HomeMy WebLinkAbout#14 Royal Golf PUD Final PlatSTAFF REPORT
DATE: 9/5/2017
REGULAR
MOTION
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo Final Plat and Final PUD Plans
REVIEWED BY: Ben Gozola, Consulting Planner
Mike Bent, Building Official
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Kristina Handt, City Administrator
Sarah Sonsalla, City Attorney
BACKGROUND:
The Royal Golf Club at Lake Elmo is seeking approval of the Final Plat and Planned Unit
Development (PUD) plans to complete the development process and to authorize
development of Phase I. The Planning Commission held a public hearing and reviewed the
request at their meeting on August 28th, and recommend approval with conditions of the 1st
Addition at this time.
The Final Plat for Phase I includes 73 residential lots, including 28 traditional single family
detached lots and 45 villa lots for detached single family townhomes. The Phase also
includes the existing but newly-renovated clubhouse and meeting facility, parking areas, and
support facilities.
ISSUE BEFORE COUNCIL:
The Council is being asked to approve of the Final Plat and PUD Plans request for the 1st
Addition of the Royal Golf Club at Lake Elmo based on its consistency with the approved
Preliminary Plat.
PROPOSAL DETAILS/ANALYSIS:
As the City has already granted Preliminary approval of the development, the 1st Addition
must be approved if all conditions of preliminary approval are met. Changes to the plans
may be proposed by either side, but changes cannot move forward unless agreed upon by
both the City and the Applicant.
Requested Changes. Staff and the Planning Commission are recommending approval of
the 1st Addition Final Plat with conditions subject to Council’s determinations on the
following requested changes:
Increased Impervious Surface Requested. The findings within Resolution 2017-047
state that the maximum impervious coverage for 55’-65’ lots shall be 40%, and all
other lots shall be a maximum of 30%. However, the Applicant has requested to
increase this to 50% for all villa home lots and 40% for all standard single family lots.
The applicant has stated that the listing of 40% and 30% on the preliminary plans was
a clerical error on the part of a former staff member, and holding the development to
those levels will render some lots unable to accommodate single-level living plans
which are the proposed unit style and are a significant driver in today’s housing
market. It was noted by the applicant that the requested increase is needed primarily
for smaller lots within the development as many of the larger lots will still hit the
current percentages.
• Planning Commission Input. The Planning Commission considered this
request and found it to be reasonable given that the City’s other base
zoning districts for these types of lots do allow for the higher hardcover
percentages being requested. The Commission is amenable to this change
and asked City Administrator Handt to explore what give-and-take may be
available in return for accommodating this change.
• Planned Unit Development Amenity. Planned Unit Developments such as
this allow flexibility from standards set forth in the Zoning Code in
exchange for amenities provided to the City. The developer has agreed to
construct the proposed trails within the development, receiving credit for
only the land under which the trail is constructed. Legally, unless the
developer agrees, all costs associated with construction of a trail must be
credited towards parkland dedication, including grading, seeding, engineer
costs, construction costs, pedestrian ramps, retaining walls needed to
construct the trail, etc. Because the developer is providing such an
amenity, which Staff estimates would save the City costs of around
$210,000.00, Staff recommends that the Council approve this increased
impervious surface provided the applicant can provide updated stormwater
management modeling, approved by the City Engineer and Valley Branch
Watershed District (VBWD). The change in impervious surface could
affect whether the project conforms to the VBWD stormwater rate and
volume control standards.
Signs (Possible Future Change Not Being Requested at this Time). Resolution 2017-
047 also includes a finding that there shall be up to a maximum of 4 subdivision
identification signs—including the identification sign for the golf course entrance—
not to exceed 24 square feet in sign area each and located no closer than 10 feet from
any public right-of-way. Furthermore, neighborhood identification markers (pillars)
shall be permitted, but shall not be larger than 2 ft. X 2 ft. to identify the development
logo and the name of the neighborhood.
Royal Golf has stated they are willing to place the current design standards in front of
their sign designers and see if they can create a product that meets their needs. If they
cannot come up with an acceptable design, they will likely come back seeking relief
from these standards. While they are not formally requesting a change at this time,
the Planning Commission did weigh in on the issue stating that additional signage is
appropriate for a development of this size.
Street Name Changes. And finally, the applicants are requesting the authority to
utilize the street suffix “Drive” as a component of their naming system. The City has
already authorized the development to utilize street names that do not follow the
uniform lettering and numbering required elsewhere in the community, but has yet to
determine whether suffixes not specifically listed in the street naming policy can be
used.
The Planning Commission felt that “Drive” is an appropriate suffix and potentially
should be added as an acceptable suffix in the street naming policy so it could be used
elsewhere in the City. With regards to this development, “Drive” was felt to be very
appropriate given the term’s usage in the game of golf. While some commissioners
felt strongly that the Fire Chief should be consulted on the use of “Drive,” others
pointed out that if this was the only development with a “Drive,” it would be pretty
clear where the issue was. Staff has, since this time, consulted the Fire Chief and he
clarified that he simply wanted to know if the street names adhered to the City’s
Street Naming Policy and did not have a particular issue with the suffix Drive.
Ultimately the Commission recommended approval of this minor change.
Review. The developer has successfully submitted a complete application as required for
staff to initiate a final plat review. Included in their submissions:
An updated Royal Golf at Lake Elmo Preliminary Plan Set;
The Royal Golf at Lake Elmo Final Plat including the 1st Addition;
The Royal Golf Club at Lake Elmo 1st Addition Sanitary Sewer, Water Main,
Storm Sewer, and Street Construction Plans;
The Royal Golf Club at Lake Elmo 1st Addition Landscape Plan;
The required Lot Line Adjustment and Access Easement to accommodate
access down to 10th Street;
An appraisal of the property value prepared by Nicollet Partners;
Proposed Bylaws and Declaration for the Royal Golf Club Master
Association;
Proposed Bylaws and Declaration for the Masters Villa Homeowners
Association, Royal Golf Club;
Proposed Declarations for Single Family and Villa Homes in the Royal Golf
Club Master Community;
Proposed Architectural Guidelines for Single Family and Villa Homes in the
Royal Golf Club Master Community;
The required easement agreement providing access across the course and
parking lot for HOA members;
Pond Drawdown exhibits from the Valley Branch Watershed District;
MnDOT Road Design Manual pages to which improvement will adhere;
A listing of complete responses to all outstanding engineering items identified
during preliminary plan approval;
A listing of all taxes due for the properties in question;
A phasing plan for construction of proposed trails;
Royal Golf Club entrance monument samples and proposed monument sign
locations;
A fully executed Valley Branch Watershed District permit;
A Valley Branch Watershed District amended storm water quality treatment
facility maintenance agreement;
Landscaping plans specific to the area around Homestead;
The required HOA Agreement between Royal Golf Club and Homestead;
The required maintenance agreement outlining future responsibility for
landscaped areas installed on private lands.
Issues Resolved since Preliminary Plat. Many items have already been confirmed as
being met:
Cross access easements are in place.
HOA documents were submitted which required four-sided architecture as required
by preliminary approval.
The City Engineer has confirmed that adequate right-of-way has been provided on the
plans. The developer will be responsible for constructing right turn lanes at its sole cost
meeting City state aid design standards at Royal Boulevard North, Masters Lane North,
the Golf Course entrance, at Annika Drive North, and at 20th Street and Manning Trail.
A trail phasing plan was provided, and it is a recommended condition of approval (as
outlined in the Resolution approving Preliminary Plat) that the trails within each
phase be constructed prior to the issuance of building permits.
A permit from the VBWD for the project has been secured, however, updated
modeling taking in to consideration the increased impervious surface will have to be
provided.
The applicant acquired approval to perform proposed work within the gas pipeline
easement.
Street names are now consistent with the City’s street naming ordinance (except for
use of the suffix Drive, if approved).
Preliminary Plans have been approved except for updated preliminary grading plans,
as previously mentioned, which show all possible buffer encroachments removed
from the trail outlots.
The developer entered into a separate grading agreement, has followed all of the rules
and regulations spelled out in the Wetland Conservation Act, and acquired the needed
permits prior to the commencement of grading and development activity on the site.
Access to 10th Street has been provided, as a land swap has taken place between the
developer and Emerson property, and appropriate easements have been provided.
A 10’ wide trail segment was provided on the plans from Palmer Drive to the east
edge of the plat within the County Right-of-Way. This trail segment is not within the
1st phase.
Intersections are the only locations for streetlights as required, however, it should be
noted that the City Engineer has requested that streetlights also be provided at the end
of cul-de-sacs.
An agreement with adjacent property owners is in place regarding necessary
screening with the Homestead neighbors (the City Landscaping consultant will be
reviewing plans accordingly). However, as previously mentioned, the Barnes’ will
need to come to an agreement with the developer on landscaping. Agreement with
Tartan Meadows will be required in a future phase as applicable.
Outstanding Items. At the time of writing this memo, staff and the applicant are
continuing to work on finalizing a number of details related to the final plan sets. These
items have been addressed as conditions of approval of the Final Plat.
The City Attorney’s office is working on finalizing a developer’s agreement that
covers all responsibilities of the developer through each phase of the development,
outlines needed sureties for the proposed improvements, lists required dedications
and timing of payments, parkland dedication, etc. This will be brought to the next
Council meeting. In addition to addressing the issues previously listed, staff will also
ensure the following specific issues are eventually addressed:
The City Attorney and City Engineer are continuing work on a series of three
easements that will be needed on or over the Emerson property to accommodate the
future lift station, right-of-way for the road, and temporary easements needed for
construction. These easements have been executed.
The City Engineer continues to review all design plans for final conformance City
standards, design requirements, and specific preliminary plat conditions. A memo
dated August 24, 2017 is attached, and all issues outlined in this memo will need to
be addressed.
Preliminary grading plans must be submitted with all possible buffer encroachments
removed from trail outlots.
The City’s landscaping consultant has approved the proposed tree preservation plans,
but is seeking updates to the landscaping plans as proposed. He is also working with
the developer on woodland management techniques and pollinator native seeding
approaches to gain credits towards replacement requirements.
The developer is being asked to provide a letter from Washington County stating that
sufficient right-of-way has been provided along 10th Street and that plans comply
with their letter dated 3/6/17.
While Preliminary Plat approval requires that the open space be protected with
conservation easements, as per the City’s Shoreland Ordinance, open space within the
shoreland can be protected by a number of instruments including deed restrictions,
covenants, permanent easements or other instruments that address future vegetative
and topographic alterations, construction of additional buildings, beaching of
watercraft, and construction of commercial buildings in residential PUDs; and ensure
preservation and maintenance of open space in perpetuity in accordance with criteria
further outlined in aforesaid ordinance. The developer had contacted the Minnesota
Land Trust (MNLT) to see if they would hold a conservation easement, but because
there are not areas of ecological significance, there is not any protection around the
lakeshore, and the multiple areas proposed for protection are not connected and are
quite small, MNLT has found that these areas do not quite fit with their program. As
such, a condition of final plat approval was that these areas be protected in
conformance with the City’s shoreland ordinance.
Updated stormwater management modeling will have to be provided to the City
Engineer and Valley Branch Watershed District, taking in to consideration the
increase in impervious surface, as previously mentioned.
Updated sign plans will need to be submitted in accordance with the Preliminary Plat
approval and approved by City Staff. If any updates to signs are requested, approval
by PUD amendment will be required.
The Developer will need to come to an agreement with the Barnes’, who reside at
1734 Manning Trail in West Lakeland. Their septic system is on Outlot K, which will
be deeded to them. At the time of the Planning Commission meeting August 28th,
they were not in agreement with the landscape plans currently proposed for this outlot
and wish to install their own landscaping. The developer has agreed to come to an
agreement with the Barnes’ on this.
A CIC for management of common areas by an HOA will need to be submitted. The
CIC will need to comply with Minnesota Statues 515B-l 03, must include specific
provisions on the transfer of control to future property owners, and must include
required maintenance of wetland buffers.
A landscape license and maintenance agreement will need to be executed that
identifies the individuals or entities responsible for landscaping installed in areas
outside of public park and open space for each platted phase of the development.
The retaining wall located in Outlot A will need to be addressed in the landscape
license agreement and HOA documents, specifying that the HOA be responsible for
maintenance of the walls. A landscape easement will need to be provided over the
wall, granting the HOA access to City property.
Documentation showing the HOA will be responsible for the maintenance of all
landscape walls that cross residential property lines, publicly owned Outlots, or
rights-of-ways must be provided, and must show that all such walls have been placed
within a landscape easement acceptable to the City Attorney.
Any expansion of the Royal Golf Club clubhouse or intensification of its use shall
require a CUP.
There shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of
an easement encroachment agreement
That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance.
All wetland buffers shall be delineated and identified via staking or signage that is
acceptable to the City prior to the issuance of building permits.
Addresses for the individual construction sites shall be posted at each driveway
entrance.
RECOMMENDATION:
Staff and the Planning Commission recommend that the Council approve The Royal Golf
Club at Lake Elmo Final Plat with 27 conditions of approval with the following motion:
“Move to adopt Resolution 2017-93 approving The Royal Golf Club at Lake Elmo
Final Plat and PUD Plans subject to the conditions as recommended by Staff and the
Planning Commission.
ATTACHMENTS:
1. Application and Narrative
2. Resolution 2017-47 Approving Preliminary Plat
3. Engineer’s Memo
4. Preliminary Plans Updated Cover Sheet
5. Setback Requirements Sheet for Phase I Lots
6. First Addition Landscaping Plans
7. First Addition Final Plat
8. VBWD Permit
9. Homestead HOA Agreement with Royal Golf Club
10. Homestead Landscaping Plan
11. Phasing Plan for Trails
12. Resolution 2017-93 Approving Final Plat
August 8, 2017
Mr. Stephen Wensman
Director of Planning
City of Lake Elmo
3800 Laverne Ave. N.
Lake Elmo, MN 55042
THE ROYAL CLUB
Re: Final Plat/P.U.D. Narrative-The Royal Golf Club At Lake Elmo
Dear Mr. Wensman,
H.C. Golf Land, LLC and Royal Development, Inc. are pleased to submit herewith our
application for final plat and planned unit development approval for The Royal Golf Club at
Lake Elmo. At the outset, H.C. Golf Land and Royal Development, Inc. would like to extend
their sincere thanks to the City of Lake Elmo, its City Council, its Advisory Committees and its
staff and consultants for their direction, cooperation and assistance in moving the RGC to this
juncture. The following narrative will set out the basic elements of the plat, address those
information items requested in the application forms and those items which will need joint
collaboration between us as we move this plat to final acceptance.
Existing Zoning
The property has previously been rezoned GCC (Golf Course Community) by the City of
Lake Elmo.
Plat Area/Ownership/Description
The prope1iy, containing 428 acres, is owned by H.C. Golf Land, LLC and is comprised
often parcels whose current P.I.D.'s and legal description are attached hereto as Exhibit "A".
The plat boundary is consistent with the preliminary plat as approved by Council
Resolution 2017-04 7. The property has been divided into lots, blocks and outlots for the
development of our Phase I, as enumerated below, with additional outlots reserved for future
phases of development and for the golf facilities.
11455 20th St. N L ake E lmo, MN 55042 651 .505.9050 royalclubmrj.com
Phase I Lots
Golf Facilities-Lot 1, Block 1 contains the existing, but newly renovated,
clubhouse and meeting facility, parking areas and support facilities. Lot 2, Block 1 is reserved
for the future fitness/recreation facility for our residents. Thei r areas are set out on Exhibit "B'',
attached hereto.
Residentia l -Contained in Blocks 3, 4, 5 and 6 are 73 residential home site lots
consisting of 28 traditional single fam il y detached lots and 45 -"Villa" lots for detached s in gle
fami ly townhomes which will have Villa Association -maintained lawns and exteriors as further
noted below. These lots are consistent with the approved preliminary plat and their areas, depths
and widths are also set out on Exhibit "B''.
Outlots -The final p lat contains a total of twenty outlots designated as Outlots A
-T . Their individual size, use , proposed ownership and responsible maintenance entity are
depicted on Exhibit "C'', which is also attached hereto.
Residential Setbacks
The setbacks for the residential lots are consistent with the approved preliminary plat and
are depicted on the attached Exhibit "D" along with the legal description of the impacted
individual lots for future ease of building permit review by City staff.
Dedicated Rights of Way
Within the plat, RGC is dedicating rights of way to the public in the amount of 19.30 acres
for 201h Street N., 101h Street N., Lake Elmo Ave., Manning Trail and our new residential streets.
Density
Cons istent with the approved preliminary plat, the net residential density of The Royal Golf
Club is calculated as 291 approved units and 187 net residential acres yielding a density of 1.56
units/net acre.
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Development Phasing
We are proposing to develop RGC in four phases as depicted on Exhibit "E'', attached hereto,
with our initial 73 lots denoted as Phase I on the exhibit. Please note that we have reduced the
Phase I development area from what was shown on the preliminary plat. This minor change is
noted in the "P.U.D. Flexibility section below.
Development Schedule
Site grading for Phase I began in June and is nearly completed. We anticipate entering into a
Site Improvement Agreement shortly that will allow us to install the watermain along the entire
length of 20th St. and to install water and sewer crossings over our two unfinished fairways so
that they may be completed and seeded for 2018 play. The utility and street improvements for
the 73 Phase I lots will begin at the earliest City approved date such that we meet a critical goal
of delivering finished lots to our builders by free ze up this fall.
As to the golf course facilities, we have finished reconstruction of sixteen of the fairways, the
practice range and the extensive renovations to the old 3M clubhouse are nearing completion.
The clubhouse has been fully converted to a 21 st Century golf and event venue comparable with
the best in the country.
Trail Phasing
Consistent with preliminary plat, RGC will be constructing and dedicating well over 10 ,0 00
lineal feet of paved trail during its development in segments general depicted on Exhibit "F",
attached hereto. The Phase I paved trail segments along 20th Street will be approximately 1400
LF in length and will be constructed as a component of our Phase I street and utility work.
Community Impacts
Because of the size, complexity and scope of The Royal Golf C lub at Lake Elmo, the project
triggered the need to complete an Env ironmental Assessment Worksheet (EA W) to review the
impacts to traffic, public facilities, public safety and environmental issues. The EA W was
completed in October of last year for public review and, at its January 17 , 2017 meeting, the City
Council adopted Resolution 2017-007 issuing a negative declaration on any further
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environmental study and accepting the findings of fact on the EA W. We believe community
impacts have been fully reviewed. Additionally, all wetlands on the property have been dealt
with pursuant to Wetland Conservation Act and VBWD rules and reulations and all activities
thereon have received appropriate permits .
Phase 1 Streets and Utilities
Phase 1 street and utility construction will service the Phase I residential lots, the club
house and the golf maintenance facility. Additionally, we will install a watermain on 20111 Street
from our residential Phase I westerly to Lake Elmo Drive . Because of the site 's topography, it is
also necessary for us to construct sewer and water lines across the golf course to the new lift
station located near the intersection of 10111 St. and future Palmer Drive and construct a force
main sewer along I 0111 St. westerly to Lake Elmo A venue.
As an element of our Phase I we are proposing to install a water and a sewer stub to the
easterly line of the RGC plat between Lots 11 and 12, Block 6 at the terminus cul-de-sac of
Annika Drive North to serve the Emerson property in the possible event that at some future date,
the City of Lake Elmo, West Lakeland Township and the Metropolitan Council reach formal
agreement to extend utilities into the township. The purpose of installing these stubs now is to
prevent large future street excavations and repairs and service interruptions to Lake Elmo
residents should such an agreement ever be reached.
Home Styles
The Royal Golf Club community will feature a wide variety of high quality, custom.:built
homes in a variety of complimentary styles. We will be providing the city with renderings of
some examples of both Villa and Single Family Detached home styles under separate cover.
Declarations of Protective Covenants
Because of the variety of home styles and privately held common areas at RGC, we have
created a Master Homeowners Association ("MHOA") whose membership will include all
residential Phase I lots and all future phase residential lots. Its responsibilities will include such
things as maintenance of private trails/ common area landscape, open space and entry signage in
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addition to the maintenance of the future fitness/recreation center and the maintenance of
property line-crossing retaining walls. The MHOA declaration will also contain the
architectural standards consistent with preliminary plat conditions. We will also form a sub-
association for each of the Villa Home (Villa HOA'S) neighborhoods. These Villa HOA's will
have responsibility for lawn/driveway and open space maintenance and the maintenance of the
Villa home exteriors to assure a consistency in neighborhood appearance.
Those declarations of covenants, as they impact Phase I, have been delivered to the city
under separate cover and include easements for MHOA members across the golf facility to gain
access to the future fitness center as required by the preliminary plat reso lution.
Lastly, the MHOA will assume all architectural review re sponsi bilities upon turnover of
the MHOA from developer control to resident control consistent with the terms of Minnesota
statutes.
Landscape License
As a part of the Phase I development agreement, RGC and the City will enter into a n
agreement wherein RGC assumes mainte nance responsibilities for landscape it has planted inside
and outside of land dedicated as public park/trail/rights of way. That agreement has been drafted
by RGC and is attached as exhibit "G" for review and inclusion in the develo pment agreement.
Park Fees
The development portion of RGC is 231.25 acres with a net buildable are of 186.92 acres.
The appraised value of this property, as determined by an appraisal commissioned by the city, is
$8,000,000. Per City of Lake Elmo policy, a park dedication of 10.0% or fee in lieu ofland
dedication of 10% of the value i s required with development. RGC and the city jointly have
decided to not have city-owned parks within the development, thus obligating RGC for cash
payments totaling $800,000.00 over the span of the development phases. RGC will rece ive credit
against each phase's park fee for constructing trails and appurtenant items such as turf
establishment, retaining walls and ADA pedestrian ramps along with the dedication of the land
for a 30-foot wide trail corridor. Overall, there will be in excess of 10,000 lineal feet of public
trail dedicated within the RGC development with 1400 feet included in Phase I. The RGC will
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trail dedicated within the RGC development with 1400 feet included in Phase I. The RGC will
provide the city with support calculations to determine the actual cash fee in Phase I to be paid
with this application and in future phases as those phases are platted.
Tree Replacement/Woodland Management Program
RGC has obtained quotes on the cost of maintaining and improving preserved woodland
areas throughout RGC which the City and RGC have mutually agreed are suitable for such
Woodland Management efforts. Pursuant to the condition set out in the preliminary plat, RGC
and the City will draw up the management/work task plan with the costs incurred by RGC
implementing and operating the Woodland Management Program to act as a credit against
ordinance stipulated Phase I tree replacement requirements, all of which will be incorporated into
a binding agreement between RGC and the City to be executed simultaneo usly with the
de veloper's agreement.
Conservation/Ponding Maintenance Agreement
RGC and the City have determined that there will be no City-owned outlots in the
Shoreland district in Phase I and h ave, thus, ,drafted a Storm Water Maintenance Agreement
setting out the MHOA's and RGC's obligations to maintain storm water ponding facilities
constructed in Phase I on Outlots G and H. The easement agreement will be delivered under
separate cover to the City. In future phas es should C ity outlets lie within shoreland districts,
conservation easements will b e entered into.
Homestead Addition Landscaping Screening
Consistent with preliminary plat conditions, RGC has met with abutting neighbors in
Homestead Addition to work out landscape screening. Agreement has been reached with the
affected parties with the Homestead HOA writing a letter to reflect acceptance of The Royal
Club landscape plan. That letter will be shared with the city.
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As noted in past di sc ussions, writings and reports on The Royal Golf Club at Lake Elmo, the
Planned Unit Development ordinance provides for flex ibility and adjustments from ordinance
and what was proposed in the preliminary plat. We are requesting three it em s to be specifically
included in the P.U.D ./Developer's Agreement as set out below.
1. Phasing
Our new Phasing Plan, previously discus sed as Exhibit"E'', depict s Phase I as only the 73
residential lots in the northeast corner of the plat and places the lots, originally in Phase I near
1 oth St., into a newly configured Phase II .
2 . Impervious Surface Coverage Rati o
After significant engineering study and di scussions with our builders, it is criti cal to our builder
needs that the final P.U.D./Developer's Agreement contain provision for Maximum Impervious
Coverage ratios of 50% for the Villa Home lots and 40% for the Standard Single Family l ots to
avoid the need for future variance request on the se lots.
3. Signage/Entry Monumentation
Paragraph 12(e). of the Findings in Resolution 20 17-047 allowed fo ur subdiv is ion
id entificati on signs with a max imum face of 24 sq. ft. each. Given the commercial functions of
th e club house and our need to appropriately identify our community and its neighborhoods, we
are req uesting that this maxi mum sig n face be increased to 75 Sq. Ft. for each face of the club
hou se s ig n at its 20t h St. entry drive. Further, we are re questing an allowed face are of 25 Sq. Ft.
for the two future entrance signs at the en tri es off 2 0th St. in phases 4, the e ntra nce off Manning
T rail at Queen Ave., and at Annika Dr. at 20th St. Further we are re questing 50 Sq. Ft. fo r the
nei ghborhood entry monuments at the Lake Elmo Ave . entrance and the entrance at 1 oth Street.
Sign locat io n ar e depicted on exhibit "H" We are r e questing that these proposed signage areas
fo r these seven signs be incorporated into the final P. U .D.
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Lastly, RGC commits to the City to adhere to those conditions in the preliminary plat not
addressed herein or specifically set out in the deve lopment agreement for Phase I. Our pledge to
the City is to create a premium golf community with a national reputa tio n we will all be proud
of. In the interim, we stand prepared to provid e you with any furth er items you deem nec essary
as the development agreement and PUD take form and as we move furward with development
activity.
Sin ce re ly,
The Royal Golf Club at Lake E lmo
By H.C. Golf Land, LLC
B<t\C_.-,..;d~_____..-"'--2
c__ EO
PAGE 1 of 3
MEMORANDUM
Date: August 24, 2017
To: Ben Gonzola, AICP, Planning Consultant Re: Royal Golf Club 1st Addition – Final Plat
Cc: Emily Becker, 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 Royal Golf Club at Lake Elmo 1st Addition. Final Plat/Construction
Plans were received on August 9, 2017. The review consisted of the following documentation prepared by Carlson
McCain, Inc., unless otherwise noted:
Royal Golf Club at Lake Elmo Final Plat, Sheets 1‐10, received August 9, 2017. No print/preparation date.
Royal Golf Club at Lake Elmo 1st Addition Construction Plans, Sheets 1‐37, dated July 28, 2017.
Royal Golf Club at Lake Elmo 1st Addition Landscape Plans, L1‐L7, dated August 8, 2017 and prepared by
Pioneer Engineering.
STATUS/FINDINGS: Engineering review comments will be 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: ROYAL GOLF CLUB AT LAKE ELMO 1ST ADDITION
20th Street North dedicated right‐of‐way. As required, the Final Plat dedicates 40 feet of right‐of‐way to the
City of Lake Elmo along the entire length of 20th Street North to provide a minimum R/W from the existing
roadway centerline.
Manning Trail North dedicated right‐of‐way. As required, the Final Plat dedicates 50‐55 feet of right‐of‐way
to the City of Lake Elmo along the length of Manning Trail North within the City limits of Lake Elmo to
provide a minimum R/W from the existing roadway centerline.
Washington County dedicated right‐of‐way. As required, the Final Plat dedicates sufficient right‐of‐way
along CSAH 17 (Lake Elmo Avenue) and CSAH 10 (10th Street North) as requested and reviewed by
Washington County.
Washington County Intersection Improvements. Final Plat approval must be contingent upon the developer
providing at its sole cost all intersection improvements as recommended by Washington County at the
CSAH 17 and CSAH 10 development access locations. Reimbursement to the City for these costs should be
addressed in the 1st Addition Development Agreement.
City Street Intersection Improvements. Final Plat approval must be contingent upon the developer
constructing as part of the project and at its sole cost right turn lanes meeting City state aid design
standards at Royal Boulevard North, Masters Lane North, the Golf Course entrance, at Annika Drive North,
and at 20th Street and Manning Trail. The 1st Addition construction plans include right turn lanes as
required for the Golf Course entrance, at Annika Drive North, and at 20th Street and Manning Trail.
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 3
Outlots A (trail), C (trail), E (storm water), H (storm water), J (storm water), M (lift station and storm water),
N (lift station) and Q (utility corridor) must be dedicated to the City as part of the Final Plat. City ownership
of the Outlots must be noted on the final grading and construction plans.
Outlots B, D, F, G, I, K, L, O, P, R, S and T ownership should be shown on the final grading and construction
plans as developer or HOA owned as applicable.
A drainage and utility easement must be granted over all of Outlot R for the City sanitary sewer, storm
sewer and watermain utilities. Outlot R will be dedicated to the City as R/W with future plat phases. This
easement has been correctly identified on the Final Plat. The drainage and utility easement must be shown
on the final grading and construction plans.
Drainage and Utility easements must be granted over all or portions of Outlots G, L, O, and P as part of the
City’s Municipal Separate Storm Sewer System to protect the various wetlands, wetland buffers, drainage
systems and storm sewer conveyance systems. These Outlots will be HOA owned and maintained. These
easements have been correctly identified on the Final Plat. The drainage and utility easements must be
shown on the final grading and construction plans.
The Plat must be revised to add a drainage and utility easement over the Maintenance Building 6‐inch
watermain extension and hydrant, and 8‐inch sanitary sewer extension. The drainage and utility easements
must be shown on the final grading and construction plans.
The Plat must be revised to include a drainage and utility easement over portions of Outlot S for the
wetland, ponding and storm sewer pipe that will be installed as part of the 1st Addition. Alternatively a
portion of Outlot S may be split off as a separate Outlot and dedicated to the City as part of the Final Plat.
This area is shown as Outlot V in the Preliminary Plans to be City owned.
Additional drainage and utility easements must be provided to the City over the 10 ft. maintenance access
trails on the golf course. The Final Plat must be updated or separate easements provided to the City in the
City’s standard form of easement agreement after the trails have been constructed. The easements must
be shown on the final grading and construction plans.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not
located on City Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on each side of
pipe. Easements are also required to fully protect all emergency overflow elevations. Easements must be
shown on the Final Plat, Utility Plans and Grading Plans. Easements have generally been provided as
required. Revisions may be necessary has the plans are finalized or additional width may be required to
adjust for greater pipe depths.
All easements as required by the City Engineer and Public Works Director shall be documented on the Final
Plat prior to the release of the Final Plat for recording.
All off‐site easements as required by the City Engineer and Public Works Director to complete any off‐site
improvements must be provided in the City standard form of easement agreement and signed by all parties
prior to the release of the Final Plat for recording.
A right‐of‐way easement and drainage and utility easement must be provided to the City for the
area adjacent to Outlot N as shown on the Preliminary Plans dated August 8, 2017 (South Lift
Station site easements).
A temporary grading easement is required from the property east of Outlot R near the CSAH 10
intersection. A copy must be provided to the City prior to the recording of the final plat.
FINAL CONSTRUCTION PLANS
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. Storm water and storm sewer facilities proposed as part of the site plan to meet State and
VBWD permitting requirements must be constructed in accordance with the City Engineering Design
Standards.
A VBWD permit has been approved for the development with conditions (Permit #2017‐06)
including a requirement to reconstruct portions of the VBWD project 1007 storm sewer pipe.
Reconstruction of this pipe will occur in future phases of the plat.
PAGE 3 of 3
Final Construction Plans and Specifications must be prepared in accordance with the City approved
Preliminary Plans and in accordance with the City Engineering Design Standards Manual, dated March 2017
using City details, plan notes and specifications.
All streets are proposed to be publically owned and maintained. Public streets must be designed
to meet the City’s Engineering Design Standards including R/W width (60‐feet), street width (28‐
feet) and cul‐de‐sac radii (60 foot radius R/W / 45 foot radius pavement), except for Annika
Avenue North which will not have a sidewalk and the right‐of‐way width will be 50 feet.
Temporary cul‐de‐sacs are required as part of development phasing.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain
not located on City Outlots and right‐of‐way, minimum 30‐ft. in width, 15‐ft. from pipe centerline.
All storm water facilities, including storm water ponds and infiltration basins must be placed in
Outlots deeded to the City for maintenance purposes. The Stormwater Facility Outlots must fully
incorporate the 100‐year HWL, 10 foot maintenance bench and all maintenance access roads.
All lots must have the minimum floor elevation at least 2 feet above any adjacent 100‐year HWL
and the 100‐year HWL shall not encroach onto any lot. All lots must have the low opening
elevation at least 1 foot above any adjacent emergency overflow (EOF) elevation.
Stormwater Ponds must be constructed meeting City standards. Stormwater Wet Ponds are
required to have a minimum of 3 feet in depth to the NWL, constructed with 3:1 side slopes and
both a 10:1 aquatic bench and a 10:1 maintenance bench. Designated maintenance access roads,
20 feet in width, must be provided for all storm water facilities with slope no greater than 10%.
Both the NWL and 100‐year HWL elevations and contours must be shown on the plans.
The 100‐year HWL elevation and contour must be calculated and placed on the plans for all rear
yard catch basins. Drainage and utility easements must fully include the localized 100‐year HWL.
All overland emergency overflow elevations must be fully protected by drainage easement.
The maximum curb run prior to a catch basin is 350 feet.
The storm sewer system shall be designed to maintain a minimum 3 feet of pipe cover.
Drain tile is required as part of the City standard street section at all localized low points in the
street. Drain tile considerations may impact the storm sewer design and depth requirements at
low points.
Final Construction Plans must include a detailed phasing plan for all infrastructure components and the
plans must be prepared to clearly delineate between improvements to be completed with the 1st Addition
and the improvements to be completed with future additions.
No construction for Royal Golf Club at Lake Elmo 1st Addition may begin until the applicant has received
City Engineer and City Planner approval for the revised Preliminary Plans and the Final Construction Plans
and Specifications; the applicant has obtained and submitted to the City all applicable permits, easements
and permissions needed for the project; and a preconstruction meeting has been held by the City’s
engineering department.
The Final Plat shall not be recorded until final construction plan approval is granted.
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Sanitary Sewer, Water Main, Storm Sewer
1st Addition
Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_cover.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
COVER
94
VICINITY MAP
1
and, Street Construction Plans
The Royal Golf Club at Lake Elmo
Lake Elmo, Minnesota
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
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of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_cover.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
2
INDEX
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
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11
8
12
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_cover.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
3
INDEX
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
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Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_sheet_index.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
4SANITARY SEWER &
WATERMAIN SHEET INDEX
5/26/17 Final Plan Set Submittal
5
10TH STREET N
935
930
925
920
915
910
905
900
940
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
935
930
925
920
915
910
905
940
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
6
10TH STREET N915
910
905
900
895
890
885
880
920
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
875
870
910
905
900
895
890
885
880
875
5/26/17 Final Plan Set Submittal
7
10TH STREET N
935
930
925
920
915
910
905
900
940
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
935
930
925
920
915
910
905
940
5/26/17 Final Plan Set Submittal
8
PALMER DRIVE N.
890
885
880
875
870
865
860
855
895
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
890
885
880
875
870
865
860
895
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
9
PALMER DRIVE N.
890
885
880
875
870
865
860
895
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
900
890
885
880
875
870
865
895
900
5/26/17 Final Plan Set Submittal
10
PALMER DRIVE N.
905
900
895
890
885
880
875
870
910
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
905
890
885
880
875
910
5/26/17 per City Comments
2. 7/28/17 per City Comments
1
3
11
PALMER DRIVE N.
870
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
905
900
895
890
885
880
875
910
905
900
895
890
885
880
875
910
5/26/17 per City Comments
2. 7/28/17 per City Comments
12
915
910
905
900
895
890
885
920
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
915
910
905
900
895
890
885
920
BENCHMARKS
930
925
915
910
905
900
895
890
885
920
930
925
880
875
915
910
905
900
895
890
885
920
880
875
870
SANITARY SEWER &
WATER MAIN
5/26/17 per City Comments
2. 7/28/17 per City Comments
13
930
925
920
915
910
905
900
895
935
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
930
925
910
905
900
935
915
920
5/26/17 per City Comments
2. 7/28/17 per City Comments
14
900
895
890
885
880
875
870
865
905
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
900
895
890
885
880
875
870
905
ANNIKA DRIVE N
5/26/17 Final Plan Set Submittal
15
900
895
890
885
880
875
870
910
905
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
900
895
890
885
880
875
910
905
ANNIKA DRIVE N
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Lot Lines
16
900
895
890
885
880
875
870
910
905
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
900
895
890
885
880
875
910
905
915915
QUEENS STREET N / ANNIKA AVENUE N
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Lot Lines
17
900
895
890
885
880
875
870
910
905
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_ss-wm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
SANITARY SEWER &
WATER MAIN
900
895
890
885
880
875
910
905
ANNIKA DRIVE N
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Stub San Swr & WM
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Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_sheet_index.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
STORM SEWER
SHEET INDEX
185/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments
12
19
900
895
890
885
880
875
870
865
905
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER
900
895
890
885
880
875
870
905
BENCHMARKS
5/26/17 Final Plan Set Submittal
20
895
890
885
880
875
870
865
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER PLAN
BENCHMARKS
860
895
890
885
880
875
870
865
5/26/17 Final Plan Set Submittal
1
6
21
895
890
885
880
875
870
865
860
900
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
STORM SEWER
895
890
885
880
875
870
865
900
5/26/17 per City Comments
2. 7/28/17 per City Comments
22
905
900
895
890
885
880
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER
BENCHMARKS
875
870
910
905
900
895
890
885
880
875
910
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Modify STM
16
23
STORM SEWER
905
900
895
890
885
880
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
875
870
905
900
895
890
885
880
875
870
865
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Modify STM
24
905
900
895
890
885
880
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER
BENCHMARKS
875
910
870
905
900
895
890
885
880
875
910
5/26/17 Final Plan Set Submittal
2. 7/28/17 per City Comments, Lot Lines
25
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER
BENCHMARKS
905
900
895
890
885
880
875
870
865
905
900
895
890
885
880
875
870
5/26/17 Final Plan Set Submittal
26
905
900
895
890
885
880
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_utility_stm.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STORM SEWER
BENCHMARKS
875
910
915
905
900
895
890
885
880
910
915
905
900
895
890
885
880
875
910
915
5/26/17 Final Plan Set Submittal
ANNIKA AVENUE N
27
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_street.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STREET CONSTRUCTION
BENCHMARKS
875
910
905
900
895
890
885
880
915
910
905
900
895
890
885
880
915
5/26/17 Final Plan Set Submittal
28
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_street.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STREET CONSTRUCTION
ANNIKA AVENUE N
BENCHMARKS
875
910
905
900
895
890
885
880
915
910
905
900
895
890
885
880
915
5/26/17 Final Plan Set Submittal
900
895
890
885
880
875
29
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_street.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
STREET CONSTRUCTION
ANNIKA AVE. N
BENCHMARKS
905
910
915
QUEENS STREET N
910
905
900
895
890
915
920
925
900
895
890
885
880
905
910
915
885
910
905
900
895
890
915
920
925
5/26/17 Final Plan Set Submittal
16
15
SIGNING, STRIPING
&LIGHTING PLAN
BENCHMARKS
30
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_sign&striping.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.5/26/17 Final Plan Set Submittal
SIGNING, STRIPING
&LIGHTING PLAN
BENCHMARKS
31
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_sign&striping.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.5/26/17 Final Plan Set Submittal
1
0
1
6
1
3
1
1
9
1
8
8
1
2
32
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_trail.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
TRAIL CONSTRUCTION
5/19/17 per City Comments
2. 7/28/17 per City Comments
33
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_trail.dwgSave Date:08/02/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
BENCHMARKS
TRAIL CONSTRUCTION
5/26/17 Final Plan Set Submittal
DETAILS of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_details.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.345/26/17 per City Comments
2. 7/28/17 per City Comments
DETAILS
355/26/17 per City Comments
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_details.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.
2. 7/28/17 per City Comments
DETAILS of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_details.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.365/26/17 per City Comments
2. 7/28/17 per City Comments
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_details.dwgSave Date:07/28/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 4/26/17
ADB
4/26/17
Brian J. Krystofiak, P.E.
25063
BJK
37
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.37
DETAILS
5/26/17 per City Comments
2. 7/28/17 per City Comments
15
14
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_turn lane.dwgSave Date:08/09/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 5/26/17
JJO
5/26/17
Brian J. Krystofiak, P.E.
25063
BJK
4
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.T1TURN LANE INDEX
7/28/17 Updated Clubhouse Driveway
Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_turn lane.dwgSave Date:08/09/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 5/26/17
JJO
5/26/17
Brian J. Krystofiak, P.E.
25063
BJK
4
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.T2TURN LANE
CLUBHOUSE DRIVEWAY
29+00
30+00
31+00
910
915
920
925
910
915
920
925
910
915
920
925
910
915
920
925
910
915
920
925
910
915
920
925
32+00
33+00
34+00
910
915
920
925
910
915
920
925
910
915
920
925
910
915
920
925
910
915
920
925
915
920
925
7/28/17 Updated Clubhouse Driveway
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_turn lane.dwgSave Date:08/09/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 5/26/17
JJO
5/26/17
Brian J. Krystofiak, P.E.
25063
BJK
4
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.T3TURN LANE
ANNIKA AVENUE
Know what's below.
before you dig.Call
R
37+00
38+00
39+00
900
905
910
915
900
905
910
915
900
905
910
915
880
885
890
895
880
885
890
895
880
885
890
895
40+00
41+00
42+00
900
905
910
915
900
905
910
915
900
905
910
915
880
885
890
895
880
885
890
895
890
895
Know what's below.
before you dig.Call
R
of
3890 Pheasant Ridge Dr #100
Blaine, MN 55449
Phone: (763) 489-7900
Fax: (763) 489-7959
www.carlsonmccain.com
THE ROYAL GOLF CLUB AT
LAKE ELMO - 1ST ADDITION
Lake Elmo, Minnesota
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\1st addition\6036_turn lane.dwgSave Date:08/09/17
environmental
engineering
surveying
·
·
·
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 5/26/17
JJO
5/26/17
Brian J. Krystofiak, P.E.
25063
BJK
4
H.C. Golf Course Development, LLC.
11074 Radisson Rd NE,
Blaine, MN 55449
Revisions:
1.T4TURN LANE
MANNING TRAIL
43+00
44+00
45+00
875
880
885
890
875
880
885
890
875
880
885
890
875
880
885
890
875
880
885
890
875
880
885
890
46+00
47+00
48+00
875
880
885
890
875
880
885
890
875
880
885
890
875
880
885
890
875
880
885
890
885
890
THE ROYAL GOLF CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
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15
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
THE ROYAL GOLF CLUB AT LAKE ELMO
(SEE SHEET 2
INSET A
(SEE SHEET 6
INSET E
(SEE SHEET 7 OF 10 SHEETS)
INSET F
OF 10 SHEETS)
(SEE SHEET 4
INSET C
OF 10 SHEETS)
(SEE SHEET 3
INSET B
OF 10 SHEETS)
HORSESHOE
LAKE ROSE
VICINITY MAP
BENCHMARK
A
N
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I
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A
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20TH STREET NORTH 20TH STREET NORTH
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10TH STREET NORTH (COUNTY STATE AID HIGHWAY NO. 10)
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LAKE
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LA
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(
C
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A
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1
7
)
(SEE SHEET 5
INSET D
OF 10 SHEETS)
THE ROYAL GOLF CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
20TH STREET NORTH
VICINITY MAP
INSET "A"
A
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N
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N
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BENCHMARK
(SEE SHEET 9 OF 10 SHEETS)
INSET H
(SEE SHEET 8 OF 10 SHEETS)
INSET G
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
THE ROYAL GOLF CLUB AT LAKE ELMO
INSET "B"
VICINITY MAP
NO
A
N
N
I
K
A
D
R
I
V
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N
O
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H
NI
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A
A
V
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N
U
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AN
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BENCHMARK
INSET I
(SEE SHEET 10 OF 10 SHEETS)
THE ROYAL GOLF CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
INSET "C"
VICINITY MAP
BENCHMARK
THE ROYAL GOLF CLUB AT LAKE ELMO
INSET "D"
LAKE ROSE
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
10TH (COUNTY STATE AID HIGHWAY NO. 10) STREET NORTH
VICINITY MAP
10TH (COUNTY STATE AID HIGHWAY NO. 10) STREET NORTH
Detail 'A'
See Detail 'A'
BENCHMARK
CLUB AT LAKE ELMO
INSET "E"
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
THE ROYAL GOLF
(C
O
U
N
T
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S
T
A
T
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A
I
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W
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1
7
)
LA
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L
M
O
A
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N
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N
O
R
T
H
VICINITY MAP
BENCHMARK
GOLF CLUB
INSET "F"
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
THE ROYAL
AT
LAKE ELMO
20TH STREET NORTH
LA
K
E
E
L
M
O
A
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N
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N
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(C
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LA
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1
7
)
VICINITY MAP
BENCHMARK
THE ROYAL GOLF CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
M
A
N
N
I
N
G
T
R
A
I
L
N
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H
A
N
N
I
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A
D
R
I
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E
N
O
R
T
H
20TH STREET NORTH
INSET "G"
VICINITY MAP
BENCHMARK
CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
INSET "H"
M
A
N
N
I
N
G
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R
A
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N
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A
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N
I
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A
D
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I
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N
O
R
T
H
THE ROYAL GOLF
VICINITY MAP
BENCHMARK
THE ROYAL GOLF CLUB AT LAKE ELMO
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
N
O
R
T
H
NOR
T
H
ANN
I
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A
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NOR
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ANNI
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DRIV
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INSET "I"
NIKA
AV
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AN
VICINITY MAP
BENCHMARK
N
U
E
Homestead HOA Agreement with Royal Golf Club
Dear Clark,
Over the past several months there have been meetings and discussions between representatives of the Royal
Golf Club of Lake Elmo (RGC) and the Homestead HOA (HOA) concerning ways in which the impact of the
development of the Royal Golf Club (and its related housing development) could be reduced or minimized. To
this end, both parties feel they have reached an agreeable and amicable working relationship to achieve this
goal. Representatives from the RGC (Hollis Cavner, Clark Schroeder and Rick Packer – prior his leaving RGC) met
with homeowners most effected by the development. Individual plans and commitments were made to each
homeowner by RGC of steps that would be taken to provide increased shielding from the development in order
to maintain the privacy and feel of the HOA. Each homeowner has a copy of the agreement they reached with
RGC, and these agreements can be made available to City of Lake Elmo if requried. Based on the assurances of
RGC and specifically on that of Hollis Cavner, the HOA is comfortable with the development moving forward.
The agreement outlined in this letter is contingent on the HOA being provided a final copy of the RGC plans
showing final landscaping/shielding solutions.
Best regards,
Brian Hazelton
Treasurer, Homestead Homeowners Association.
This electronic transmission and any documents accompanying this electronic transmission contain confidential information
belonging to the sender. This information may be legally privileged. The information is intended only for the use of the individual
or entity named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or
the taking of any action in reliance on or regarding the contents of this electronically transmitted information is strictly prohibited.
D. Hazelton <BHazelton@winnebagoind.com>Brian
Sun 8/13/2017 6:17 PM
To:Clark Schroeder <cschroeder@royalclubmn.com>;
Cc:hcavner@3mchampionship.com <hcavner@3mchampionship.com>; mprearson@lakeelmo.org
<mprearson@lakeelmo.org>; Johnson, Ellen M <Ellen.M.Johnson@HealthPartners.Com>; swensman@lakeelmo.org
<swensman@lakeelmo.org>;
4
116240
OF
9-22-16
JLT
JLT 16L9HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
LAKE ELMO, MINNESOTA
2-10-17 new site layout
DateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
HOMESTEAD DETAILName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-4-17 5-4-17 revised grading
Phase 1
Phase 2
Phase 3
Phase 4
Exhibit F
Trail Phasing
map
F
City Council Resolution 2017-93
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2017-93
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO ZONING MAP
AMENDMENT, FINAL PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, H.C. Golf Course Development, LLC, 11074 Radisson Road NE, Blaine, MN 55449
(“Applicant”) has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Planned
Unit Development (PUD) Preliminary Plan for a planned development to be called The Royal Golf Club
at Lake Elmo, copies of which are on file in the City Planning Department; and
WHEREAS, the proposed Final Plat and Planned Unit Development Plan is for a residential golf
course community Planned Unit Development on 428.06 acres of land located between 10th Street and
20th Streets, east of Lake Elmo Avenue and west of Manning Trail on the former 3M Tartan Park
properties and will include 291 single-family residential lots, a lot for the clubhouse and facilities, and
golf course; and
WHEREAS, the Lake Elmo City Council approved the Royal Golf Club at Lake Elmo PUD
Concept Plan on September 9, 2016; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on March 13, 2017 to
consider the Zoning Map Amendment and Preliminary Plat and Preliminary PUD Plans; and
WHEREAS, on March 13, 2017, the Lake Elmo Planning Commission adopted a motion to
recommend the City Council approve the Zoning Map Amendment to zone the subject properties to GCC
– Golf Course Community; and
WHEREAS, on March 27, 2017 the Lake Elmo Planning Commission adopted a motion to
recommend that the City Council approve the Royal Golf Club at Lake Preliminary Plat and Preliminary
PUD Plans based on a number of conditions; and
WHEREAS, the City Council, at its meeting on June 6, 2017 adopted Resolution 2017-47
approving the Preliminary Plat and PUD Plans .
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1) That all the requirements of City Code Sections 153.07 and 154.759 related to Final Plat and
Final PUD Plans have been met by the Applicant.
2) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans are generally consistent with
Preliminary Plat and PUD Plans approved by the City of Lake Elmo on June 6, 2017.
3)That the Royal Golf Club Final Plat and PUD Plans are consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
City Council Resolution 2017-93
4) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans generally comply with the
City’s GCC - Golf Course Community zoning districts as modified by the PUD regulations.
5) That the Royal Golf Club at Lake Elmo Final Plat PUD Plans comply with the City’s subdivision
ordinance.
6) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans comply with the City’s
Planned Unit Development Regulations.
7) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans comply with City’s
Engineering Standards, except where noted in the review memorandum from the City Engineer
dated August 24, 2017 and modified by PUD regulations.
8) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans generally comply with other
City zoning ordinances, shoreland, and erosion and sediment control, except as noted in this staff
report and review memorandum from the City Engineer dated August 24, 2017.
9) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans generally comply with the
City’s landscaping and tree preservation ordinances, providing some flexibility to the Applicant
to allow for woodland management and pollinator friendly native seeding in lieu of some
required tree replacement in order to avoid possible detriment caused by over planting.
10) That the Royal Golf Club at Lake Elmo Final Plat and PUD Plans achieve multiple identified
objectives for planned developments within Lake Elmo.
11) That the proposed Final Plat and PUD Plans are for a 291-unit single family residential golf course
community Planned Unit Development on 428.06 acres of land located on the former 3M Tartan Park
properties.
12)That the Final Plat and PUD Plans will be located on property legally described on the attached
Exhibit “A”.
13) That there has been significant public testimony that 20th Street is already dangerous without the
additional traffic and that the City and developer need to explore ways to make the road safer.
14)That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of the
land, and will specifically relate to existing zoning district standards in the following manner (with
exceptions as noted):
a.Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft. 30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft. 10 ft. 10ft. house/5ft. garage or
7.5 ft./7.5 ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
City Council Resolution 2017-093
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of
40%.
c.Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
d.Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade
(including garage) fronting on the primary street.
e.Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivison identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet
in sign area each, located no closer than 10 feet to any public right-of-way. In
addition neighborhood identification markers (pillars) shall be permitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood. Additional subdivision signs should be considered for a subdivision of
this size.
f.All other requirements for the City’s GCC – Golf Course Community zoning district
will apply, including the allowed uses and other site and development standards.
g.That the proposed street names within the development are generally consistent with
the City’s Street Naming Policy except for Annika Drive N.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a Final Plat and PUD Plans is granted,
provided the following conditions are met:
1. That cross access easements be recorded between the owner of the golf course/golf club and
the HOA to permit HOA and resident access to the future fitness center, clubhouse and other
amenities by the HOA residents over the clubhouse entrance drive and parking lot and trails.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall require a
conditional use permit.
3. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
4. Prior to the execution of a Final Plat for any phase of the development by City officials, the
Developer shall enter into a Developer’s Agreement for that phase acceptable to the City
Attorney and approved by the City Council that delineates who is responsible for the design,
construction, and payment of the required improvements with financial guarantees therefore.
5. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
City Council Resolution 2017-093
homeowner’s association which shall be submitted in final form to the Planning Director
before any building permit may be issued for any structure in any phase of the
development. Said agreement shall comply with Minnesota Statues 515B-103, and
specifically the provisions concerning the transfer of control to the future property owners.
The HOA documents shall include required maintenance of wetland buffers.
6.That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or other
architectural features.
7. The applicant shall enter into a landscape license and maintenance agreement with the City
that clarifies the individuals or entities responsible for any landscaping installed in areas
outside of land dedicated as public park and open space for each platted phase of the
development.
8. That the HOA be responsible for the maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
9. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an
appraiser to be chosen by the City and paid for by the developer. Also that a 30 ft. wide trail
corridor be dedicated to the City centered on public trails in the development and that the
value of the dedicated land be credited toward any fees in lieu of parkland dedication. The
park land dedication shall not include wetlands, wetland buffer area, and no credit will be
given for land beyond the 30 ft. centered on public trails.
a.Outlots A and C shall be dedicated to the City as parkland for trails as part of the 1st
Addition.
10.Trails within Outlots A and C must be constructed prior to building permits being issued for
that phase of development.
11.That the Preliminary and Final Landscape Plans be updated to comply with the City’s
landscape requirements for review and approval by the City prior to recording the final plat.
12. That developer consider woodland management and pollinator friendly native seeding in lieu
of some required tree preservation replacement tree requirements as recommended by the
City’s Landscape Architect.
13.All changes and modifications to the plans requested by the City Engineer in the Engineer’s
report dated, August 24, 2017 shall be incorporated into the Final Plat and PUD Plans.
14.All comments outlined in the City Engineer’s memo dated August 24, 2017 shall be
addressed.
15.The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this resolution.
16.The developer shall comply with all comments identified within the Washington County
letter dated March 6, 2017, including providing an additional 17 feet of right-of-way along
10th Street N. and constructing right turn lanes at its sole cost meeting City state aid design
City Council Resolution 2017-93
standards at Royal Boulevard North, Masters Lane North, the Golf Course entrance, at
Annika Drive North, and at 20th Street and Manning Trail.
17.That the proposed increased in impervious surface from the approved Preliminary Plans be
approved by Valley Branch Watershed District and City Engineer and that evidence be
provided that all conditions attached to a Valley Branch Watershed District permit be
provided prior to the commencement of any grading activity on the site.
18. That openspace within the shorelands of the residential development be protected with a
conservation easement, deed restriction, covenant, or other instrument. Such document(s)
must be provided for review by the City Attorney and to be executed prior to final plat
approval.
19.That golf carts shall be prohibited on city streets and city trails unless specifically allowed by
City Ordinance.
20.Prior to the issuance of building permits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
21. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a sign
permit from the Planning Department. Any amendments to the finding regarding signs
indicated in this Resolution shall be subject to a PUD amendment.
22.That the Final Plat include street names as approved by Council.
23. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
24. The developer shall submit a revised preliminary plat and plans meeting all conditions of
approval. All of the above conditions shall be met prior to the City accepting an application
for final plat.
25. That the Royal Golf Club development will not have street lights except at street intersections
and cul-de-sacs.
26. That the developer work with the adjacent property owners to get an agreement in place for
screening and that it be incorporated into the final landscape plans.
27. That a $1,000,000 donation to the Parks fund will be made with the phase of development
when the former Tartan Park ballfields are no longer able to be used by the City.
Passed and duly adopted this 5th day of September, 2017 by the City Council of the City of Lake Elmo,
Minnesota.
City Council Resolution 2017-0__
______________________________
Mike Pearson, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk