bur 95
2086 Oak, Bur 15 6
2087 Oak, Bur 26 7
2088 Cherry, Black 7 5
2089 Aspen 12 5
2090 Oak, Bur 34 5
2091 Oak, Bur 25 5
2092 Oak, Bur 25 6
2093 Oak, Bur 19 6
2094 Oak, Bur 26 7
2095 Cherry, Black 19 5
2096 Cherry, Black 85
2097 Cherry, Black 17 6
2098 Cherry, Black 16 6
2099 Oak, White 32 7
2100 Cherry, Black 14 5
2101 Oak, Bur 24 5
2102 Oak, Bur 24 7
2103 Willow 23 5
2104 Oak, Bur 26 4
2105 Cherry, Black 22 4
2106 Oak, Bur 15 5
2107 Boxelder 28 4
2108 Boxelder 25 4
2109 Oak, Bur 33 6
2110 Cherry, Black 95
2111 Cherry, Black 65
2112 Aspen 12 4
2113 Aspen 12 5
2114 Aspen 15 5
2115 Cherry, Black 12 5
2116 Boxelder 20 4
2117 Cherry, Black 17 5
2118 Elm, American 15 5
2119 Oak, Red 32 5
2120 Oak, Bur 28 6
2121 Oak, Bur 16 5
2122 Elm, American 13 5
2123 Elm, American 12 5
2124 Cherry, Black 13 5
2125 Cherry, Black 95
2126 Cherry, Black 11 6
2127 Cherry, Black 11 6
2128 Cherry, Black 10 6
2129 Oak, Red 29 7
2130 Cherry, Black 10 5
2131 Cherry, Black 95
2132 Cherry, Black 11 6
2133 Oak, Bur 22 6
2134 Oak, Bur 24 4
2135 Aspen 12 5
2136 Cherry, Black 14 5
2137 Oak, Red 86
2138 Aspen 14 5
2139 Aspen 14 5
2140 Oak, Red 7 6
2141 Cherry, Black 65
2142 Oak, Bur 27 6
2143 Oak, Bur 16 5
2144 Oak, Red 24 6
2145 Oak, Bur 17 5
2146 Oak, Bur 22 6
2147 Oak, Bur 29 6
2148 Oak, Red 13 7
2149 Cherry, Black 10 5
2150 Oak, Red 10 6
2151 Oak, Bur 22 6
2152 Cherry, Black 95
2153 Cherry, Black 10 5
2154 Oak, Red 65
2155 Oak, Red 12 6
2156 Oak, Red 21 6
2157 Oak, Red 17 6
2158 Oak, Red 24 6
2159 Oak, Red 21 7
2160 Oak, Bur 7 6
2161 Birch, Paper 85
2162 Oak, Red 7 5
2163 Cherry, Black 17 6
2164 Cherry, Black 13 6
2165 Aspen 15 6
2166 Cherry, Black 14 5
2167 Oak, Bur 33 7
2168 Aspen 12 5
2169 Aspen 13 6
2170 Aspen 14 4
2171 Oak, Bur 23 6
2172 Oak, Bur 18 7
2173 Oak, Bur 18 4
2174 Oak, Bur 21 5
2175 Oak, Bur 10 6
2176 Oak, Bur 20 4
2177 Oak, Bur 28 7
2178 Oak, Bur 16 7
2179 Oak, Bur 23 7
2180 Oak, Bur 26 7
2181 Birch, Paper 18 5
2182 Oak, Bur 14 5
2183 Cherry, Black 14 4
2184 Oak, Bur 26 7
2185 Oak, Red 22 6
2186 Oak, Bur 21 6
2187 Oak, Bur 19 7
2188 Cherry, Black 96
2189 Oak, Bur 10 6
2190 Cherry, Black 95
2191 Cherry, Black 12 5
2192 Oak, Red 14 7
2193 Cherry, Black 13 6
2194 Oak, Red 96
2195 Cherry, Black 11 5
2196 Cherry, Black 10 6
2197 Cherry, Black 95
2198 Cherry, Black 85
2199 Cherry, Black 7 5
2200 Aspen 12 5
2201 Oak, Bur 22 4
2202 Cherry, Black 65
2203 Aspen 12 5
2204 Oak, Bur 12 5
2205 Aspen 13 6
2206 Cherry, Black 12 6
2207 Oak, Bur 15 4
2208 Cherry, Black 10 5
2209 Oak, Bur 21 4
2210 Oak, Bur 25 7
2211 Oak, Bur 36 5
2212 Oak, Bur 18 6
2213 Oak, Bur 30 5
2214 Oak, Red 15 4
2215 Oak, Bur 20 5
2216 Oak, Red 32 4
2217 Oak, Red 26 5
2218 Cherry, Black 95
2219 Oak, Bur 24 7
2220 Oak, Bur 18 7
2221 Oak, Bur 19 6
2222 Oak, Bur 12 5
2223 Oak, Red 28 4
2224 Oak, Bur 27 6
2225 Cherry, Black 12 6
2226 Cherry, Black 95
2227 Oak, Bur 27 6
2228 Oak, Bur 22 5
2229 Oak, Bur 24 7
2230 Oak, Bur 22 5
2231 Oak, Red 27 7
2232 Oak, Bur 12 5
2233 Cherry, Black 20 6
2234 Cherry, Black 65
2235 Oak, Bur 21 7
2236 Oak, Red 65
2237 Aspen 13 6
2238 Cherry, Black 20 6
2239 Oak, Bur 18 4
2240 Oak, Bur 16 6
2241 Birch, Paper 65
2242 Cedar, Red 85
2243 Oak, Bur 29 6
2244 Oak, Bur 25 6
2245 Elm, American 13 5
2246 Oak, Bur 28 5
2247 Oak, Bur 21 5
2248 Oak, Bur 15 4
2249 Oak, Bur 15 4
2250 Oak, Red 23 5
2251 Oak, Red 27 4
2252 Oak, Red 21 5
2253 Oak, Red 16 4
2254 Oak, White 15 5
2255 Oak, White 23 5
2256 Oak,White 24 7
2257 Oak, Bur 14 5
2258 Oak, Bur 17 5
2259 Oak, Bur 16 5
2260 Oak, Bur 18 5
2261 Cherry, Black 10 4
2262 Cherry, Black 8 4
2263 Oak, White 33 5
2264 Oak, Bur 21 7
2265 Oak, Bur 26 4
2266 Aspen 16 5
2267 Oak, White 6 4
2268 Cherry, Black 10 4
2269 Cherry, Black 9 4
2270 Boxelder 13 4
2271 Oak, Red 34 5
2272 Cherry, Black 65
2273 Oak, Red 21 6
2274 Cherry, Black 13 6
2275 Oak, Bur 13 5
2276 Cherry, Black 11 5
2277 Boxelder 12 4
2278 Oak, White 12 5
2279 Oak, White 12 5
2280 Oak, White 21 5
2281 Oak, White 16 5
2282 Boxelder 13 4
2283 Oak, White 12 5
2284 Oak, White 13 4
2285 Cherry, Black 11 5
2286 Oak, Bur 25 6
2287 Oak, Bur 25 6
2288 Cherry, Black 7 5
2289 Cherry, Black 95
2290 Oak, Bur 26 5
2291 Cherry, Black 74
2292 Cherry, Black 21 5
2293 Oak, Bur 26 6
2294 Cherry, Black 8 4
2295 Cherry, Black 9 4
2296 Oak, Red 24 6
2297 Oak, Red 96
2298 Oak, Red 16 5
2299 Oak, Red 21 6
2300 Oak, White 26 6
2301 Boxelder 17 5
2302 Cherry, Black 9 4
2303 Elm, American 12 5
2304 Cherry, Black 16 7
2305 Boxelder 14 4
2306 Oak, Red 23 7
2307 Cherry, Black 74
2308 Cherry, Black 13 5
2309 Cherry, Black 65
2310 Cherry, Black 96
2311 Oak, White 19 6
2312 Maple, Silver 25 4
2313 Aspen 17 4
2314 Aspen 17 4
2315 Aspen 25 4
2316 Aspen 12 5
2317 Oak, Red 29 6
2318 Oak, Red 24 5
2319 Cherry, Black 8 4
2320 Oak, Red 10 6
2321 Oak, Red 12 6
2322 Oak, White 15 5
2323 Cherry, Black 27 4
2324 Cherry, Black 11 5
2325 Aspen 14 5
2326 Cherry, Black 11 5
2327 Oak, Red 12 5
2328 Oak, Bur 15 5
2329 Cherry, Black 10 5
2330 Cherry, Black 16 5
2331 Oak, White 95
2332 Cherry, Black 17 6
2333 Oak, White 85
2334 Oak, Red 12 6
2335 Cherry, Black 6 4
2336 Cherry, Black 12 5
2337 Cherry, Black 11 6
2338 Cherry, Black 8 4
2339 Cherry, Black 9 4
2340 Cherry, Black 15 5
2341 Oak, Red 85
2342 Oak, Bur 26 5
2343 Oak, White 13 5
2344 Oak, Red 35 5
2345 Cherry, Black 14 5
2346 Oak, Red 50 5
2347 Oak, Red 95
2348 Oak, Red 28 6
2349 Oak, Red 27 5
2350 Oak, Red 34 5
2351 Oak, Red 19 4
2352 Boxelder 27 4
2353 Boxelder 16 4
2354 Oak, Red 22 6
2355 Oak, Red 26 6
2356 Oak, Red 55 5
2357 Oak, Red 35 5
2358 Oak, Red 38 5
2359 Oak, Red 48 4
2360 Oak, Red 24 6
2361 Oak, Red 17 6
2362 Oak, Red 37 5
2363 Oak, Bur 30 5
2364 Oak, Red 65 5
2365 Oak, Bur 15 5
2366 Cherry, Black 9 4
2367 Oak, Bur 16 5
2368 Oak, Red 40 5
2369 Cherry, Black 10 5
2370 Oak, Bur 13 5
2371 Oak, Red 28 5
2372 Oak, Red 48 5
2373 Oak, Red 6 4
*Tag Number: Round, silver
tag located at eye-level on
tree. Tags are located at the
same side of each tree, when
possible.
**Species: Tree's common
name.
***Tree Diameter: Measured
at 4.5 feet above ground level.
Multiple stems are measured
taking the largest stem and
adding half of all other stems.
****Condition: Health of Tree
based on a scale from 0 - 9.
Zero being a dead tree and 9
being a perfect tree. Trees 0 -3
are considered unhealthy.
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L-002
DRAWN BY
CHECKED BY
JOB NO.
DATE
SHEET
40
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Signature:
Print Names:
Date:
License No:
HIDDEN MEADOWS
LAKE ELMO,
MINNESOTA
11
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Landscape Requirements based on disturbed area (§154.258 Landscape Requirements)
Tree planting requirements = 5 trees / acre disturbed Trees Required (cal inches) Trees Planted (cal inches)
30 acres distrubed 150 (375 cal in)157 (471 cal in)
Landscape Requirements based on street frontage (§154.258 Landscape Requirements)
Tree planting requirements = 1 tree / 50 linear feet Trees Required (cal inches) Trees Planted (cal inches)
6657 linear feet of roads 133 (333 cal in)146 (348.5 cal in)
3" DEPTH SHREDDED HARDWOOD
MULCH - DO NOT PLACE MULCH
AGAINST TREE TRUNK.
ROOT FLARE EVEN WITH FINISH
GRADE + 1".
EXCAVATE TREE PIT DIAMETER 12"
WIDER THAN BALL MIN. DEGLAZE
SIDES OF PIT.
REMOVE BURLAP, TWINE AND
WIRE FROM TOP 12 OF BALL.
BACKFILL WITH PLANTING SOIL IN
8" LIFTS, WATER AND TAMP EACH
LIFT TO ELIMINATE VOIDS.
SET BALL ON UNDISTURBED OR
COMPACTED SOIL.
NOTE:
STAKE TREES AS DICTATED BY SITE
CONDITIONS. CONFIRM WITH
LANDSCAPE ARCHITECT.
1 TREE PLANTING DETAIL
SCALE: 1/2" = 1'-0"
TREE SCHEDULE
DECIDUOUS SHADE TREES
SYMBOL SCIENTIFIC NAME COMMON NAME QUANTITY SIZE
ACER x FREEMANII AUTUMN BLAZE MAPLE 32 2.5" CAL B&B
CELTIS OCCIDENTALIS HACKBERRY 29 2.5" CAL B&B
TILLIA CORDATA LITTLELEAF LINDEN 37 2.5" CAL B&B
QUERCUS BICOLOR SWAMP WHITE OAK 11 2.5" CAL B&B
ORNAMENTAL TREES
SYMBOL SCIENTIFIC NAME COMMON NAME QUANTITY SIZE
AMELANCHIER × GRANDIFLORA AUTUMN BRILLIANCE 12 2" CAL B&B
AUTUMN BRILLIANCE' SINGLE STEM SERVICEBERRY
BETULA PLATYPHYLLA 'FARGO'DAKOTA PINNACLE BIRCH 12 2" CAL B&B
CRATAEGUS CRUSGALLI 'INNERMIS'THORNLESS COCKSPUR 11 2" CAL B&B
SINGLE STEM HAWTHORN
SYRINGA RETICULATA JAPANESE TREE LILAC 3 2" CAL B&B
CONIFEROUS TREES
SYMBOL SCIENTIFIC NAME COMMON NAME QUANTITY SIZE
JUNIPERUS SCOPULORUM 'MEDORA'MEDORA JUNIPER 42 #25 CONT
or 6' BB
PICEA DENSATA BLACK HILLS SPRUCE 37 #25 CONT
or 6' BB
PICEA GLAUCA WHITE SPRUCE 39 #25 CONT
or 6' BB
THUJA OCCIDENTALIS 'TECHNY'TECHNY ARBORVITAE 39 #25 CONT
or 6' BB
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LANDSCAPE NOTES:
1. SEED GRADED AREAS WITHIN 50 FEET OF WATER WITH MnDOT 33-261 NATIVE GRASS SEED AT 30 lbs/acre.
2. UNLESS OTHERWISE NOTED, SEED ALL GRADED AREAS WITH MnDOT 35-221 NATIVE GRASS SEED AT 30 lbs/acre.
3. TREE LOCATIONS MUST BE FIELD LOCATED AND INSPECTED BY THE CITY PRIOR TO INSTALLATION.
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NORTH
0 100'50'200'
SCALE 1"=100'
Signature:
Print Names:
Date:
License No:
3 TREE BUFFER, TYP.
1"=20'2 TREE PLANTING PLAN
1"=100'
HIDDEN MEADOWS
LAKE ELMO,
MINNESOTA