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HomeMy WebLinkAbout#15 Village Park PreserveBUSINESS ITEM 5A STAFF REPORT DATE: 9/5/2017 REGULAR ITEM #: 15 MOTION TO: City Council FROM: Emily Becker, City Planner AGENDA ITEM: Village Park Preserve Final Plat REVIEWED BY: Jack Griffin, City Engineer Joan Ziertman, Planning Program Assistant BACKGROUND: The Council is being asked to consider a Final Plat request from Pulte Homes of MN LLC for the 1st Addition of Village Park Preserve, a planned 104 unit residential development. The 1st Addition includes 36 single family lots that are located within a 22.786 acre area to the south of Easton Village and to the north of Heritage Farms. Staff is recommending approval of the request subject to compliance with the conditions listed in this report. ISSUE BEFORE COUNCIL: The Commission is being asked to recommend approval of the Final Plat request for the 1st Addition of Village Park Preserve based on its consistency with the approved Preliminary Plat. PROPOSAL DETAILS/ANALYSIS: General Information. Applicant: Pulte Homes of MN LLC, 7500 Office Ridge Circle, Ste 325, Eden Prairie, MN 55344 (will act as both developer of the property and builder of homes) Property Owners: Schitgen Farms, Inc., 10880 Stillwater Boulevard N, Lake Elmo, MN 55042 and Mark Holliday, PO Box 243, Lake Elmo, MN 55042 Location: PID Numbers 13.029.21.44.0004 and 13.029.21.49.0002 Request: Application for final plat approval of a 36 unit residential subdivision to be named Village Park Preserve. Zoning: LDR – Limited Density Residential Surrounding: North – Easton Village (LDR – Limited Density Residential); West – Reid Park (PF – Public and Quasi Public Open Space; South – Heritage Farms (Open Space Development); East – Lake Elmo Airport (Baytown Township). Comp. Plan: Village Urban Low Density Residential (1.5 - 2.49 units per acre) 2 History: Property was included in Village Planning Area boundary and municipal sewer service area as defined in the 2013 Village Land Use Plan. Site has historically been used for farming activities, including the growing of agricultural crops. Sketch Plan review by Planning Commission on 06/30/2014. A Comprehensive Plan Amendment was approved on 7/15/2014 by Resolution 2014-60, and Preliminary Plat was approved on 9/16/2014 by Resolution 2014-74. Preliminary plans revised 12/01/2014. Action Deadline: Application Complete – 7/25/2017 60 Day Deadline – 9/23/2017 Extension Letter Mailed – No 120 Day Deadline – N/A Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) §150.270 Storm Water, Erosion, and Sediment Control Consistency with Preliminary Plat. Revised Preliminary Plat. The Preliminary Plans were revised after Preliminary Plat was approved to address the City Engineer comments provided in the memo dated September 4, 2014. The updated preliminary plans removed four lots to accommodate infiltration area #1SE, which had previously not been fully contained in the outlot. The Applicant has revised the preliminary plans to include back these four lots, keeping the infiltration basin contained in Outlot C. The revised preliminary plans also include Outlot G, which will be a developer-owned outlot that will include a totlot. The preliminary plasn Proposed Dimensional Standards. The lot sizes of the proposed Final Plat vary slightly from the approved Preliminary Plat, though no lot size is smaller than the required minimum of 8,000 square feet. Additionally, no lot width is narrower than the required minimum width of 65 feet. Connection to McLeod Property. The owner of PID# 13.029.21.43.0001 (11580 30th St N) has expressed interest in developing this parcel. The Applicant has provided a road connection from the street proposed to be named Lower 31st Street North to this parcel. This has been done so that this parcel can eliminate its current access from 30th Street North. Added Eyebrow Islands. It had been recommended that landscape islands breaking up the large eyebrows in the northwest and northeast corners of the plat should be provided. The applicant added this, and the City Engineer review memo asks for turning radius for these eyebrows in order to determine if a standard fire truck and snow plow can maneuver through. Density. The density is consistent with Preliminary Plat and the density designated for Village Urban Low Density (1.5-2.49 units per acre). The net acreage is 53.694 acres – 5.687 parkland – 0.88 acres for arterial right of way = 47.127. 104 units / 47.127 net acres = a density of 2.21 units per acre. Outlots. • Outlot A, which will be used for stormwater pond #1SE, will be city-owned and is 320,270 square feet. • Outlot B will be platted as Village Preserve 2nd Addition. • Outlot C will be dedicated as parkland and is 247,711 square feet. 3 • Outlot D will be dedicated as parkland, likely with the Gonyea West Development, and is 267,352 square feet with 16,207 square feet of wetland. • Outlot E, which will be used for stormwater pond #2SE, will be city-owned and is 43,437 square feet. • Outlot F, which will be used for stormwater pond #3SE, will be city-owned and is 36,250 square feet. Right-of-Way Dedicated for Entire Plat. 5.187 acres Parkland. The developer has dedicated an approximate 2.9 acre parcel from the Preliminary Plat area for parkland dedication for the Village Preserve development. This has reduced the gross area of the plat from the approved Preliminary Plat from 63.6 acres 60.520 acres. A 6.826 acre parcel for parkland dedication credit for a future development (likely Gonyea West) will be owned by a different developer (Gonyea Homes). This results in a net area of 53.694 acres to calculate parkland dedication. 10% parkland dedication is required for this development (5.369 acres) and will be satisfied with dedication of Outlot C, which is 5.687 acres, less the 0.317 gas easement (5.369 acres). Gonyea Homes has indicated that they would be willing to dedicate Outlot D with the platting of Village Park Preserve Final Plat, provided the City provides written documentation memorializing that this land can be used to satisfy parkland dedication for a future development. This would alleviate staff concern that there would be a gap between Reid Park and Outlot C until such time that Gonyea West develops. If Outlot D does not end up being dedicated, an extension of Reid Park would not be created as planned. If the Council is not amenable allowing this land to be used as parkland dedication credit for a future development, both Staff and the Planning Commission recommend that Outlot C and Outlot D be divided east-west and that the northernmost outlot be dedicated as parkland so that a land-locked parcel is not created. Trails. There is a small trail connection from the street connecting to the McLeod property that dead ends in Outlot C. If construction of the trail is credited towards parkland dedication, there would be a surplus of parkland dedication. Additionally, the trail dead ends and does not provide value for connecting the development to Reid Park. Staff is recommending that either the developer take on the cost of connecting the trail through Outlot C & D to Reid Park in addition to the required land dedication; that the developer construct the trail through Outlod C & D to connect to Reid Park and dedicate less land; or if the City feels that the trail is unnecessary, to eliminate the trail altogether. Additionally, the trails along Village Parkway should connect to Manning Avenue. There should be a crosswalk to the south side of 30th Street to utilize the existing trail. Private Totlot. In addition the parkland mentioned above, the revised preliminary plans also show Outlot G as being dedicated towards a developer-owned parcel of land that will house a private totlot. Engineering Comments. The City Engineer has reviewed the revised Preliminary Plans as well as Final Plat, and these comments can be reviewed in the attached Village Park Preserve Revised Preliminary Plans and 1st Addition Final Plat Engineering comments review memo dated August 10, 2017. Outlined comments include the following: • Preliminary Plans. The preliminary plans are not approved and must be approved before the City will accept any resubmittals of Final Plat and Plans. It is a recommended condition of approval that the applicant revise these plans and the City approve them prior to review by City Council. o Valley Branch Watershed District Permit. The applicant has obtained a Valley Branch Watershed District permit, but the permit was approved based on plans dated February of 2017. The applicant will need to obtain approval of revised plans. 4 o Village Parkway Standards. Street lighting, boulevard tree layout, sidewalk and trail placement need to meet the Village Parkway design standards and tie into/coordinate with the existing Easton Village street lights. It is a recommended condition of approval that all plans comply with the updated Village Parkway standards. o Easements. Construction easements are not shown on the construction plans and need to be in order to facilitate engineering review. This has been added as a recommended condition of approval. These easements must be approved by the City and executed. o Grading Plans.  The stormwater management report must be revised to describe how the model was changed and what changes were made to the storm sewer infrastructure with the August 8 plan revisions.  The storm sewer pipe along the lots on the northeast corner of the development do not meet minimum storm sewer pipe cover.  The localized 100-year HWL contour must be fully protected by the drainage and utility easement. o Additional Comments. All other comments as outlined in the City Engineer review memo dated August 10, 2017 must be addressed, and revised plans must be approved by the City. • 1st Addition Final Plat o Plunge Pool within Manning Avenue Right-of-Way. The Manning Avenue right-of- way that will be required for the Manning Avenue improvement project may not be sufficient for the proposed plunge pool within said right-of-way. It is a recommended condition of approval that the developer provide an escrow as determined by the City per the Development Agreement to ensure that such right-of-way is sufficient. In the event that additional right-of-way is needed for the Manning Avenue improvement project, the City shall draw upon this escrow account. o Right-of-Way for Entrance of Village Parkway. There is insufficient right-of-way provided along either side of the entrance to Village Parkway. It is a recommended condition of approval that the Preliminary Plat and Plans and Final Plat and Plans provide sufficient right-of-way for a 16 foot boulevard on either side of the entrance island. Further, sight triangles need to be added to the plat and plans. This is included in the City Engineer Review memo, which the conditions reference. o Grading. The Final Construction Plans shall be revised to show phasing of grading. o Outlots. Outlots A, B, C (labeled H in revised preliminary plans), E and F (Stormwater) and C (Parkland) must be dedicated to the City as part of the Final Plat. City ownership of the outlots must be noted in the final construction plans Metropolitan Airports Commission (MAC) Comments. MAC has reviewed the proposed Final Plat and has made the following comments. MAC also reviewed the Preliminary Plat and made similar comments, but conditions of approval were not adopted based on all of these comments. Staff is recommending conditions of approval as indicated below based on these comments. • The area receives routine aircraft overflight activity (approximately 27,000 annual aircraft operations). • Residents should be provided information on the properties’ locations relative to the Lake Elmo Airport (this has been added as a recommended condition of approval). Easton Village was required to include this as an article in their development’s declaration of easements, 5 covenants, conditions and restrictions, and it is recommended that this same article be included in the equivalent instrument for Village Park Preserve. • MAC also recommends that the City require appropriate noise attenuation construction practices for residential structures. It was a condition of approval for the Easton Village Final Plat that builders are encouraged to incorporate interior noise reduction measures into single family residential structures within the subdivision based on the Metropolitan Council’s Builder Guide, and Staff recommends that this same condition of approval be added for Village Park Preserve. • MAC’s letter dated August 2, 2017 indicates that the applicant should file an aeronautical study with the Federal Aviation Administration (FAA) for the proposed development site (including construction equipment) to ensure that it will not have an adverse impact on Lake Elmo Airport. However, an email from MAC that was sent in September of 2014 after Preliminary Plat was approved by the City indicates that such a study would likely not be beneficial to the City or to MAC. As such, Staff is not recommending that this be added as a condition of approval. • The MAC does not generally support the open-water retention ponds due to hazards to the flight of aircraft due to the use of the ponds by Canada geese and other waterfowl but acknowledges there are engineering challenges within the development site that make the sole use of dry ponds or infiltration basins impractical. MAC has indicated that a physical barrier should be created between the water and manicured lawns; there should be a reduction of overall surface area of the water; emergent vegetation should be encouraged to grow; manicured lawn/turf in close proximity to the water source should be eliminated by using a native prairie seed mix. The landscape plans indicate that native seed mix will be used surrounding the ponds and has limited the overall surface area of the water as much as possible. Staff does not recommend, however, that the applicant be made to construct a physical barrier between the water and manicured lawns, Easton Village was not required to construct such a barrier, and Staff does not feel it is just to require this development to adhere to this requirement. • Landscaping comments made by the MAC are addressed in the Landscaping section of this report. Building Official/Public Safety Review. The Building Official and Fire Chief reviewed the proposed Final Plat and have verified that the fire hydrant locations and spacing are in compliance with applicable codes and standards. The on-street parking and signage will be dictated by the city parking ordinance. Access. There is a connection to 30th Street via Village Parkway, a minor collector road that will serve as the primary access and circulation route for the development, extending from 30th Street to Easton Village. Temporary access to Manning Avenue (CSAH 15) will be provided but will be closed off at some point in the future. Landscape Plans. The Landscape Plans will need to be revised prior to recording of the Final Plat as follows: • Manning Avenue Right-of-Way needs to be properly identified. • The Preliminary Landscape Plan for the entire development needs to be submitted. • Updated Village Parkway design and specifications need to be provided. Salt tolerant sod needs to be identified in this right-of-way. • Certain Landscape Details and Notes need to be added. 6 • Water meter size and location need to be identified on the Landscape Plans consistent with the final utility plans and the number of proposed water service meters for the entire development need to be indicated on the preliminary utility plans. • Utilities need to be identified on the landscaping plan to help identify conflicts. • Conflicts between street lighting and street trees need to be eliminated. • Landscaping in pond maintenance accesses and benches needs to be eliminated. • Lindens and Sugar Maples should be replaced with a different species because of respective issues with Japanese Beatle damage and disturbed development soils. • The northerly Oaktree within the 30th Street/Village Parkway median should be eliminated to avoid conflicts with larger vehicles. • The Village Parkway trails and sidewalks should be revised to intersect with the 30th Street intersection. • The Metropolitan Airports Commission (MAC) has indicated that the mixture of overstory and evergreen trees proposed along the south and east sides of Stormwater Pond #1SE closest to the approach surface for Runway 04 could grow to become an obstruction. Trees planted in the vicinity of an approach surface may require removal at some future date if they become an obstruction to the airspace. Buffering. A condition of the Comprehensive Plan Amendment previously approved by adoption of Resolution 2014-60 was that additional buffering and screening be provided along the southwest portion of the property, particularly the east boundary of the McLeod property. Trees have been proposed to provide screening, and infiltration area #1SE (that were formerly four lots that have since been removed) will provide a buffer. Additionally, the Comprehensive Plan designates a buffer area on the north and east side of this development. This is accomplished through stormwater pond #1SE, which creates a 40-150 foot separation from residential lots to street right-of-way, as well as landscaping that includes evergreens providing year-round screening. Streets. There does not exist an Upper 30th Street North or Lower 31st Street North within the City, so these proposed street names comply with the policy. However, the Linden Avenue North street name should be removed, as the City’s street naming policy states that the names of deflecting streets shall not vary unless an intersection exists. Therefore, Upper 30th Avenue should continue until it intersects with Lower 31st Street North. On the Preliminary Plat, there are the proposed street names of 31st Street North and Lilac Avenue North. These street names already exist within the City. Additionally, there is no intersection between the streets proposed to be named 31st Street North, Lilac Avenue North, and Lower 31st Street North. Therefore, 31st Street North should be changed to Upper 31st Street North and should continue midway down the loop and should change to Lower 31st Street North. Additionally, the street connecting to the McLeod property should be named a name starting with Li- All local streets provide a 60 foot right-of-way and are 28 feet wide, which will allow for on-street parking on both sides. Final Plat Approval Process. The City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. Please note that the City’s approval of the Village Park Preserve Preliminary Plat did include a series of conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. There are no public hearing requirements for a final plat. 7 PLANNING COMMISSION REVIEW: The Planning Commission reviewed the proposed Final Plat at its August 14, 2017 meeting. The Planning Commission had the following comments in regard to the proposed Final Plat: Trail Connection to Reid Park. The Planning Commission felt that the trail connection to Reid Park was necessary so as not to have the residents of the development have to go down to 30th Street and cross to get to the trail on the south side of the street to get to Reid Park. Outlot D. At the time of Planning Commission review, the applicant had stated that Outlot D was to be dedicated at a later time as parkland. As previously mentioned, the Planning Commission had recommended that Outlot C and Outlot D be divided east-west. The Planning Commission recommended that the southernmost parcel be dedicated to the City as parkland, as this outlot would include the trail. Staff would not like to see a landlocked parcel be created however. Since the Planning Commission, Gonyea has agreed to dedicated Outlot D at the time of platting of 1st Addition, provided the City provide written documentation that it will accept this outlot as parkland dedication for a future development. Staff has verified with the City Attorney that this can be done by either putting a provision in the Development Agreement with the developer of Village Park Preserve and in the development agreement with Gonyea or in a memorandum of understanding with Gonyea. Because of this, Staff has not drafted the Planning Commission’s recommended condition but amended it as shown below: 24) Outlot D shall be dedicated to the City prior to recording of the plat, with the City providing documentation agreeing that this land may be used for parkland dedication for a future development. Landscaping in Outlot H and Possible Development of the McLeod Property. Joe Bush of JP Bush Homes, who has been working with the owner of 11580 30th St N (James McLeod) was at the Planning Commission meeting and explained that the possible future development of the aforementioned parcel may necessitate the need to tie in to Infiltration Area #1SE. This may disturb the landscaping that is proposed on the landscape plans. As such, the Planning Commission has recommended adding the following condition: 13) The Landscape Plans for the 1st Addition shall not include landscaping within Outlot C so as to not interfere with any amendments needed to Infiltration Area #1SE to accommodate potential development of the McLeod parcel. Landscape Plans for Outlot C shall not be submitted until the last phase of the development. PARKS COMMISSION REVIEW: The Parks Commission reviewed the proposed Final Plat at its August 21, 2017 meeting. The Parks Commission voted to recommend accepting Outlot D as parkland dedication for a future development but specifically wanted to see it be parkland dedication for Gonyea West, not just any development that Gonyea proposes. Additionally, the Parks Commission voted to recommend that the applicant not construct the trail on the west side of the development to Reid Park, as there is already connectivity from the development to Reid Park through sidewalks on the side streets, a trail on Village Parkway, and the trail on the south side of 30th Street. In order to provide an update concerning the conditions associated with the preliminary plat for Village Park Preserve, Staff has prepared the following: 8 Preliminary Plat Conditions as designated by Resolution 2014-74 – With Staff Update Comments (updated information in bold italics): 1) The Metropolitan Council must approve the Comprehensive Plan Amendment for the Holliday parcel in advance of the City’s consideration of an application for Final Plat for the Village Park Preserve Subdivision. Comments: The Metropolitan Council approved the Comprehensive Plan Amendment for the Holliday parcel on September 23, 2014. 2) In advance of Final Plat application, the applicant shall provide adequate title evidence satisfactory of the City Attorney. Comments: The Applicant will close on the property prior to recording the final plat for the 1st Addition. Evidence of ownership will be provided prior to submitting the Final Plat mylars for City signatures. 3) All required modifications to the plans as requested by the City Engineer in a review memorandum dated September 4, 2014 shall be incorporated into the plans prior to consideration of a Final Plat. Comments: The preliminary plans have been updated and submitted to the City Engineer for review. These have not yet been approved. It is a recommended condition of approval of Final Plat that revisions to the revised Preliminary Plat and Plans be made according to the City Engineer review memo dated August 10, 2017. These plans are to be approved prior to review by Council and resubmittal of Final Plat and Plans. 4) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City standards and design requirements. Comments: The preliminary plans have been updated and submitted to the City Engineer for review. It is a condition of Final Plat that revisions to the Preliminary Plat and Plans be made according to the City Engineer review memo dated August 10, 2017 and approved prior to review by Council and resubmittal of Final Plat and Plans. 5) The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act, and shall acquire the needed permits from Valley Branch Watershed District prior to the commencement of any grading or development activity on the site. Comments: It is a recommended condition of approval that these rules and regulations be followed, and the Applicant obtained Valley Branch Watershed District approval on July 13, 2017. 6) Related to the proposed storm water discharge to the south, the Applicant must provide written permission from all property owners of the affected parcels located south of the proposed 30th Street culvert consenting to the discharge location, volume and rate(s) in advance of submitting Final Plat. Comments: Washington County has provided a letter dated September 3, 2014 indicating that the proposed access point on 30th Street is acceptable. The applicant has provided a Drainage and Utility Easement, Temporary Construction Easement, and Right-of- Way easement from the McLeod property, as well as a Temporary Construction Easement from the Krueger property. 7) The Applicant shall be responsible for the submission of final plans and the construction of all improvements within the 30th Street right-of-way as required by the City and further described in the review memorandum from the City Engineer dated September 4, 2014. Comments: The Applicant has submitted final plans and will construct all improvements within the 30th Street right-of-way as required by the City. 9 8) The Applicant shall observe all right-of-way and other requirements included in a review memorandum from Washington County dated September 3, 2014. The Final Plat application has been submitted to the County for review. It is a recommended condition of approval that the Applicant obtain a letter from Washington County that sufficient right-of-way along CSAH 15/Manning Avenue and at the intersection of 30th Street, as this is programmed for a traffic signal and additional turn lanes in the future. The plat has been updated to dedicate the appropriate amount of right-of-way along CSAH 15/Manning Avenue North, but the construction plans should still be updated to show this dedicated right-of-way. Additionally, a right-of-way permit be obtained for any work in the CSAH 15/Manning Avenue right-of-way; a drainage report and calculations be submitted to Washington County along with written conclusions that the volume and rate of stormwater run-off into the county right-of-way will not increase as part of the project; and access control must be dedicated to Washington County along CSAH 15/Manning Avenue. 9) The Landscape Plan shall be updated per the recommendations of the City’s Landscape Consultant, described in a memo dated September 4, 2014. Tree protection measures for trees intended to be saved according to the submitted Tree Survey must be included in the Final Landscape Plan. Comments: It is a recommended condition of approval that the Applicant obtain City approval for the Landscape Plans. 10) The Applicant must enter into a separate grading agreement with the City prior to the commencement of any grading activity in advance of Final Plat and plan approval. The City Engineer shall review any grading plan that is submitted in advance of Final Plat, and said plan shall document extent of any proposed grading on the site. Comment: Grading will be addressed in the Development Agreement that will likely be approved concurrently with Final Plat. If the Applicant wishes to grade prior to Final Plat approval, this condition must be met. 11) The Applicant shall install an additional row of trees in the rear of Lots 1-3, Block 1 to provide additional screening for the eastern boundary of the McLeod property to satisfy the condition of approval related to the requested Comprehensive Plan Amendment. Comments: It is a recommended condition of approval that the Landscape Plans be approved by the City’s Landscape Architect and that these additional row of trees be installed. 12) The developer shall obtain all required permits from Northern Natural Gas to perform construction work over the gas line that runs from north to south across the site. Comments: The final plans have been approved by Northern Natural Gas, and the easement agreement is ready to be signed. It is a recommended condition of approval that the Applicant execute this easement. 13) The developer shall submit a letter from the Metropolitan Airports Commission agreeing to design of stormwater facilities acceptable to the City prior to submitting the Final Plat application. Comments. The MAC provided a letter dated December 5, 2014 to the City which indicates that while they do not advocate the construction of open-water retention ponds in close proximity to their airports due to their potential to attract and/or sustain hazardous wildlife, that they acknowledge both the engineering challenges on the development site that make the sole use of dry ponds or infiltration basins to accommodate the upstream developed flows and the surface water runoff from on-site development impractical and the efforts being made by the City to design and construct a regional stormwater retention system to reduce the 10 volume and rate of unmitigated stormwater flowing to parcels in the immediate vicinity of the airport. Staff and the Planning Commission are recommending certain conditions that have been specifically identified as part of the final plat review, and that have not otherwise been addressed by the applicant. The City Engineer’s review letter does identify several issues that need to be addressed by the developer in order for the City to deem the final plans complete. Staff is recommending that City Officials not sign the final plat mylars until the City’s construction plan review is finalized and all necessary easements are documented on the final plat. Based on the above Staff report and analysis, Staff is recommending approval of the final plat with several conditions intended to address the outstanding issues noted above and to further clarify the City’s expectations in order for the developer to proceed with the recording of the final plat. Recommended Conditions of Approval: 1) The Preliminary Plat and Plans shall be revised as requested by the City Engineer in the Village Park Preserve Revised Preliminary Plans review memorandum dated August 10, 2017 and approved prior to review by City Council and resubmittal of Final Plat and Plans. 2) After approval of Preliminary Plat and Plans by the City, submitted final grading, drainage, and erosion control plans, sanitary and storm water management plans, landscape plans, and street and utility construction plans shall be reviewed and approved by the City Engineer and applicable Staff prior to the recording of the Final Plat. All changes and modifications to the plans requested by the City Engineer in the memorandums addressing Village Park Preserve 1st Addition Final Plat dated August 10, 2017 shall be incorporated into these documents before they are approved. 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 20, 2017 using City details, plan notes, and specifications. 3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to its execution by City Officials. 4) All off-site easements as required and approved by the City Engineer and Public Works Director shall be documented on the Final Plat prior to release of the Final Plat for recording. 5) The Applicant shall enter into an agreement acceptable to the City Administrator that fully addresses reimbursement to the City, together with full security, to cover the costs for the future relocation of any storm sewer outfall pipe infrastructure and plunge pool, including right-of-way acquisition that will be required in conjunction with the CSAH 15 (Manning Avenue) 4-lane improvement project. 6) Outlots A, B, C (labeled H in revised preliminary plans), E and F (Stormwater) and C (Parkland) must be dedicated to the City as part of the Final Plat. City ownership of the outlots must be noted in the final construction plans. 11 7) 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. 8) No construction for Village Park Preserve 1st Addition may begin until the applicant has received City Engineer and City Planner approval for the revised Preliminary Plans and 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. 9) The Final Plat shall not be recorded until final construction plan approval has been granted. 10) Village Park Preserve 1st Addition includes trunk watermain (12-inch diameter) pipe oversizing. Payment for pipe oversizing from the City standard 8-inch pipe should be addressed as part of the development agreement. It is recommended that the City request sanitary sewer pipe oversizing to be stubbed to the Village Parkway/30th Street North intersection. 11) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements for the Village Park Preserve Final Plat with financial guarantees therefore. 12) The Landscape Plans must be updated and approved by the City’s Landscape Architect. These plans shall include the additional row of trees as required by a condition of Preliminary Plat approval. 13) The Landscape Plans for the 1st Addition shall not include landscaping within Outlot C so as to not interfere with any amendments needed to Infiltration Area #1SE to accommodate potential development of the McLeod parcel. Landscape Plans for Outlot C shall not be submitted until the last phase of the development. 14) A Landscape License Agreement shall be executed for the maintenance of City outlots and right-of-ways prior to release of the final plat by City Officials. 15) The applicant shall provide a disclosure statement to all first homeowners in the development advising of the airport and associated over-flights, and all builders shall be encouraged to incorporate interior noise reduction measures into single family residential structures within the subdivision based on the Metropolitan Council’s Builder Guide. 16) The Applicant shall obtain a letter from Washington County that sufficient right-of-way along CSAH 15/Manning Avenue and at the intersection of 30th Street, as this is programmed for a traffic signal and additional turn lanes in the future; a right-of-way permit be obtained for any work in the CSAH 15/Manning Avenue right-of-way; a drainage report and calculations be submitted to Washington County along with written conclusions that the volume and rate of stormwater run-off into the county right-of-way will not increase as part of the project; and access control must be dedicated to Washington County along CSAH 15/Manning Avenue. 12 17) The Preliminary and Final Plans shall be updated to adhere to the most recent Village Parkway design standards as adopted by the City. 18) The Applicant shall either construct a connecting trail through Outlots C & D to Reid Park in addition to the required land dedication; construct a connecting trail through Outlod C & D to Reid Park and dedicate less land; or eliminate the trail altogether. 19) The Village Parkway trail and sidewalk shall be extended further south to standard intersection location (30th Street Boulevard alignment). A crosswalk on Village Parkway between the sidewalk and trail shall be added, and pedestrian ramps for 30th Street crossing shall be aligned for trail connection to existing 30th Street trail. 20) The Applicant shall provide the City with a copy of the Northern Natural Gas permit and abide by any conditions of approval. 21) The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act. 22) The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed District (VBWD) and City rules and regulations. Specifically, the Applicant shall obtain approval from the VBWD for revised plans. 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 Engineer Design Standards. 23) Street names on the Preliminary Plans and Final Plat shall be consistent with the City’s street naming policy, removing the names Linden Avenue North and Lilac Avenue North and change 31st Street North to Upper 31st Street North. 24) Outlot D shall be dedicated to the City prior to recording of the plat, with the City providing documentation agreeing that this land may be used for parkland dedication for a future development. DRAFT FINDINGS Staff and the Planning Commission are recommending the following findings with regards to the proposed Village Park Preserve Final Plat: 1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant. 2) That the proposed Final Plat for Village Park Preserve consists of the creation of 36 single- family detached residential structures. 3) That the Village Park Preserve Final Plat is generally consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014 and as amended to comply with conditions of preliminary plat approval with the exceptions of issues identified in the August 14, 2017 Staff report to the Planning Commission. 13 4) That the Village Park Preserve Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 5) That the Village Park Preserve Final Plat complies with the City’s Urban Low Density Residential zoning district regulations. 6) That the Village Park Preserve Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances with the exception of issues identified in the August 14, 2017 Staff report to the Planning Commission. 7) That the Village Park Preserve Final Plat complies with the City’s subdivision ordinance. 8) That the Village Park Preserve Final Plat is generally consistent with the City’s engineering standards with the exception of necessary plan revisions outlined by the City Engineer in his review comments to the City regarding Preliminary Plans and 1st Addition Final Plat dated August 10, 2017. RECOMMENDATION: Staff and the Planning Commission approval of the Village Park Preserve Final Plat with the 24 conditions of approval as listed in the Staff report. Suggested motion: “Move to adopt Resolution 2017-089, approving the Village Park Preserve Final Plat with the 24 conditions of approval as recommended by Staff and the Planning Commission.” ATTACHMENTS: 1. Application, Final Plat and Updated Plans (included updated Preliminary Plans) 2. City Engineer Review Memos dated August 10, 2017 3. MAC Review Comments 1 Resolution 2017-089 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2017-089 A RESOLUTION APPROVING FINAL PLAT FOR VILLAGE PARK PRESERVE WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Pulte Homes of MN LLC, 7500 Office Ridge Circle, Ste 325, Eden Prairie, MN 55344 (“Applicant”) has previously submitted an application to the City of Lake Elmo (“City”) for a Final Plat for Village Park Preserve; and WHEREAS, on June 30, 2014, the Lake Elmo Planning Commission reviewed a General Sketch Plan of the property; and WHEREAS, on July 15, 2014, the Lake Elmo City Council approved a Comprehensive Plan Amendment to re-guide PID# 13.029.21.44.0002 from Rural Area Development to Urban Low Density Residential; and WHEREAS, on September 8, 2014, the Lake Elmo Planning Commission held a public hearing, reviewed and recommended approval of the Village Park Preserve Preliminary Plat; and WHEREAS, on September 16, 2014, the Lake Elmo City Council adopted Resolution 2014-74 approving the Preliminary Plat for a 104-unit single family subdivision, subject to 13 conditions; and WHEREAS, on August 14, 2017, the Lake Elmo Planning Commission reviewed the Village Park Preserve Final Plat and recommended approval subject to 24 conditions; and WHEREAS, on September 5, 2017, the Lake Elmo City Council reviewed the Village Park Preserve Final Plat and made the following findings: 1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant. 2) That the proposed Final Plat for Village Park Preserve consists of the creation of 36 single- family detached residential structures. 3) That the Village Park Preserve Final Plat is generally consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014 and as amended to comply with conditions of preliminary plat approval with the exceptions of issues identified in the August 14, 2017 Staff report to the Planning Commission. 4) That the Village Park Preserve Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2 Resolution 2017-089 5) That the Village Park Preserve Final Plat complies with the City’s Urban Low Density Residential zoning district regulations. 6) That the Village Park Preserve Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances with the exception of issues identified in the August 14, 2017 Staff report to the Planning Commission. 7) That the Village Park Preserve Final Plat complies with the City’s subdivision ordinance. 8) That the Village Park Preserve Final Plat is generally consistent with the City’s engineering standards with the exception of necessary plan revisions outlined by the City Engineer in his review comments to the City regarding Preliminary Plans and 1st Addition Final Plat dated August 10, 2017. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Village Park Preserve of Lake Elmo Final Plat subject to the following conditions: 1) The Preliminary Plat and Plans shall be revised as requested by the City Engineer in the Village Park Preserve Revised Preliminary Plans review memorandum dated August 10, 2017 and approved prior to resubmittal of Final Plat and Plans. 2) After approval of Preliminary Plat and Plans by the City, submitted final grading, drainage, and erosion control plans, sanitary and storm water management plans, landscape plans, and street and utility construction plans shall be reviewed and approved by the City Engineer and applicable Staff prior to the recording of the Final Plat. All changes and modifications to the plans requested by the City Engineer in the memorandums addressing Village Park Preserve 1st Addition Final Plat dated August 10, 2017 shall be incorporated into these documents before they are approved. 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 20, 2017 using City details, plan notes, and specifications. 3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to its execution by City Officials. 4) All off-site easements as required and approved by the City Engineer and Public Works Director shall be documented on the Final Plat prior to release of the Final Plat for recording. 5) The Applicant shall enter into an agreement acceptable to the City Administrator that fully addresses reimbursement to the City, together with full security, to cover the costs for the future relocation of any storm sewer outfall pipe infrastructure and plunge pool, including right-of-way acquisition that will be required in conjunction with the CSAH 15 (Manning Avenue) 4-lane improvement project. 3 Resolution 2017-089 6) Outlots A, B, C (labeled H in revised preliminary plans), E and F (Stormwater) and C (Parkland) must be dedicated to the City as part of the Final Plat. City ownership of the outlots must be noted in the final construction plans. 7) 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. 8) No construction for Village Park Preserve 1st Addition may begin until the applicant has received City Engineer and City Planner approval for the revised Preliminary Plans and 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. 9) The Final Plat shall not be recorded until final construction plan approval has been granted. 10) Village Park Preserve 1st Addition includes trunk watermain (12-inch diameter) pipe oversizing. Payment for pipe oversizing from the City standard 8-inch pipe should be addressed as part of the development agreement. It is recommended that the City request sanitary sewer pipe oversizing to be stubbed to the Village Parkway/30th Street North intersection. 11) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements for the Village Park Preserve Final Plat with financial guarantees therefore. 12) The Landscape Plans must be updated and approved by the City’s Landscape Architect. These plans shall include the additional row of trees as required by a condition of Preliminary Plat approval. 13) The Landscape Plans for the 1st Addition shall not include landscaping within Outlot C so as to not interfere with any amendments needed to Infiltration Area #1SE to accommodate potential development of the McLeod parcel. Landscape Plans for Outlot C shall not be submitted until the last phase of the development. 14) A Landscape License Agreement shall be executed for the maintenance of City outlots and right-of-ways prior to release of the final plat by City Officials. 15) The applicant shall provide a disclosure statement to all first homeowners in the development advising of the airport and associated over-flights, and all builders shall be encouraged to incorporate interior noise reduction measures into single family residential structures within the subdivision based on the Metropolitan Council’s Builder Guide. 16) The Applicant shall obtain a letter from Washington County that sufficient right-of-way along CSAH 15/Manning Avenue and at the intersection of 30th Street, as this is programmed for a traffic signal and additional turn lanes in the future; a right-of-way permit be obtained for any work in the CSAH 15/Manning Avenue right-of-way; a drainage report and calculations be submitted to Washington County along with written conclusions that the 4 Resolution 2017-089 volume and rate of stormwater run-off into the county right-of-way will not increase as part of the project; and access control must be dedicated to Washington County along CSAH 15/Manning Avenue. 17) The Preliminary and Final Plans shall be updated to adhere to the most recent Village Parkway design standards as adopted by the City. 18) The Preliminary Plans shall be revised to dedicate parkland adjacent to Reid Park, creating an extension of Reid Park. The Applicant shall either construct a connecting trail through Outlots C & D to Reid Park in addition to the required land dedication; construct a connecting trail through Outlod C & D to Reid Park and dedicate less land; or eliminate the trail altogether. 19) The Village Parkway trail and sidewalk shall be extended further south to standard intersection location (30th Street Boulevard alignment). A crosswalk on Village Parkway between the sidewalk and trail shall be added, and pedestrian ramps for 30th Street crossing shall be aligned for trail connection to existing 30th Street trail. 20) The Applicant shall provide the City with a copy of the Northern Natural Gas permit and abide by any conditions of approval. 21) The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act. 22) The site plan is subject to a storm water management plan meeting State, Valley Branch Watershed District (VBWD) and City rules and regulations. Specifically, the Applicant shall obtain approval from the VBWD for revised plans. 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 Engineer Design Standards. 23) Street names on the Preliminary Plans and Final Plat shall be consistent with the City’s street naming policy, removing the names Linden Avenue North and Lilac Avenue North and change 31st Street North to Upper 31st Street North. 24) Outlot D shall be dedicated to the City prior to recording of the plat, with the City providing documentation agreeing that this land may be used for parkland dedication for a future development. Passed and duly adopted this 5th day of September, 2017 by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ 5 Resolution 2017-089 Julie Johnson, City Clerk     PAGE 1 of 3  MEMORANDUM         Date:  August 10, 2017        To:  Emily Becker, City Planner  Re:  Village Park Preserve 1st Addition – Final Plat  Cc:  Chad Isakson, P.E., Assistant City Engineer    Engineering Review Comments  From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for Village Park Preserve 1st Addition. Final Plat/Construction Plans were  received on July 17, 2017 and revised Preliminary Plans for the Village Park Preserve received on August 8, 2017. The  review consisted of the following documentation prepared by Sathre‐Bergquist, Inc.:     Village Park Preserve Site Plans, Preliminary Plat, and Preliminary Plans dated August 8, 2017.   Village Park Preserve Stormwater Management Plan dated August 2017. (February 2017).   Village Park Preserve Final Plat received July 17, 2017. No print/preparation date.   Village Park Preserve Final Plat Narrative dated July 17, 2017.   Village Park Preserve Final Plat/Construction Plans dated July 17, 2017.      STATUS/FINDINGS:   Engineering review comments have been provided in two separate memos; one for Final Plat  approval, and one to assist with the Preliminary Plan revisions.  A review has not been completed for the Final  Plat/Construction Plans. Please see the following review comments relating to the Final Plat application.      FINAL PLAT: VILLAGE PARK PRESERVE 1ST ADDITION   Final Plat approval should be contingent upon the applicant updating the Preliminary Plans in accordance with  the engineering review memorandum dated August 10, 2017 and approved by the City Engineer and City  Planner. The preliminary plans must be approved by the City prior to the City accepting any revised Final Plat  or Final Construction Plans and Specifications for the 1st Addition and before the Final Plat application is  presented to the City Council.   Final Plat approval should be contingent upon the applicant entering into an agreement acceptable to the City  Administrator that fully addresses reimbursement to the City, together with full security, to cover the costs for  the future relocation of any storm sewer outfall pipe infrastructure and plunge pool, including right‐of‐way  acquisition, that will be required in conjunction with the CSAH 15 (Manning Avenue) 4‐lane improvement  project.   Outlots A, B, C (labeled H in the revised preliminary plans), E and F (Stormwater) and C (Parkland) must be  dedicated to the City as part of the Final Plat. Outlot D is shown as developer owned. City ownership of the  Outlots must be noted on the final construction plans.   The Final Plat must be updated to include the infiltration basin 1SE Outlot with the 1st Addition.   The Final Plat must be updated to include Outlot C (Parkland) along the west side of the gas main  easement with the 1st Addition or utility easements must be provided for all proposed utilities.   The Final Plat must be updated to include the right‐of‐way for Lower 31st Street, portions of Lilac  Avenue, and the stub street to the McCleod property with the 1st Addition.  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   The Final Plat must be updated to include additional 32 ft. right‐of‐way dedication along CSAH 15  (Manning Avenue) as required by Washington County.   The Final Plat must be updated to include additional right‐of‐way along 30th Street North to provide  sight triangles as shown on the preliminary plans and to provide a minimum 16 ft. boulevard along  the northern border of the street (both east and west of Village Parkway).   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.   Fully executed permanent and temporary easements are needed to complete the 30th Street North  turn lane improvements.   Fully  executed  permanent  easements  are  needed  to  complete  the  Infiltration  Basin  1SE  improvements.   Fully  executed  temporary  easements  are  needed  to  complete  the  storm  sewer  outfall  pipe  improvements south of 30th Street North and along the west side of CSAH 15 (Manning Avenue).  Permanent easements may also be required as may be identified with the Final Construction Plans.   Final Plat approval should be contingent on the plans including a bituminous trail connection to Reid Park.    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 based on the Stormwater Management  Plan dated February 2017.    The site plans and Stormwater Management Plan have been subsequently revised and will require  additional review and administrative approval from VBWD.   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), intersection geometrics, and  vertical curves.  Temporary cul‐de‐sacs are required as part of development phasing.   Village Parkway must be revised to meet all Village Parkway Collector Design Guidelines dated May  2017 including street lighting, boulevard layout and landscaping requirements.   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 of pipe.   All storm water facilities, including storm water ponds, infiltration basins, wetlands and wetland  buffers, must be placed in Outlots deeded to the City for maintenance purposes. The Stormwater  Facility  Outlots  must  fully  incorporate  the  100‐year  HWL,  10  foot maintenance bench and all  maintenance access roads.   All lots must have the minimum floor elevation at least 2 feet above any adjacent 100‐year HWL and  the 100‐year HWL shall not encroach onto any lot. 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 basin areas. Drainage and utility easements must fully include the localized 100‐year HWL.   All emergency overflow elevations must be fully protected by drainage easement.   The maximum curb run prior to a catch basin is 350 feet.      PAGE 3 of 3   The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3 ft.   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 Village Park Preserve 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.   Village Park Preserve 1st Addition includes trunk watermain (12‐inch diameter) pipe oversizing. Payment for  pipe  oversizing  from  the  City  standard  8‐inch  pipe  should  be  addressed as part of the development  agreement. It is recommended that the City request sanitary sewer pipe oversizing to be stubbed to the  Village Parkway / 30th Street North intersection.      PAGE 1 of 3  MEMORANDUM         Date:  August 10, 2017      To:  Emily Becker, City Planner   Re:  Village Park Preserve  Cc:  Chad Isakson, P.E., Assistant City Engineer    Revised Preliminary Plans  From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for the revised Preliminary Plans for the Village Park Preserve received  on August 8, 2017. The submittal consisted of the following documentation prepared by Sathre‐Bergquist, Inc.:   Village Park Preserve Site Plans, Preliminary Plat, and Preliminary Plans dated August 8, 2017.      STATUS/FINDINGS:  Village Park Preserve received conditional Preliminary Plat approval in 2014.  Preliminary  Plans must be updated and resubmitted to address the conditions of approval from Resolution 2014‐74. Many  comments listed herein were provided in the engineering review memos dated September 4, 2014 and December  19, 2014, and August 3, 2017.      PRELIMINARY PLANS   Review and verify with the City Planner the Outlot ownership requirements for Outlots C and D adjacent  to Reid Park and update plans accordingly.   The typical section for Village Parkway must be revised as shown in the Village Parkway Collector Design  Guidelines.  See  attached  Village  Parkway  Collector  Design  Guidelines  with  Village  Parkway  typical  sections.   Preliminary Plans. All plan sheets must be updated to show Village Parkway consistent with City standards  and dimensions, including boulevard tree layout, sidewalk and trail placement, and street light plans.    Landscape  plans  must  be  included  in  the  preliminary  plan  set  and  identified  in  the  plan  Index.  The  Preliminary plans are one plan set for City records and files.   The signage/striping plan must be included in the preliminary plan set and identified in the plan Index.   Add street light plan or include street lighting plan with pavement marking and signage plans. Update  Index  accordingly.  Detail  the  Village  Parkway  street  light  plan  meeting  the  attached  Village  Parkway  design standards as adopted by the City. The street light plan must show and tie into/coordinate with the  existing Easton Village street lights and the Village Parkway boulevard tree layout.   Preliminary Plans must be updated to show all easements to be obtained to construct the project (i.e.  McCleod and Krueger easements).    PRELIMINARY STREET PLANS     ST 1. The trail connection stub proposed toward Reid Park should be extended to connect to the existing  Reid Park trail. Please work with Lake Elmo planning staff to determine final development trail connection  requirements.  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   ST1. Add Village Parkway typical section meeting City design standards. See attached detail to add to the  plan set. The typical section must be placed on the plans in sufficient scale so that it is easily noticed and  can be easily read in 11 x 17 format. The submitted detail is inadequate and incorrect.    ST2. Add a typical section for the Village Parkway divided entrance at 30th Street. The typical sections  must be drawn similar to the Village Parkway standard detail and in sufficient scale that they are easily  noticed and can be easily read in 11 x 17 format.    ST2‐ST4. Add turn lane taper ratios along Village Parkway and 30th Street North.   ST2. 30th Street turn lane typical sections must be increased in size to be easily noticed and can be easily  read in 11 x 17 format.    ST2. Revise 30th Street turn lane and typical sections to consist of 12 ft. through lanes, 12 ft. turn lanes  (plus 2ft. curb reaction) and 16 ft. minimum boulevards. Plans should indicate removal of concrete curb  and gutter.   ST2.  Proposed  R/W  along  30 th  Street  does  not  provide  adequate  boulevard  at  Village  Parkway  intersection. Minimum city standard Boulevard is 16 feet. Grading plans must be revise to prevent the  Pond 1SE 100‐year HWL level from encroaching the R/W.   ST2.  Grading  plans  must  be  revise  to  prevent  the  Infiltration  Area  1SE  100‐year  HWL  level  from  encroaching the Village Parkway R/W.   ST2. Extend both Village Parkway sidewalk and trail further south to standard intersection location (30th  Street Blvd alignment). Add crosswalk on Village Parkway between sidewalk and trail. Align pedestrian  ramps for 30th Street crossing for trail connection to existing 30th Street trail.   ST2. Provide separate Autoturn plan demonstrating adequate snow plowing turning radius for Village  Parkway/30th Street North intersection with rear winged snow plow.     ST2 and ST3. Existing condition information is incomplete along 30th Street. Existing R/W width is not  shown. Existing curb and gutter is not identified. 30th Street Circle North R/W and street width is not  shown. 30th Street Circle curb and gutter or shoulder width is not identified. 30th  Street  trail is  not  identified, and trail width is not noted. Please note that when preparing plans for improvements adjacent  to  abutting  properties  that  existing  conditions  (structures,  trees,  driveways,  drainage  ways,  fencing,  pavement materials, overhead and underground utilities, signs, wells, septic systems, etc.) must be shown  on the plans for a minimum distance of 100 feet and in full detail to demonstrate matching existing  conditions and any potential impacts.   ST3. Pavement marking and signage plan must include all of Village Parkway. All plan notes must be  consistent with City standard specifications, plan notes and details found on the City website. Signage  plan should include signs throughout the entire development.   ST7. Provide street name for stub street.   ST5 and ST8. ST5 eyebrow center island geometry should mimic the eyebrow shown on ST8. Provide  pavement widths and eyebrow turning radius for each eyebrow. Submit separate plans showing Autoturn  for standard fire truck and snow plow.     PRELIMINARY UTILITY PLANS   Adjust the sanitary sewer alignment from MH‐7 and MH‐11 by adding and/or relocating structures to  maintain the sewer at the approximate centerline of the street. Pipe varies too much from centerline.   UP4. Label the existing culvert size, material and inverts for the box culvert crossing 30th Street North.  Plans should call out extension length, material and size.   UP5. Label the existing culvert size, material and inverts for the culvert crossing Manning Avenue adjacent  to the plunge pool.   UP5. Provide plunge pool 100‐year HWL contour and all existing conditions residing within and adjacent  to the flood level, including property lines.   UP5. Label the existing culvert size, material and inverts for the culvert crossing 30th Street. If pipe is to  be  abandoned  the  pipe  must  be  filled  with  sand  prior  to  plugging  both  ends.  Provide  existing  and  proposed grading for each side of the culvert to demonstrate culvert can be abandoned.      PAGE 3 of 3   UP5‐UP6. Include existing and proposed contours for the storm sewer outfall pipe design. Provide all  existing conditions and impacts along storm sewer outfall pipe. Please note that when preparing plans for  improvements  adjacent  to  abutting  properties  that  existing  conditions  (structures,  trees,  driveways,  drainage  ways,  fencing,  pavement  materials,  overhead  and  underground  utilities,  signs,  wells,  septic  systems, etc.) must be shown on the plans for a minimum distance  of  100  feet  and  in  full  detail  to  demonstrate matching existing conditions and any potential impacts.   UP6. Proposed storm sewer outfall pipe and plunge pool conflict with the future proposed improvements  along CSAH 15 (Manning Avenue). Issue needs to be addressed.    PRELIMINARY GRADING PLANS   Revise the August 8, 2017 Stormwater Management Report to add a plan revision section which describes  how the model was changed and what changes were made to the storm sewer infrastructure with the  August 8 plan revisions.   Rear yard grading/storm sewer pipe must be revised to meet minimum storm sewer pipe cover. When  flared  end  sections  are  placed  in  rear  yards  they  must  be  located  along  property  lines  with  grading  designed to increase pipe cover quickly to City standard requirements.  Lookout lots may be needed to  assist with pipe cover.   GP2. Pond 1SE 100‐year HWL contour must be fully contained within Outlot A. Revise grading for L9‐B5.   GP2. Grading/storm sewer revisions are required along Lots 9‐16, Block 5. Preliminary plan approval was  granted for the plans dated 11/25/2014 which is a far better grading/storm sewer design including  building pad elevations, culvert inverts, pipe cover and pond 100‐year flood level backups.   GP2/UP3. Revise lot easements for Lots 12‐16, Block 5. The localized 100‐year HWL contour must be fully  protected by drainage and utility easement.   GP3. Grading/storm sewer revisions are required along Lots 1‐11, Block 6. Preliminary plan approval was  granted for the plans dated 11/25/2014 which is a far better grading/storm sewer design including  building pad elevations, culvert inverts, pipe cover and pond 100‐year flood level backups.   GP3. Maintain minimum 30 feet wide easement centered over Pond 4SE outfall pipe, including 30 feet  wide without building setback line encroachments from either Lot 8 or 9, Block 8. Issue not addressed.   GP3. Provide 100‐year HWL and EOF for Lot 18, Block 6. Issue not fully addressed.   The storm water management report should be revised to acknowledge that no overland emergency  overflow  is  being  proposed  for  Ponds 1SE, 2SE, 3SE and 4SE. Instead  emergency  overflow  is  being  designed through the use of redundant pipe systems. Issue not addressed.    LANDSCAPE PLANS   LP2‐LP5. Show all utilities (watermain, sanitary sewer and storm sewer, including water/sewer service  stubs) on landscape plans and revise plans to maintain minimum tree/utility offset of 10 feet.   LP2‐LP5. Revise boulevard tree placement along Village Parkway per the attached Village Parkway design  standards.   LP4. Revise Lilac and 31st Street center island planting to coordinate with utility conflicts.   Landscape Plans must identify irrigation service locations and must coordinate with utility plan irrigation  service stub.