HomeMy WebLinkAbout#26 - Wyndham Village Final PlatSTAFF REPORT
DATE: 12/04/2018
REGULAR
AGENDA ITEM: 26
TO: Mayor and City Council
FROM: Jennifer Haskamp, Consulting City Planner
ITEM: Wyndham Village Final Plat
REVIEWED BY: Ken Roberts, Planning Director
Jack Griffin, P.E., City Engineer
BACKGROUND
The Applicant, JP Bush Homes, is requesting Final Plat approval of the major subdivision called
Wyndham Village. The Wyndham Village Preliminary Plat was approved on July 3, 2018 with
conditions. The proposed subdivision creates 10 single-family residential lots that will be accessed
from a single cul-de-sac. There is an existing home on the subject site that will be moved and
relocated onto Lot 7 as described and approved during the Preliminary Plat process. Per section
153.10 Subd. B of the Subdivision Ordinance, the City Council is directed to review the Final Plat
for consistency with the Preliminary Plat.
PROPOSAL DETAILS/ANALYSIS:
General Information.
Applicant: JP Bush Homes, 1980 Quasar Ave S, Lakeland, MN 55043
Property Owners: James McLeod, 11580 30th St N, Lake Elmo, MN 55042
Location: Part of the southwest quarter of the southeast quarter of Section 13,
Township 29 North, Range 21West
PID: 13-029-21-43-0001
Request: Application for Final Plat approval of a 10-unit single-family residential
subdivision to be named Wyndham Village.
Surrounding: North – Northport (Urban Low Density Residential); East – Northport (Urban
Low Density Residential); West – Rural Single Family Residential; South –
the Homestead (Open Space Preservation Development)
2
Comprehensive Plan: Village Urban Low Density Residential (1.5-2.49 units per acre)
Zoning: V-LDR – Village Urban Low Density Residential (1.5 – 2.49 units per acre)
History: The subject property is used, and has historically been used, as a single-
family detached dwelling unit with accessory uses. A Comprehensive Plan
Amendment to re-guide the property from Rural Single Family to Village
Low Density Residential was approved by the City Council on February 7,
2018 and by Metropolitan Council on March 14, 2018. The Preliminary Plat
was approved July 3, 2018 (Resolution No. 2018-066), and an application to
rezone the property from Rural Single Family to Village Low Density
Residential was approved July 17, 2018 (Ordinance No. 08-212).
Action Deadline: Application Complete – October 15, 2018 (confirm)
60 Day Deadline – December 11, 2018
Extension Letter Mailed – N/A
120 Day Deadline – N/A
Regulations: Chapter 153 – Subdivision Regulations
(Ordinance 08-175) Article XIII: Village District (V-LDR)
§150.270 Storm Water, Erosion, and Sediment Control
ISSUE BEFORE CITY COUNCIL:
To determine whether the proposed Wyndham Village Final Plat is substantially compliant with the
approved Preliminary Plat, and that the conditions of Preliminary Plat have been satisfied.
Planning Commission Review and Comments
The Planning Commission reviewed the subject application at their regular meeting held on
November 26, 2018. Staff presented this Staff Report, generally as prepared herein, and requested
that the Planning Commission provide a recommendation regarding the requested Final Plat. After a
brief discussion, the Planning Commission unanimously recommended Approval of the Final Plat for
Wyndham Village to the City Council.
Consistency with Preliminary Plat.
The City’s Subdivision Ordinance requires that a Final Plat be substantially compliant with the
approved Preliminary Plat. If it is determined that the Final Plat is inconsistent or a substantial
departure from the approved Preliminary Plat then additional review and approval may be required.
If it is determined that the Final Plat is consistent with the Preliminary Plat, and the conditions as
noted within the Preliminary Plat have been completed, then the Final Plat should be granted after
Planning Commission review and City Council approval.
Staff reviewed the Wyndham Village Final Plat application and has made the following conclusions:
• The lot and block configuration of the Final Plat is consistent with the Preliminary Plat; and
3
• The density of the subdivision is consistent with the City’s Comprehensive Plan and guided
land use of Village Low Density Residential; and
• The Final Plat and supplemental materials comply with the V-LDR zoning district approved
on July 17, 2018; and
• The Final Plat lot configuration including dedicated easements is consistent with the City’s
Subdivision ordinance, except as conditioned and noted within the City Engineer’s
Engineering Review Memo and Construction Plan Review memos which are attached.
PRELIMINARY PLAT CONDITIONS FOR FINAL PLAT APPROVAL.
Approval of the Preliminary Plat included conditions required to be addressed by the Applicant prior
to approval of the Final Plat. These include the following:
1) Homes within lots in which the Northern Natural Gas Company Easement (Document
384029) (“Northern Easement”) is located shall maintain a 20-foot principal building rear
yard setback from the Northern Easement.
The Final Plat identifies the required Northern Easement area along the rear (west) yards of
Lots 6, 8, 9 and 10 and along the front (east) yard of Lot 7. Building setback dimensions are
not shown on a Final Plat. Staff would recommend carrying the principal building setback
requirement forward to the Development Agreement to ensure the appropriate setbacks from
the easement area are applied at time of building permit review.
2) All required modifications to the plans as requested by the City Engineer in a review letter
dated May 30, 2018 shall be incorporated into the plans, and plans shall be approved prior to
consideration of a Final Plat.
The City Engineer reviewed and accepted an updated set of preliminary plans in response to
the Engineer’s memo dated May 30, 2018. Though preliminary plans have been accepted,
there remain several outstanding issues with the Construction Plans as noted in the City
Engineer’s memo. At the Planning Commission meeting the Applicant testified that
supplemental materials and information has been submitted to the City Engineer for
additional review and consideration. At the time of this memo, no additional formal review
has been completed regarding the updated information. As such, Staff recommends that the
City Engineer’s Construction Plans memo be included as a condition of Final Plat approval.
3) Preliminary plat and plans should be revised to dedicate additional right-of-way along 30th
Street and/or to expand the storm water to the 100-year High Water Level (HWL) flood area.
Right-of-way along 30th Street maintains a consistent distance of 16 feet between the paved
roadway and right-of-way line, which is consistent with changes required by the City
Engineer during Preliminary Plat approval. Outlot A contains storm water storage and
infiltration basins and have been designed to a HWL of 917, which also meets requirements.
4
4) Written easement owner permission must be obtained, and copies provided to the City, for
work to be completed within the Northern [Natural Gas] Easement. The City must receive
copies of the written permission prior to approval of the Final Plat.
No written documentation or information was submitted for review during this Final Plat
process regarding the Northern Easement. This should be restated as a condition of Final
Plat approval and no site work, or any other construction activity shall be permitted until this
condition has been met.
5) Written landowner permission must be submitted as part of the Final Plat development
applications for any off-site grading work and storm water discharges to adjacent properties.
Off-site grading work is not anticipated with the development of this project. The City
Engineer has addressed this condition in their review memo attached. If this changes then the
appropriate permissions must be acquired and furnished to the City prior to completing any
associated work.
6) The developer shall pay a cash contribution in lieu of land for park dedication equal to
10% of the fair market value of the entire parcel.
As a condition of Final Plat approval, the developer will appraise the land value and pay a
cash contribution to the City in lieu of park dedication prior to any building permits issued.
As stated in the Preliminary Plat process and per the City’s ordinance, the Applicant shall
furnish an appraisal from a licensed real estate appraiser indicating the fair market value
from which the final Park Dedication fee can be calculated. The determined fee shall be
included within the Development Agreement as well as a schedule for payment.
7) 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 this site.
As stated in condition #2, the Applicant shall obtain approval from Northern Natural Gas to
perform any work within, or over, the gas line easement. Any required permits shall be
obtained, and copies furnished to the City prior to the start of any site work.
8) The preliminary landscape plan shall be approved by the City prior to recording of the Final
Plat.
The City’s Landscape Architect has reviewed the submitted plans and determined that they
have not been updated for consistency with the Final Plat. His review and recommended
conditions are included in his staff report dated November 27, 2018. Staff recommends that
this condition be carried forward and that the landscape plan must be updated to the
satisfaction of the City’s Landscape Architect prior to recording the Final Plat.
9) The lot width of Lot 1 shall be increased to 70 feet, and all other lot dimension and bulk
requirements of the Village Urban Low Density zoning district must be met.
Lot 1 has been revised to include 70.49 feet lot width. As depicted on the Final Plat, the
remaining lots comply with all other lot dimension standards. Since the Final Plat does not
5
include building footprints, setback or other bulk standards, staff would recommend that this
portion of the condition be incorporated into the Development Agreement to ensure all future
development complies with the V-LDR bulk standards.
10) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights as well as its proximity to the railroad and
associated noise and vibration.
This condition will be incorporated into the Development Agreement.
11) 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.
This condition will be incorporated into the Development Agreement.
12) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the final plat by City Officials.
The City Engineer has reviewed the Final Plat and provided his comments in the attached
memo. While most easement areas comply with the City Engineering Design Standards
Manual there are a few outstanding issues as noted. The Applicant should note that any
changes to the site plan or plat as a result of the VBWD, State and City process may be
subject to additional City review if alterations to the Final Plat are needed. The City
Engineer also identifies that additional easements are required to match the drainage swales
identified on Lots 8,9,10 and 15 as noted in the staff memo. As stated previously, staff
recommends that both of the City Engineer’s memos be incorporated as a condition of Final
Plat approval.
13) Prior to recording the Final Plat, the Developer shall enter into a Developers Agreement
acceptable to the City Attorney that delineates who is responsible for the design,
construction, and payment of public improvements.
Staff is preparing a draft Development Agreement that will incorporate the conditions as
noted within this staff report. The Development Agreement will be presented to the City
Council for their review and consideration concurrent to the Final Plat review process.
14) The Applicant shall provide a detailed site plan for Lot 7 showing the proposed house
location and screening/buffering to be approved by Council and protected by a landscape
easement.
The City received a detailed site plan of Lot 7 on Oct 7, 2018 that is consistent with the
Preliminary Plat with the exception of the attached garage (accessory building) to the
principal structure. The condition also states that Lot 7 must include a dedicated landscape
easement to buffer adjacent property. The Final Plat does not indicate a landscape easement
on Lot 7. The Lot 7 Detail-Preliminary Plat illustrates the location of buildings that meet
required setbacks and drive access, but it is not consistent with the Tree Preservation Plan
(Landscape Plan) also submitted.
6
Additional review and comments from the City’s Landscape Architect are provided within the
attached memo dated November 27, 2018. Staff recommends that the Landscape Architect’s
memo and drafted conditions be incorporated as a condition of Final Plat approval.
ENGINEER’S COMMENTS.
The Applicant’s preliminary plans were required to be updated to reflect the comments made in the
City Engineer’s memo dated May 20, 2018. All required modifications to the preliminary plans as
requested by the City Engineer were incorporated into the plans. Since the preliminary plan set
was reviewed, the Applicant has prepared the Final Plat, Construction Plans, Geotechnical
Report and Stormwater Management Plan that were the subject of this review by the City’s
Engineer. The attached memos from the City Engineer are provided for your review and
consideration. Staff recommends that the Final Plat Engineering Review Comments and the
Construction Plan Review memos be incorporated herein, and that their contents be included as
conditions of Final Plat approval.
RECOMMENDED FINDINGS.
Staff recommends the following draft findings regarding the proposed Final Plat:
1) That the Wyndham Village Final Plat is consistent with the approved Preliminary Plat;
the Lake Elmo Comprehensive Plan and its Future Land Use Map; and the amended
zoning for this property.
2) That the Wyndham Village Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion
control and other ordinances, and is consistent with the City’s engineering design
standards with the corrections as noted by the City Engineering Review Comments and
Construction Plan Review Memos dated November 5, 2018.
3) That the Wyndham Village Final Plat complies with the City’s subdivision ordinance.
RECOMMENDED CONDITIONS OF APPROVAL.
Staff recommends the following conditions of approval:
1. All required modifications to the construction plans as requested by the City Engineer in
a review letter dated November 5, 2018 shall be incorporated into the plans, and the plans
shall be approved prior to recording the Final Plat.
2. Written easement owner permission must be obtained, and copies provided to the City, for
work to be completed within the Northern Natural Gas Easement. The City must receive
copies of the written permission prior to any site work or construction activity commencing
on site.
3. If applicable, written landowner permission must be submitted for any off-site grading work
and storm water discharges to adjacent properties.
7
4. The developer shall have the full property appraised and pay a cash contribution in lieu of
land for park dedication equal to 10% of the fair market value of the entire parcel prior to
recording of the Final Plat.
5. 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 this site prior to any
site work or construction activity commencing on site.
6. The landscape plan shall be amended to include landscape easement on Lot 7 and shall be
approved by the City prior to recording of the Final Plat.
7. The Development Agreement shall include language regarding a required principal structure
setback of 20-feet from the Northern Easement area on Lots 8, 9, and 10 denoted on the Final
Plat.
8. The Development Agreement shall include language that requires the Applicant to provide a
disclosure statement to all first homeowners in the development advising of the airport and
associated over-flights as well as its proximity to the railroad and associated noise and
vibration.
9. The Development Agreement shall include language that encourages all builders to
incorporate interior noise reduction measures into single family residential structures within
the subdivision based on the Metropolitan Council’s Builder Guide.
10. All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the Final Plat by City Officials.
11. Prior to recording the Final Plat, the Developer shall enter into a Development Agreement
acceptable to the City Attorney that delineates who is responsible for the design,
construction, and payment of public improvements.
12. The Applicant shall amend the Lot 7 Detail to show screening/buffering consistent with the
City’s ordinances, which shall be reviewed approved by the City’s Landscape Architect prior
to any site work being completed.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer would be required to pay
for any amendments needed to accommodate the increase in REC units. When the property
develops, it will have urban services and will pay sewer and water connection charges, building
permit fees and any other fees as required per the City’s ordinances.
RECOMMENDATION:
Staff recommends that the City Council approve the Wyndham Village Final Plat with the findings
and conditions as noted herein.
ATTACHMENTS:
1. Application and Narrative
2. Final Plat
3. Lot 7 Detail – Preliminary Plat, Wyndham Village
4. Tree Preservation Plan (Landscape) dated 8-30-2018
5. City Engineering Review Memo dated November 5, 2018
6. City Construction Plan Review Memo dated November 5, 2018
7. City Landscape Architect Review Memo dated November 27, 2018
四国図四
October 12th, 2018
Citv of Lake EImo Final PIat Narrative.
Property: 1 1580 30th street North Lake Elmo MN 55043
Janes McLeod Revocable Tnlst (5.9 Acres)
Usage: Currently a single finily ZONED: RURAL RESIDENTIAL
Proposer: Mr. and Mrs. James McLeod Revocable Tnlst, Land Owner.
JP Bush Homes, DeveloDer.
The proposed subdivision is called一一Wyndham Village". Janes McLeod and血e Developer, JP Bush
Homes desires to keep this proposed Development in hamony w地the Comprehensive Plan.
Below are answers to the required w血en statement for the Final Plat Application.
a. Owner Janes McL∞d. 11580 30th st. N・ Lake Elmo MN. Cel1 651-442-8741. Developer, JP
Bush Homes. 1820 Qui血an Ave Lakeland MN 55043. Ce11 651-775置4222, email
瓦塑@ioebし1Shmn。COm. Surveyor, Milo Horak, Landmark Scandia MN. O縦ce, 65 1-433-3421.
Engineer, Chuck PIowe 6776 Lake Drive Suite =O Lino Lakes MN, Main, 651-361-8210
b. 1 1580 30th street No血Lake Elmo MN 55043, Current ZOned RR, 5.9 Acres, PID
13.029.21.43.0001. Legal’Part Of血e southwest quarter ofthe southeast quarter of section 13,
township 29 no巾h, range 21 west,
C. Wyndhan Vi11age,
d・ We have provided an extensive buffer zone Tree Preservation plan that screeus血e site from 30th.
We have inventoried the existing noninvasive trees and repuaposing 53 of the feature trees for
the Bu節er area. In addition’there are nearly 50 more existing trees not being relocated but used
in血eir natural setting. With the repurposmg we only require 9 new trees to make血e subdivision
coincide with the neighboring subdivision and its plan. Please note that Mr. McLeod was very
PrOud of his tree plantings血roughout血e years. 85% of trees inventoried and used were planted
by Mr. McLeod・ The remaining 15% ofthe trees are to be sold and repuaposed by local
landscapers. We also have submitted and received reply宜om the City Engineer that a11
COnditions that were listed in血e preliminary plat have been satis宜ed.
e. The current development plan has base approval for Comprehensive plan anendme血from Met
Council and we believe will be an asset to the community. The density is 3 per acre per the
Preliminary plat approval.
f It is血e intention ofthe developer and the owner to move the existing home onto Iot 7址s year
and if weather allows transplant trees and initiate grading with all phases of construction
COmPlete in the spring of 2019.
g. The relocation ofthe existing home onto lot 7 presents a need for landscape screenmg On the
West boundary. We can accomplish this with proper vegetation and have o飾ered to place trees
On the neighbor the Wests property to help in screemng.
h. Our development was primarily designed around the approved North port developmeut.
i. It was approved by the Metropolitan council血at our development was constant with the
COmPrehensive plan for Lake Elmo.
j. NA
k. There is no land offer, SO a Park dedication fee will be the source of satisfying the requlrementS.
The above description along with all the required documents and planning that have been performed allow the
Plaming Commission and City Council proper infomation to make decisions on the Final Plat approval. Please
accept our plan and submissions to the City of lake Elmo Plaming Commission and City Council.
Joseph P Bush
J.P. Bush Homes
PAGE 1 of 2
MEMORANDUM
Date: November 5, 2018
To: Ben Prchal, City Planner Re: Wyndham Village Final Plat
Cc: Chad Isakson, Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wyndham Village. Final Plat/Construction Plans were received on
October 31, 2018. The submittal consisted of the following documentation:
Wyndham Village Final , undated, prepared by Landmark Surveying, Inc.
Wyndham Village Construction Plans, dated October 12, 2018, prepared by Plowe Engineering.
Geotechincal Report, dated October 17, 2018, prepared by ITCO Allied Engineering Company.
Wyndham Village Landscape Plans, dated August 30, 2018, prepared by Calyx Design Group.
Stormwater Management Plan, dated September 26, prepared by Plowe Engineering.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: WYNDHAM VILLAGE
The Final Plat dedicates additional right‐of‐way along 30th Street North as required by the conditions for
preliminary plat approval and to ensure a minimum 30th Street boulevard of 16 feet along the Plat length.
Outlot A is shown on the plans to be dedicated to the City for storm water maintenance. Outlot A includes a
storm water infiltration basin and storm water pond, including the 100‐year HWL and maintenance access
road(s), as required as condition of Preliminary Plat approval.
Outlot A includes preservation of a 10‐foot small utility corridor adjacent to the 30th Street right‐of‐way. An
easement is not needed per se since the Outlot is City owned, however the corridor grades and limitation of
tree plantings is needed to preserve the corridor for the location of the small utility joint trench.
The site plan is subject to a storm water management plan meeting State, VBWD and City rules. Storm water
facilities proposed as part of the site plan to meet State and VBWD permitting requirements must be
constructed in accordance with the City Engineering Design Standards Manual. Any Plat/Plan changes
necessary to meet State and VBWD storm water requirements are subject to additional City review.
The Stormwater Management Plan indicates an increase in the 100‐year HWL to Northport Pond 4SE. As a
condition of Final Plat, the applicant must work with the Northport Developer/Engineer to update the
approved Northport Plans showing this increased HWL for City files/records prior to Construction Plan
approval for the Wyndham Subdivision.
Drainage and utility easements have been provided over all storm sewer, sanitary sewer and watermain not
located within City right‐of‐way or Outlots, minimum 30‐feet in width centered on the pipe/structure.
Easements have been shown on the Final Plat and Construction Plans as required.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
Additional easements are required along the rear lot lines for Lots 8, 9, and 10, Block 1 to cover the proposed
drainage swales per the grading plan. Lots 8 & 9 must be 15 feet and Lot 10 must be 10 feet.
All emergency overflow elevations must be fully protected by drainage easement.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
The Final Plat shall not be recorded until final construction plan approval is granted.
Written easement owner permission must be obtained, and copies provided to the City, for work to be
completed within the gas main easement. The City must receive copies of the written permission prior to
the Construction Plan approval.
Written landowner permission must be submitted for any off‐site grading work and storm water discharges
to adjacent properties prior to final plan approval.
No trunk watermain or sanitary sewer oversizing is anticipated for this development. All watermains and
sanitary sewer shall be 8‐inch diameter pipe.
Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design
Standards Manual dated March 2017, using City details, plan notes and specifications and meeting City
Engineering Design Guidelines.
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated November 5, 2018.
No construction for Wyndham Village may begin until the applicant has received City Engineer approval for
the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
PAGE 1 of 2
MEMORANDUM
Date: November 5, 2018
To: Ben Prchal, City Planner Re: Wyndham Village
Cc: Joe Bush, J.P. Bush Homes
Chuck Plowe, Plowe Engineering, Inc.
Chad Isakson, Assistant City Engineer
Construction Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wyndham Village. Final Plat/Construction Plans were received on
October 31, 2018. The submittal consisted of the following documentation:
Wyndham Village Final , undated, prepared by Landmark Surveying, Inc.
Wyndham Village Construction Plans, dated October 12, 2018, prepared by Plowe Engineering.
Geotechincal Report, dated October 17, 2018, prepared by ITCO Allied Engineering Company.
Wyndham Village Landscape Plans, dated August 30, 2018, prepared by Calyx Design Group.
Stormwater Management Plan, dated September 26, prepared by Plowe Engineering.
STATUS/FINDINGS: Engineering review comments have been provided to assist with the completion of the Final
Construction Plans. When submitting revised plans and specifications, please provide a point by point response
letter that details all changes made to the plans.
FINAL CONSTRUCTION PLANS
The Construction Plans are incomplete. The following additional information must be submitted to facilitate
additional staff review.
Plan sheets C4.1, C4.2, C4.3, C4.4, C5.1 and C5.2 were not included in the plans submitted for review.
Add existing conditions plan to the construction plan set, showing the existing topography and identifying
all physical features on the site and adjacent properties for a distance of 150‐feet. Identify all physical
features to be removed, salvaged and replaced, or protected.
C1.1. and C2.1. The random survey shots must be removed from the plans to facilitate a complete review. If
specific shots are intended to inform the design, the text size and placement must be legible.
C1.1 and C2.1. Correct all overlapping text so that the plans are legible.
C2.1. All low floor elevations must be a minimum of 2‐feet above the pond HWL to meet VBWD rules. All low
openings must be a minimum of 1‐foot above the adjacent emergency overflow elevations. The low floor for
Lot 1 may need to be revised.
C2.1. Revise the grading for the Stormwater Pond to comply with the Minnesota Stormwater Manual
configuration recommendations. At the current size/configuration the pond is not likely to perform well and
could be a nuisance to adjacent properties.
C2.1. Additional grading details/revisions are required along the east property line at the Pond EOF. Spot
elevations are needed to demonstrate ponding is contained and directed to the 918.0 EOF.
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
C2.1. The grading plan is incomplete around Lot 7, Block 1. Exi sting conditions (trees and other physical features)
and existing contours are required to the north and west of Lot 7. The grading plan must be detailed for Lot 7
to demonstrate matching into existing conditions and directing drainage away from adjacent properties.
C2.1. The rear lot drainage and utility easements must be increased for Lots 8, 9, and 10, Block 1 to cover the
proposed drainage swales per the grading plan. Lots 8 & 9 must be 15 feet and Lot 10 must be 10 feet.
C2.1. Increase the grade (and spot elevation) for the Lot 7 driveway to maintain 2‐ft cover over the culvert pipe
and to ensure the top of pipe is below the driveway base.
C2.1. Correct grading at FES‐8 (invert 921.0) by extending the 922.0 contour to the north of the invert. Extend
the 920.0 contour to maintain a minimum ditch slope of 2%.
C2.1. Add plan notes to provide storm water pond liner construction requirements consistent with the VBWD
pond lining material and testing requirements.
C2.1. Add plan notes for infiltration basin construction requirements including basin protection and testing.
C2.2. Label both FES for the equalizer pipe.
C2.2. Update storm water structure table to include STMH‐2, FES‐4, and the two FES for the equalizer pipe.
C2.2 Add storm sewer profiles for the equalizer pipe and for the storm run from FES‐4 to FES‐6.
C2.2. Add draintile out of CB1 for a minimum distance of 100‐feet each way. Add drain tile connection inverts
in profile to CB1.
C3.1 and 3.2. “Proposed MH‐1” should be shown as an “Existing MH‐1” in both plan and profile views and on
both plan sheets. As‐built invert elevations must be shown. Remove all references to “Proposed by Others”.
C3.1 and C3.2. Existing MH‐1 is shown as a drop manhole but was not installed as a drop manhole. MH‐1 has a
30‐foot stub installed with an approximate stub elevation of 894.55 with 8" SDR 26 @ 0.51%.
C3.2. Revise plan for all water services to be upstream of the sanitary sewer service.
C3.2. Move view port to show the service ends for Lot 7.
C3.2. Water service to Lot 7 is greater than 100 feet (the limited length for a roll of copper). Revise service to
install curb box at the R/W with HDPE service pipe extended to the west of the gas easement with a second
curb stop.
C3.2. Add wye stationing, sanitary service invert elevation and curb stop elevation for Lot 7.
C3.2. Provide call outs indicating size and type of all watermain bends.
STORMWATER MANAGMENT
The site plan is subject to a storm water management plan meeting State, VBWD and City rules. Storm water
facilities proposed as part of the site plan to meet State and VBWD permitting requirements must be
constructed in accordance with the City Engineering Design Standards Manual. Any Plat/Plan changes necessary
to meet State and VBWD storm water requirements are subject to additional City review and approval.
The Stormwater Management Plan indicates an increase in the 100‐year HWL to Northport Pond 4SE. The
applicant must work with the Northport Engineer to update the approved Northport Plans showing this
increased HWL for City files/records prior to Construction Plan approval.
SPECIFICATIONS
Specifications must be submitted for review and include the City Standard Specifications dated March 2017.
If supplementary specifications are also submitted, the following statement must be placed as the first clause
of the supplementary provisions, “The City Standard Specifications for Public Infrastructure, dated March 2017,
shall apply to the work performed under this contract. Any supplemental specifications are intended to
supplement the City Standard Specifications, however they do NOT supersede the City Standard Specifications,
Details, Design Standards, or ordinances unless specific written approval has been provided by the City.”
LANDSCAPE PLANS
The landscape plans are not updated to be consistent with the proposed Final Plat, lot lines, easements, storm
water systems, maintenance access roads and utility plans. Revised plans must be submitted for staff review.
The landscape plans must be revised to show all underground utilities including water/sewer lot services and
revised to ensure trees maintain 10‐foot minimum offset from all utilities.
PAGE 3 of 3
Revise boulevard trees per the City standard boulevard layout, City detail 805. Boulevard trees are currently
shown within the small utility corridor.
Revise trees along 30th Street right‐of‐way to be a minimum of 10 feet north of the 30th Street right‐of‐way to
maintain 10‐ft. small utility corridor.
The Landscape Plans must be revised to accommodate maintenance access to all storm water BMPs. Grades
along pond access cannot exceeded 10% and must be a minimum of 20 feet in width. Maintenance access from
public right‐of‐ways must be shown on the Landscape Plans. No trees can impede maintenance access from
30th Street North.
Revise the landscape plans to show all trees to be removed due to construction and grading activities. Current
plans show existing trees remaining within areas to be graded (storm water pond).
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Ben Prchal, City of Lake Elmo Planner
From: Lucius Jonett, Wenck Landscape Architect
Date: November 27, 2018
Subject: City of Lake Elmo Landscape Plan Review
Wyndham Village Preliminary Plan, Review #3
Submittals
Wyndham Village Final Plat, not signed, dated 10-15-2018, received 10-31-2018.
Tree Preservation and Landscape Plan set, dated 8-30-2018, received 10-31-2018.
Wyndham Village construction plans, dated 10-12-2018, received 10-31-2018.
Location: North of 30th Street North in the southwest corner of the Northport development.
Land Use Category: Village Urban Low Density
Surrounding Land Use Concerns: The Wyndham Village development is sharing an
infiltration area with the Northport development to the North. Northport did not have
landscaping within the outlot that abuts the eastern property line of the Wyndham Village
development to accommodate this.
Special landscape provisions in addition to the zoning code: There is a required
greenbelt buffer on the southern portion of the development, additional screening is
required in this area.
Ben Prchal
Planner
City of Lake Elmo November 27, 2018
2
S:\Planning-Building Department\Land Use\Subdivisions\Wyndham Village McCleod Property\Final Plat\Staff Review\2018-11-27 Wyndham Village Landscape Plan Review.docx
Findings:
1. The previously submitted Tree Preservation and Landscape Plan set, dated 8-30-2018
was approved on 9-5-2018 and matched the proposed site and grading plans at that
time. The site and grading plans were not approved and went through revisions after
City comments.
2. The recent Construction plans dated 10-12-2018, have revised stormwater management
features, maintenance access, and grading that conflict with the previously approved
tree preservation and landscape plans. These changes will impact the tree preservation
plan and calculations, and the final landscape requirements and plan layout.
3. Updated tree preservation and landscape plans will be required to ensure ordinance
compliance and minimize construction conflicts and confusion.
4. The proposed driveway on Lot 7 of the development is up to the edge of the drainage
and utility easements, within 5 feet of the west and north property lines. This will not
leave enough room for planting vegetation that will provide screening on the west
property boundary. And the proposed plantings of crab apple trees and dogwoods will
not provide the required screening of at least six (6) feet in height, and not less than
ninety percent (90%) opaque on a year-round basis.
Recommendation:
It is recommended that the previously approved Wyndham Village landscape plans are no
longer applicable. It is recommended that conditions of new approval include:
1. Submit revised tree preservation plans showing the updated site plans and which trees
are to be saved, relocated, and removed. Tree replacement calculations will need to be
updated to match the new plans.
2. Submit revised landscape plans showing the updated site, grading, and utility plans
including current stormwater management features and maintenance access. Trees
should be placed 10’ away from utilities.
3. Submit revised landscape plans that provide sufficient screening on the west property
line of Lot 7 and provide enough space for full growth (mature diameter) of the
proposed species.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect